HomeMy WebLinkAboutPC Meeting Packet 01-15-2026AGENDA
PLANNING COMMISSION MEETING
City Hall - Council Chambers
525 North Third Avenue
Pasco, Washington
THURSDAY, JANUARY 15, 2026
6:30 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.
Please silence your cell phones. Thank you.
I. CALL TO ORDER
II. PLEDGE OF ALLEGENCE
III. ROLL CALL: Declaration of Quorum
IV. WELCOME AND ANNOUNCEMENTS
V. APPROVAL OF MINUTES
• Meeting Minutes from December 18, 2025, meeting
VI. OLD BUSINESS
None
VII. PUBLIC HEARINGS
• CA2025-002 Sandwich Board Signs within right-of-way
The City of Pasco Planning Commission will conduct an open record public hearing to
consider a proposed code amendment regarding the allowance of sandwich board (A-
frame) signs within the public right-of-way. The Planning Commission previously held a
workshop on December 18, 2025, to discuss the proposal. The targeted amendment would
allow sandwich board signs within the Downtown Pasco Overlay District
• CPA2025-002 Emergency Comp Plan Amendment Residential Density Amendment
This emergency amendment addresses the conflict between existing density standards and
the development capacity of the R-S-20 zoning district. Current minimum density
requirements prevent subdivision and development of certain parcels within this zone.
VIII. WORKSHOP
None
IX. OTHER BUSINESS
• Director Items
X. ADJOURNMENT
PLANNING COMMISSION MEETING MINUTES
City Hall - Council Chambers
525 North Third Avenue
Pasco, Washington
THURSDAY, DECEBMER 18, 2025
6:30 PM
Page 1 of 6
CALL TO ORDER
The City of Pasco Planning Commission meeting was called to order at 6:30 p.m., by Chair Jerry Cochran.
PLEDGE OF ALLEGIANCE
Chair Cochran led the Pledge of Allegiance.
ROLL CALL
Commissioners Present: Austin Crawford, Pat Jones, Dana Crutchfield, Jay Hendler and Jerry Cochran, a
quorum was declared.
Commissioners Excused: Rosa Torres, Kim Lehrman, and Rob Waites
Staff Present: C& ED Director Haylie Matson, C&ED Deputy Director Craig Raymond, and Administrative
Assistant II Carmen Patrick
DECLARATIONS
Chair Cochran asked if there were any Planning Commission members who have a declaration at this time
regarding any of the items on the agenda.
No declarations were heard.
Chair Cochran asked if anyone in the audience objected to any Planning Commission member hearing any
of the items on the agenda.
No declarations were heard.
APPROVAL OF MINUTES
Commissioner Jones motioned to approve the Planning Commission meeting minutes of November 20,
2025. Commissioner Hendler seconded, and the motion carried unanimously.
OLD BUSINESS
None
PUBLIC HEARINGS
• CPA 2025-001 Emergency Comp Plan Amendment Pasco School District #1 Capital Facilities
Plan Adoption
Craig Raymond presented the staff report for the Emergency Comprehensive Plan Amendment. The
amendment is considered “emergency” because it is occurring outside the normal annual cycle and
during an active major Comprehensive Plan update. The City Council initiated the process by
Resolution 4679, 60-day Commerce notice has been provided, and the Planning Commission is being
asked to conduct the public hearing and make a formal recommendation to Council, which will take
final action within 60 days.
The amendment incorporates the school district’s updated Capital Facilities Plan, including service
standards, facility inventory, capacity, enrollment forecasts, facility needs/costs, financing, and impact
fee calculations. The update reflects recently completed and significant upcoming school projects, which
influenced impact fee changes.
Page 2 of 6
Council adopted Ordinance 4774 revising school impact fees: single-family impact fees were
eliminated, and multifamily impact fees decreased from $4,525 per unit to $2,595 per unit. Despite
reductions, future facility needs remain.
Questions/Comments from Commissioners
Commissioner Crutchfield ask what the reasoning was behind them being lowered so much. Craig
Raymond explained that they have multiple funding sources (including impact fees, bonds, and levies).
Major projects have recently been completed, and future facility needs are shifting in a different
direction.
Director Matson noted that school impact fees must have a clear nexus to new student population
generated by new development, not the city’s existing population. State law strictly limits how much
can be charged. Fees cannot be increased to make new development pay for existing deficiencies (e.g.,
an entirely new high school serving current students). Fees must be directly tied to impacts created by
new growth.
Chair Cochran opened the public hearing, nothing was heard, Chair closed the public hearing.
Commissioner Jones moved that the Planning Commission recommend the City Council approve
Comprehensive Plan Amendment CPA 2025-001, incorporating the Pasco School District 2025, Pasco
School District Capital Facilities Plan into the City of Pasco 2018 Comprehensive Plan by addendum.
Motions was seconded by Commissioner Hendler, motion passed unanimously.
• CPA 2025-002 Emergency Comp Plan Amendment Residential Density Amendment
Director Matson presented the staff report and asked the Commission to consider a Comprehensive Plan
Amendment, companion rezone, and related text amendments to address an inconsistency between
Comprehensive Plan density requirements and RS-20 zoning in the Riverview area. The proposal
restores a 2–5 units per acre land-use designation and replaces RS-20 with a new R-9 Low Density
Residential zone to enable subdivision and development. Changes are limited to the Riverview area and
reflect sewer service constraints and larger lot character. Proposed development standards include an
8,700 sq. ft. minimum lot size, lot coverage up to 45% (previously 40%), and modest front and rear
setback reductions, with side setbacks retained. The action maintains low-density character, better aligns
with infrastructure limitations, and positions the city for future housing law compliance. Two motions
were requested: one for the Comprehensive Plan Amendment and one for the zoning/text amendments.
Questions/Comments from Commissioners
Commissioner Crutchfield asked whether the proposed action constitutes a true code change rather than
a simple renaming and whether notice to all affected property owners is required. She Expressed
concern that this is a significant change and that each resident and property owner in the area should be
notified in advance of the public hearing so they can understand potential impacts. Director Matson
replied that this action is treated as a citywide or area-wide rezone, and current code does not require
direct mailed notice to all affected property owners. She noted that past practice for similar broad
rezonings has not included individual mailings.
Commissioner Crutchfield expressed concern that the proposal represents a significant change for
existing Riverview neighborhoods, particularly with the potential introduction of triplexes in established
areas where residents invested with certain expectations. She recalled prior assurances about preserving
neighborhood character. Crutchfield also asked whether state law mandates construction of higher-
density housing on eligible lots or whether owners may still choose to build single-family homes.
Director Matson clarified that while 2–5 units per acre is modest in an urban context, it represents a
significant change for the Riverview area, effectively more than doubling current density. She explained
Page 3 of 6
that the proposal follows prior City Council direction and responds to property owners seeking greater
ability to develop their land, while recognizing that opinions will differ. Director Matson emphasized
that the current proposal maintains single-family and does not allow triplexes; those discussions relate to
future state-mandated “missing middle” housing requirements under HB 1110 and will be discussed at a
later time.
Commissioner Crutchfield stated that she feels this deserves a lot more consideration and letting the
property owners in the area know because they don't as there was only newspaper notification of the
hearing. Crutchfield stated that she is aware the city is not bound to do that by code, but this is a
significant change.
Commissioner Jones asked if the City of Pasco adopted the Uniform Building Code for their rules for
how they build. What rule book did they follow and do those setbacks and those kinds of things you
talked about; do they fall into those guidelines? Director Matson answered International Building
Codes, International Resident Codes, and State-specific Energy Codes have been adopted and clarified
that building separation depends on fire code and construction standards. With appropriate firewalls,
buildings may be attached; without firewalls, typical separation is governed by required setbacks (e.g.,
10 feet between structures, 5 feet per side). Setbacks and lot coverage limits are determined by city
regulations.
Commissioner Crutchfield asked if the property owners within Franklin County, the Donut Hole area,
since they're part of the urban growth, are they subject to these changes as well? Director Matson stated
no. Commissioner Crutchfield stated she understood that the current proposal applies only to the
Riverview area, and that future citywide changes may be required later in response to state mandates.
Director Matson clarified that citywide densities are currently designated at 3–6 units per acre, and that
various zoning districts (R-1, R-2, R-3, R-4) already exist across the city. Citywide changes are not
automatically required at this time.
Commissioner Crutchfield stated, for the record, that she views the proposal as a significant change
affecting a relatively small portion of the city, despite being characterized as citywide. She reiterated her
concern that, if the City intends to pursue this action, the minimum level of consideration should have
included providing written notice to the affected property owners. While she acknowledged that staff
explained the City is not required to notify all property owners citywide, she emphasized that the
specific property owners impacted by the proposal should have received notice of the public hearing in
advance, so they would be aware and have an opportunity to engage before being presented with a
decision they cannot influence. She stated that, in her view, this consideration for property owners who
have invested in their properties is more important than prioritizing the development community’s
desire to receive an answer by the end of the year.
Chair Cochran expressed that the issue is complex and politically sensitive. He noted that many
`Riverview residents are concerned about increased density, especially replacement of large-lot
properties with multiple new homes, which could change neighborhood character. Suggested aligning
with Council direction in the least impactful way, potentially targeting densities closer to three units per
acre to balance development opportunities with protection of existing neighborhood feel. Chair Cochran
emphasized the desire from many homeowners to maintain the current Riverview/West Pasco lifestyle
and larger-lot character.
Director Matson clarified that in 2023 Council set a citywide density range of 3–6 units per acre and
later directed staff to pursue a 2–5 unit per acre range for the Riverview Comprehensive Plan
designation. Explained that 2–5 units per acre functions as an umbrella range, under which different
zoning options (e.g., 2–3 units per acre) could still comply. Noted that the Planning Commission is
Page 4 of 6
making a recommendation to Council, which makes the final decision. Also cautioned that limiting
density to around three units per acre would likely remove the option for development on septic,
requiring sewer availability instead.
Chair Cochran stated we are a recommendation to the council. They can completely ignore and overrule
like they have done on occasion. That's their prerogative because they're the elected officials. But I do
think if you want a recommendation out of this body, you're going to have to come up with a more
moderate approach. Commissioner Crutchfield agreed and emphasized the importance of respecting
existing homeowners who have already invested in the area and avoiding situations where they are
surprised by nearby development that could negatively affect them.
Commissioner Hendler followed with support for maintaining lower density in the Riverview area,
noting that many larger cities are increasing density by reducing development standards, but those
pressures are not yet present locally. Emphasized the desire to keep the area livable and consistent with
its current character.
Chair Cochran opened the public hearing, nothing was heard, Chair closed the public hearing.
Commissioner Crutchfield made a motion to send the package back to staff for rework based on some
recommendations the Commission have made.
Commissioner Crawford asked Director Matson what the item would be sent back for and what
additional information would come from that process to help the Commission. Director Matson noted
that a wide range of opinions were shared and said staff is seeking clearer direction from the Planning
Commission, especially on public noticing. She explained that if no action is taken, development would
remain prohibited in RS-20 areas, which creates some urgency, but emphasized the importance of
getting the changes right rather than rushing. She also stated that staff is willing to continue the
discussion over multiple meetings. Director Matson explained that the proposal has two main parts:
adjusting the Comprehensive Plan designation in the Riverview area from 3–6 units per acre to 2–5
units per acre and making related zoning changes.
Commissioner Jones seconded the motion, motion passed unanimously.
WORSHOP
• CA2025-002 Sandwich Board Signs within Right-of-Way
Ivan Barragan presented a proposal to allow sandwich board signs within the public right-of-way in the
Downtown Overlay District and a 300-foot buffer area. The intent is to permit signs along business
frontages within sidewalk or improved frontage areas, with placement standards to protect visibility at
intersections and accessibility.
Proposed code changes would also address removal of violations and clarify prohibited locations (e.g.,
travel lanes, medians, roundabouts). Examples from other cities were provided for comparison. Potential
benefits include added flexibility for downtown businesses and clearer enforcement standards.
Alternatives discussed included no action, unregulated allowance (not recommended), or expanding the
allowance citywide. Staff requested Planning Commission input and recommended scheduling a
January 15, 2026, public hearing.
Questions/Comments from Commissioners
Commissioner Jones raised concerns about ADA accessibility and sidewalk width impacts from
sandwich board signs, noting variability in sidewalk conditions. Emphasized the need for an enforceable
ordinance and requested clarification on who would be responsible for enforcement and whether it
would be complaint-based or proactive. Staff indicated that enforcement would likely fall to Code
Page 5 of 6
Enforcement and, given current staffing constraints, would primarily be complaint-based rather than
proactive patrols.
Commissioner Crutchfield raised concern about prohibited sandwich board signs being placed in the
public right-of-way, potentially impacting pedestrian accessibility and safety. Clarification was
requested on enforcement responsibility. Questions were also raised about allowing one sign per
business tenant in multi-tenant buildings and whether this could result in excessive sidewalk
obstructions due to lack of spacing or placement standards.
Ivan Barragan noted that, due to limited code enforcement capacity, not all prohibited signs are
currently being addressed. The proposal would allow sandwich board signs with specific restrictions.
Flexibility for multi-tenant buildings was discussed to provide signage opportunities while
acknowledging potential visual clutter. As the proposal is in the early stages, recommendations are
being considered, and the matter will move forward by consensus.
Chair Cochran asked if there's no enforcement of prohibited signs, what makes them think there would
be any change in enforcement of regulated signs?
Director Matson stated that while enforcement of sandwich board sign violations does occur, it is
limited and not a primary focus due to staffing constraints and higher-priority life safety issues.
Enforcement is generally complaint-driven, with staff responding when a sign poses a problem.
• Comprehensive Plan and Economic Development discussion
Director Matson provided an overview of the economic development element of the City’s
Comprehensive Plan, noting that consultants are underway and internal and partner discussions have
begun, including coordination with the Port of Pasco and economic development specialists. It was
shared that monthly workshop discussions will be brought forward to gather Council vision and
feedback, with no immediate decisions required. Key topics discussed included Pasco’s strengths and
gaps in retail, commercial, and entertainment offerings; the desire to attract destination retail and unique
uses that draw visitors to Pasco; opportunities for expanded shopping, dining, and entertainment; and
long-term healthcare needs, particularly in West Pasco. Workforce considerations were also discussed,
including Pasco’s younger and diverse workforce, the need for higher-wage employment opportunities,
and potential future industries such as aerospace manufacturing. The economic development element is
intended to be implementation-focused and actionable rather than aspirational, and Council feedback
will be shared with the consultant as the plan is developed.
Questions/Comments from Commissioners
Commissioner Jones commented from a newer perspective; the City of Pasco and the broader Tri-Cities
area lack a dedicated fine arts venue. It was suggested that the region has sufficient population and
higher-wage employment to support such a facility, and that developing a fine arts venue could
represent a potential opportunity for Pasco’s economic development.
Commissioner Hendler emphasizing the Columbia River as a major, underutilized asset for Pasco. It
was suggested that greater focus be placed on river-oriented development, including recreation,
hospitality, and business uses, and that opportunities to better connect the city to the riverfront should be
explored despite regulatory challenges.
Commissioner Crawford stated that expanding retail in Pasco is a necessity given the City’s rapid
residential growth and increasing infrastructure demands. While Pasco has strong housing growth and a
high per capita student population, reliance as a bedroom community does not generate sufficient tax
revenue to support long-term infrastructure needs, underscoring the importance of attracting additional
retail and commercial development.
Page 6 of 6
Commissioner Crutchfield support was expressed for the proposed ideas, with emphasis on leveraging
Pasco’s unique assets, such as the river, while continuing to pursue additional retail. The importance of
ensuring adequate transportation and infrastructure to support growth was noted, particularly along key
corridors. It was also noted that Pasco’s distinct amenities and character, when developed in synergy
with neighboring communities, can help strengthen the City’s overall economic position.
Commissioner Crawford added that economic development functions as a reinforcing cycle, with
employers and retailers evaluating factors such as household income and housing costs when choosing
locations. It was noted that Pasco currently faces stronger competition from neighboring cities in these
areas, and that falling further behind could make it increasingly difficult to attract higher-wage
employers and retail investment.
Chair Cochran reiterated for river-focused development, noting that regulatory constraints have limited
progress and that coordinated advocacy may be needed. It was also noted that attracting higher-wage
jobs may require Pasco to focus on targeted economic specializations. Focusing on specific industries
that bring higher-wage jobs. Data centers were mentioned as one possible opportunity given Pasco’s
strong power infrastructure, and targeting these types of industries could help strengthen and diversify
the local economy.
OTHER BUSINESS
Director Matson shared that another Comprehensive Plan workshop topic will be brought forward next
month. A staffing update was provided, noting the department is nearing full staffing with a senior planner
starting soon and a Planner II position still open. Despite recent changes, staff are performing well, and
major permit system improvements are underway. Online permit payments are expected to be available next
month, with fully online, fillable permit applications anticipated later this year. These updates are intended
to improve customer service, reduce phone inquiries, and streamline internal processes. Staff and IT were
thanked for their work, with acknowledgment that some initial system adjustments are expected as the new
tools are implemented.
ADJOURNMENT
Chair Cochran stated with no other business, I recommend a motion to adjourn.
Commissioner Crutchfield made the motion to adjourn the meeting, it was seconded by Commissioner
Crawford, and the motion passed unanimously.
Meeting adjourned at 8:11 pm.
YouTube link to watch full meeting:
https://www.youtube.com/results?search_query=pasco+wa+planning+commission+meeting+20025
Respectfully submitted,
Carmen Patrick, Administrative Assistant II
Community & Economic Development Department
REPORT TO PLANNING COMMISSION
City Hall – 525 North Third Avenue – Council Chambers
THURSDAY, JANUARY 15, 2026
6:30 PM
TO: Planning Commission
FROM: Ivan Barragan, Planner III
SUBJECT: Public Hearing - Code Amendment (CA 2025-002) – Sandwich Board Signs
within public right-of-way in the Downtown Pasco Overlay District
File Number: CA 2025-002
Applicant: City of Pasco
Description: Allowance of sandwich board signs in the public right-of-way
exclusively within the Downtown Pasco Overlay District, subject to
specified provisions.
Environmental
Determination
This amendment is exempt from an environmental determination
under WAC 197-11-800(19), as it constitutes a text amendment that
does not result in any substantive environmental impacts.
Exhibits:
1 Downtown Overlay District Map
2 Proposed PMC Title 17 changes
3 Cities’ Sandwich Board Sign Codes
4 Public Hearing Notice
History
On September 18, 2006, the City of Pasco adopted a comprehensive update to Title 17 – Sign
Code and repealed the previous code through Ordinance No. 3790. This update introduced the
definition of “sign – sandwich or A-frame.”
As of September 1, 2006, private signs placed in or upon the public right-of-way became
prohibited, and this restriction has remained in effect for over 19 years.
Background
Although sandwich board signs have long been used by businesses, their placement within the
public right-of-way has technically remained prohibited. With recent direction from the City
Council and City Manager’s Office, staff is bringing forward a targeted amendment to allow
these signs within the Downtown Pasco Overlay District under regulated conditions.
REPORT TO PLANNING COMMISSION
City Hall – 525 North Third Avenue – Council Chambers
THURSDAY, JANUARY 15, 2026
6:30 PM
On December 18, 2025, the Planning Commission and Staff held a workshop to initially discuss
the proposed changes in advance of this public hearing. While the workshop generated many
questions, little input was provided in terms of suggested changes. Staff has considered this
discussion in preparing the proposed amendment.
Notice
Public notice for this proposal was posted at City Hall on December 23, 2025, and published in
the Tri -City Herald on December 31, 2025, in accordance with Pasco Municipal Code (PMC)
4.02.090, Public Notice, subsections (4)(a) and (b).
Discussion
The proposed amendment would allow sandwich board signs within sidewalk or unimproved
areas of the public right-of-way in the Downtown Pasco Overlay District, provided that:
• Signs are placed directly in front of the associated business, with no more than one sign
per business frontage
• All required Americans with Disabilities Act (ADA) clearances are maintained
• Signs are displayed only during business hours
• Corner lot signs must be placed as far from the intersection as possible; if not feasible,
maintain at least 10 feet from the curb or road edge to preserve sight distance.
• Sign owner holds the City harmless
• Prohibits mounting on vehicles
• Clarifies prohibited sign locations
This approach supports business visibility and activation of the streetscape while maintaining
pedestrian safety, accessibility and preventing sign clutter.
Analysis
The proposed amendment provides a clear regulatory framework to allow small, pedestrian-
oriented signs in sidewalk or unimproved right-of-way areas while ensuring ADA compliance
and maintaining proper sight-distance standards.
Key benefits include:
• Increased flexibility for Downtown businesses to advertise and activate the streetscape
• A regulatory mechanism to oversee placement, preventing the current situation where
such signs—if used—are technically prohibited
REPORT TO PLANNING COMMISSION
City Hall – 525 North Third Avenue – Council Chambers
THURSDAY, JANUARY 15, 2026
6:30 PM
• Ability for the City to apply different sight-distance considerations for Sandwich Board
Signs
Alternatives
1. Take no action.
Sandwich board signs would remain prohibited within the public right-of-way.
2. Allow signs in the right-of-way without regulation.
This could result in ADA conflicts, liability concerns, visual clutter, and safety hazards.
3. Expand the allowance citywide.
Allowing such signs throughout the entire City of Pasco would broaden benefits but
would require additional analysis, outreach, and policy consideration.
Recommendation & Motion
Recommendation:
Staff requests that the Planning Commission conduct the public hearing and support the
amendment of Title 17 – Sign Code, including the creation of a new section entitled “Sandwich
Board Signs.”
Suggested Motion:
“I move that the Planning Commission recommend the City Council approve Code Amendment
CA 2025-002, allowing sandwich board signs within the public right-of-way only in the
Downtown Pasco Overlay District, as proposed in Exhibit 2.”
EXHIBIT "1"
EXHIBIT “2” Proposed PMC Title 17 changes
EXHIBIT “2” Proposed PMC Title 17 changes
17.10.010 Generally.
For the purpose of this title, certain abbreviations, terms, phrases, words, and their derivatives
shall be construed as specified in this chapter and are to be used only for the implementation of
this title. Words used in the singular include the plural, and the plural the singular. Words used in
the masculine gender include the feminine, and the feminine the masculine.
“Alley” means a public street not designed for general travel and used primarily as a means of
access to the rear of residences and business establishments.
“Building” means any structure built for the support, shelter, or enclosure of persons, animals,
chattels, or property of any kind.
“Building code” means the building codes of the City adopted by PMC Title 16.
“Building line” means a line established by ordinance beyond which no building may extend.
“Building Official” means the Building Official of the City and/or the person designated to
enforce the sign code by the City Manager.
“Change of copy” means the change of a logo, and/or message upon the face or faces of a legal
sign.
“City” means the City of Pasco, Washington.
“Community event” means a community-wide event open to the general public and sponsored by
a public agency, a public or private school, or a not-for-profit civic organization.
“Curb line” means the line at the face of the curb nearest to the street or roadway. In the absence
of a curb, the City Engineer shall establish the curb line.
“Display surface” means the area made available by the sign structure for the purpose of
displaying the advertising message.
“District” or “zoning district” means any district established pursuant to the provisions of PMC
Title 25.
EXHIBIT “2” Proposed PMC Title 17 changes
“Durable” means a nonbiodegradable material that withstands degradation from the elements
such as weatherproof card stock, aluminum, metal, UV-protected plastics, treated or painted
wood concrete, stone and similar materials.
“Erects” means to build, construct, attach, place, suspend, or affix, including the painting of a
wall sign.
“Face of building” means the general outer surface of any exterior wall of a building or other
structure.
“Facade” means the entire building front or street wall face, including the grade to the top of the
parapet or eaves, and the entire width of the building elevation.
“Fence – subdivision” means a common fence constructed along the rear line of residential lots
that back on arterial streets and constructed as part of the subdivision improvements.
“Filling station, public motor fuels” means any area of land, including any structure or part
thereof, that is used or designed to be used for the supply of motor fuels; also deemed to be
included within this term shall be: Any area or structure used or designed to be used for
polishing, greasing, washing, spraying (other than paint), dry cleaning, or otherwise cleaning or
servicing such motor vehicles.
“Frontage” means the measurement of the length of the property line or building front.
“Hearing Examiner” means the Pasco Hearing Examiner as set forth in Chapter 25.195 PMC.
“Incombustible material” means any material which will not ignite at, or below, a temperature of
1,200 degrees Fahrenheit during an exposure of five minutes, and which will not continue to
burn or glow at that temperature.
“Mansard roof” means a sloped roof or roof-like facade architecturally able to be treated as a
building wall.
“Multiple-building complex” means a group of commercial or industrial structures.
“Multiple-tenant building” means a single structure that houses more than one retail business,
office or commercial venture, but that does not include residential apartment buildings sharing
the same lot, access and/or parking facilities.
EXHIBIT “2” Proposed PMC Title 17 changes
“Nonconforming signs” are those which were lawfully installed, but which do not comply with
the requirements of this title.
“Nonstructural trim” means the molding, batons, caps, nailing strips, latticing, cutouts or letters
and walkways that are attached to the sign structure.
“Parapet” means a false front or wall extension above the roof line.
“Parcel” means the real property on which a business is located or the portion of real property
designated for use of a business. “Parcel” shall include all adjacent property used by a business
including yards, parking lots, and storage yards. Where more than one business is located within
a building, the property on which that building is located is considered one parcel.
“Perimeter” means a square or rectangle required to enclose the sign area.
“Periphery of right-of-way” means that portion of the right-of-way lying behind the street
improvement. (See definition for “Street improvements.”)
“Person” means and includes persons, firms, partnerships, associations, corporations, and other
business entities.
“Premises” means the real estate as a unit, upon which is displayed the sign or signs mentioned
in this chapter.
“Private road or driveway” means every way or place in private ownership and used for travel of
vehicles by the owner or those having express or implied permission from the owner, but not by
other persons.
“Projection” means the distance by which a sign extends over public property or beyond the
property line.
“Right-of-way (ROW)” means that area of land dedicated for public use or secured by the public
for purposes of ingress and egress to abutting property and other public purposes, including that
space between the adjacent property line and the back of the street and/or sidewalk
improvements.
“Roadway” means that portion of a highway improved, designed, or ordinarily used for vehicular
travel, exclusive of the sidewalk or shoulder. In the event a highway includes two or more
separated roadways, the term “roadway” shall refer to any such roadway separately but shall not
refer to all such roadways collectively.
EXHIBIT “2” Proposed PMC Title 17 changes
“Roofline” means the top edge of a roof or parapet or the top line of a building silhouette.
“Setback” means the distance measured on a horizontal plane between a public right-of-way line
or a property line and the closest portion of a sign thereto.
“Sidewalk” means that property between the curb lines or the lateral lines of a roadway and the
adjacent property, set aside and intended for the use of pedestrians, or such portion of private
property parallel and in proximity to a public highway and dedicated to use by pedestrians.
“Sign” means a name, identification, description, display or illustration that is affixed to, or
represented directly or indirectly upon, a building, structure, or piece of land and that directs
attention to an object, product, place, activity, person, institution, organization or business.
However, a “sign” shall exclude any display of official court or public office notice, emblem or
insignia of a nation, political unit, school, or religious group. A “sign” shall not include a sign
located completely within an enclosed building unless the public may view the sign from a
roadway or sidewalk, or the context of this chapter shall so indicate.
“Sign, abandoned” means a sign that no longer correctly directs or exhorts any person nor
advertises a bona fide business, lessor, owner, product or activity conducted or available on the
premises whereon such sign is located.
“Sign area” means the total area of a sign visible from any one viewpoint or direction, excluding
the sign support structure, architectural embellishments, or framework that contains no written
copy, and includes only one side of a double-faced sign. Individual letter signs using a wall as
the background without added decoration or change in wall color shall be calculated by
measuring the perimeter enclosing each letter. The combined total area of each individual letter
shall be considered the total area of the sign. Module signs consisting of more than one sign
cabinet shall be computed by adding together the total area of each module. Perimeter or sign
area shall be established by the smallest rectangle enclosing the extreme limits of the letter
module or advertising message being measured.
“Sign – awning” means a sign that is hung from and below a building awning or canopy that may
extend outwards under the awning or canopy and over the walkway or parking area.
“Sign – banner” means flexible material on which a sign is painted or printed that is attached to a
building or displayed on the grounds.
EXHIBIT “2” Proposed PMC Title 17 changes
“Sign – billboard” means an off-premises sign or off-premises sign structure supported by one or
more uprights and braces in the ground upon which general advertising matter is placed, usually
by the poster method, erected entirely upon private property.
“Sign – billboard, digital” means an off-premises sign or off-premises sign structure supported
by one or more uprights and braces in the ground, erected entirely upon private property, upon
which general advertising messages are changed by any electronic process or remote control;
provided, that the change from one message to another message is no more frequent than once
every eight seconds and the actual change process is accomplished in two seconds or less. The
display will operate at an illumination intensity not to exceed three-tenths (0.3) foot-candles over
ambient light as measured at 150 feet and must be equipped with a light sensor that automatically
adjusts the intensity of the display in real-time according to the amount of ambient light.
“Sign – blade or projecting” means a sign that is wall-mounted perpendicular to the building that
may extend upwards and above the facade and/or outwards and over the walkway or parking
area.
“Sign – business” means a sign which directs attention to a business or profession conducted, or
to a commodity, service, or entertainment sold, or offered upon the premises where such sign is
located, or to which it is affixed.
“Sign – canopy” means a sign that is painted onto the face or edge of an awning or canopy that is
mounted to the building facade.
“Sign – changing message center” means an electronically controlled public service time and
temperature sign, message center, or readerboard where different copy changes of a public
service or commercial nature are shown on the same lamp bank.
“Sign – combination” means any sign incorporating any combination of the features of
freestanding, projecting and roof signs. “Combination sign” shall include signs commonly
referred to as “fin signs.”
“Sign – community event regional” means a sign that identifies events occurring at a regional
sports/entertainment/convention/trade facility containing 60 or more acres located within 1,000
feet of a freeway interchange and adjacent to a highway of statewide significance.
“Sign – construction” means a temporary sign designating the contractor(s), architect(s), and
engineer(s) participating in a construction project underway on the same premises. A
construction sign may also include the name of the project.
EXHIBIT “2” Proposed PMC Title 17 changes
“Sign – directional” means any sign designated and used solely for the purpose of indicating the
location or direction of a place on the premises upon which the sign is located.
“Sign – directional off-premises kiosk” means a structure erected by the City or a private party
through a license agreement with the City in approved locations bearing multiple off-premises
directional signs.
“Sign – directional traffic” means a sign that is located to guide or direct pedestrian or vehicular
traffic to parking entrances, exits and service areas.
“Sign – directory of tenants” means a sign that identifies the building or project name and the
tenants which share a single structure or development.
“Sign – double-faced” means a sign with two faces.
“Sign – electrical” means a sign or sign structure in which electrical wiring, connections, and/or
fixtures are used as part of the sign proper.
“Sign – flashing” means an electrical sign or portion thereof that changes light intensity in a
sudden transitory burst or that switches on and off in a constant pattern with more than one-third
of the light source that is not constant being off at any one time.
“Sign – follow-through” means a sign which identifies the location of a business for the purpose
of participating in the Washington State Department of Transportation Motorist Information Sign
Program.
“Sign – freestanding pedestal” means a self-supported sign permanently attached directly to the
ground upon a pedestal base or monument foundation and not attached to any building, wall or
fence (also called pedestal or monument sign).
“Sign – freestanding pole” means a self-supported sign permanently attached directly to the
ground supported by upright poles or posts or braces placed on or in the ground (also called
ground or pole sign).
“Sign – freeway” means a freestanding sign located on the premises where the business, product
or service is located, with said sign being within 250 feet of I-182, SR-395 or SR-12.
“Sign – freeway interchange” means a sign that provides only regional identification for a group
of businesses within an area defined by a state-recognized business association where the
businesses collectively occupy a minimum of 15 acres of land.
EXHIBIT “2” Proposed PMC Title 17 changes
“Sign – garage or yard sale” means a sign advertising a private sale of personal household
possessions; not for the use of any commercial venture.
“Sign height” means the vertical distance measured from the adjacent grade at the base of the
sign support to the highest point of the sign or sign structure, whichever is higher.
“Sign – identification” means a sign of an informational nature that directs attention to certain
uses other than businesses, individual private residences.
“Sign – inflatable” means a large balloon or balloon-like object greater than 18 inches in any
dimension that uses blown air or a gas to remain inflated.
“Sign – informational private” means a sign placed for the convenience of the property owner
used for the sole purpose of designating property control and warning signs such as “no
trespassing,” “no dumping,” “patrolled by dogs,” etc.
“Sign – informational public” means a sign placed for the convenience of the public used for the
sole purpose of designating restrooms, hours of operations, entrances and exits to buildings and
parking lots, help wanted, public telephones, public notary, etc. Also included are plaques,
tablets or inscriptions that are an integral part of a building.
“Sign – interior” means any sign attached to the interior surface of the window of any building or
structure, or maintained within the building or structure.
“Sign – landmark” means a sign or plaque that is attached to the surface of the building or on a
site that identifies or describes the historical, cultural, social, or other significance of a building
or site.
“Sign – limited duration” means any sign advertising real estate sales or rentals or construction
projects utilized for a specified period of time.
“Sign, marquee or readerboard” means a sign that displays a changing message using manually
mounted lettering or electronic printout that may be mounted on a building or freestanding
pedestal or pole.
“Sign, marquee or readerboard – portable” means a sign that displays a changing message using
manually mounted lettering or electronic printout that may be mounted on an easel, trailer, or
other movable equipment.
EXHIBIT “2” Proposed PMC Title 17 changes
“Sign – nameplate” means a sign which indicates no more than the name and address of the
resident of the premises.
“Sign – nonconforming” means any sign lawfully constructed prior to the enactment of the
ordinance codified in this title, which fails to conform to the provisions of this title.
“Sign – off-premises” means a sign that carries a message of any kind or directs attention to a
business, commodity, service, or entertainment conducted, sold, or offered elsewhere than upon
the premises where such sign is located, or to which it is affixed. Signs identifying a business
complex and containing the names of multiple businesses within the complex shall not be
considered an off-premises sign.
“Sign – off-premises directional” means a sign providing directions to a public or other
community event or facility in a location different than the property on which the sign is posted.
“Sign – off-premises informational” means a sign providing information about events conducted
at a public or other community facility in a location different than the property on which the sign
is posted.
“Sign – open house” means a sign welcoming viewers to a piece of residential real estate that is
being offered for sale.
“Sign – pedestrian-oriented” means a sign the primary purpose of which is to provide
information for pedestrians and bicyclists.
“Sign – political” means a temporary sign that identifies a candidate(s) for public elective office;
urges a particular vote on a ballot measure in a pending public election, whether local, state or
national; or expresses an opinion on a public issue.
“Sign – portable” means an unlighted business sign, including paper, cardboard, wood or metal,
that is capable of being moved easily and that is not permanently affixed to the ground, structure
or building. This includes a sidewalk or sandwich board signs, except those worn by a person.
“Sign – poster” means a decorative placard or advertisement intended to advertise a movie,
theater production, video or CD, or other product or special event that is being conducted or
offered for sale.
“Sign – readerboard” means a lighted or unlighted business sign or part of a sign on which the
letters are readily replaceable such that the copy can be changed from time to time at will.
EXHIBIT “2” Proposed PMC Title 17 changes
“Sign – readerboard, portable” means a lighted or unlighted business sign or part of a sign on
which the letters are readily replaceable such that the copy can be changed from time to time at
will. A portable readerboard is capable of being moved or trailer mounted and is not permanently
affixed to the ground, structure or building.
“Sign – real estate” means a temporary sign erected by the owner, or his/her agent, that
advertises the real estate upon which the sign is located for rent, lease or sale, or directing people
to the property.
“Sign – real estate directional” means a temporary and/or portable sign that is intended to assist
people finding the location of difficult-to-locate property that is for sale, rent, or lease.
“Sign – revolving” means any sign that rotates or turns in a circular motion by electrical or
mechanical means and does not exceed eight revolutions per minute.
“Sign – roof” means a business sign erected upon or above a roof or parapet of a building or
structure. Mansard roof signs shall be considered wall signs.
“Sign – sandwich board or A-frame” means a temporary portable two-faced board-style sign that
is readily movable and has no permanent attachment to a building, structure, or the ground.
“Sign – special event” means a temporary sign advertising activities concerning a drive or event
of a political, civic, seasonal, cultural, philanthropic, educational or religious event or
organization that will occur intermittently.
“Sign structure” means any structure supporting or capable of supporting any sign defined in this
chapter. A sign structure may be a single pole or may or may not be an integral part of the
building or structure.
“Sign – temporary” means any real estate, open house, special event, garage sale, or political
sign corresponding to a specific event and displayed for a limited period of time.
“Sign – tract” means signs used for the sale of real property in a platted subdivision.
“Sign – wall” means any sign or graphic design which is attached parallel to, or flat against, or is
painted on, the wall or exterior of a building or structure having a commercial message or
identification.
“Sign – wall-mounted” means a sign attached or erected parallel to and extending from the
facade or wall of any building to which it is attached. A wall sign is supported through its entire
EXHIBIT “2” Proposed PMC Title 17 changes
length with the exposed face of the sign parallel to the plane of said wall or facade. A sign
painted on the wall of a building or a sign painted or attached to a marquee shall be considered a
wall-mounted sign.
“Sign – window” means any sign which is painted or mounted onto an exterior window pane, or
which is hung directly inside the window, including advertisements for services or products in
the form of decals, emblems, paint, exposed neon, banners, etc., within three feet of the window
pane.
“Sign – window, temporary indoor” means any sign (or poster) of a temporary nature displayed
within a commercial building on the inside of the glass or in close proximity to the window and
may be viewed by persons outside of the building.
“Street” means a public or private way open to general public use including all classes of
roadways and excepting alleys, driveways, and interstate freeways, but including major internal
circulation corridors within parking lots.
“Street frontage” means the side of the building facing a street that abuts the property on which
the building is located.
“Street improvements” means the paved roadway, and adjoining curb, gutter, sidewalk and
landscaping.
“Structure” means anything constructed or erected, the use of which requires location on the
ground or attachment to something having location on the ground.
“U.L.” means Underwriters Laboratory.
Zone, Zoning District. See definition under “District.” [Ord. 4729 § 1, 2024; Ord. 4678 § 1,
2023; Ord. 4190 § 1, 2014; Ord. 3909 § 1, 2009; Ord. 3790 § 2, 2006; Code 1970 § 17.03.010.]
Chapter 17.15
SIGN ALLOWANCE TABLE
Sections:
17.15.010 Interpretation of sign allowance table.
17.15.020 Special provisions by sign classification.
17.15.025 Sandwich Board Signs.
17.15.030 Exempt signs.
17.15.040 Prohibited signs.
EXHIBIT “2” Proposed PMC Title 17 changes
17.15.050 Sign illustrations.
17.15.010 Interpretation of sign allowance table.
(1) The sign allowance table, as incorporated herein, determines whether a specific sign is
allowed in a zone district or by land use activity. The zone district or land use activity is
identified in the left column and the specific sign allowances are located in the rows of the table.
(2) If no symbol or number appears in the table box at the intersection of the column and row,
the sign is not allowed in that category or is not subject to an allowance.
(3) If a number appears in the table box at the intersection of the column and row or in the
column or row heading, the sign may be allowed subject to the appropriate requirement and
specific conditions indicated in the table footnotes.
(4) All applicable requirements shall govern a sign whether or not the requirements are cross-
referenced in the table.
Sign Allowance Table
Permit requirement
| Material restrictions
| | Number of signs
| | | Allowable surface area in sq. ft. (1)
| | | | Height in feet (2)
| | | | | Projection over ROW to curb line
| | | | | | Spacing in linear feet (3)
| | | | | | | Visible ground plane/passage area (4)
| | | | | | | | Setback from adjacent property line
| | | | | | | | | Setback from ROW in feet (5)
| | | | | | | | | |
| | | | | | | | | | Duration (days)
| | | | | | | | | | | Notes
| | | | | | | | | | | |
Access, landmark, and informational signs - all zones
entry/exit freestanding
pedestal/pole sign
yes durable 1 4 4 5 0 per exit/entry
EXHIBIT “2” Proposed PMC Title 17 changes
Sign Allowance Table
Permit requirement
| Material restrictions
| | Number of signs
| | | Allowable surface area in sq. ft. (1)
| | | | Height in feet (2)
| | | | | Projection over ROW to curb line
| | | | | | Spacing in linear feet (3)
| | | | | | | Visible ground plane/passage area (4)
| | | | | | | | Setback from adjacent property line
| | | | | | | | | Setback from ROW in feet (5)
| | | | | | | | | |
| | | | | | | | | | Duration (days)
| | | | | | | | | | | Notes
| | | | | | | | | | | |
landmark wall sign/plaque yes durable 1 10 8 5 0 per building frontage
informational - private (6) wall sign no durable 1 2 8 5 0 per building frontage
freestanding
pedestal/pole sign
no durable 1 6 4 5 0 per street frontage
informational - public wall sign no durable 1 2 8 5 0 per building frontage
freestanding
pedestal/pole sign
no durable 1 6 4 5 0 per street frontage
Permanent signs
Residential districts - RT, R-S-20, R-S-12, R-S-1, R-1, RFAH-1/1A, R-2, R-3, R-4, RMHP
identification - dwelling unit wall sign no durable 1 2 8 5 0 per property
freestanding
pedestal/pole sign
(17)
no durable 1 2 4 5 0 per property
identification - bldg complex wall sign yes durable 1 24 20 5 0 per building frontage
freestanding
pedestal/pole sign
(17)
yes durable 1 24 4 5 0 per street frontage
daycare facility wall sign yes durable 1 16 20 5 0 per building frontage
EXHIBIT “2” Proposed PMC Title 17 changes
Sign Allowance Table
Permit requirement
| Material restrictions
| | Number of signs
| | | Allowable surface area in sq. ft. (1)
| | | | Height in feet (2)
| | | | | Projection over ROW to curb line
| | | | | | Spacing in linear feet (3)
| | | | | | | Visible ground plane/passage area (4)
| | | | | | | | Setback from adjacent property line
| | | | | | | | | Setback from ROW in feet (5)
| | | | | | | | | |
| | | | | | | | | | Duration (days)
| | | | | | | | | | | Notes
| | | | | | | | | | | |
commercial freestanding
pedestal/pole sign
(17)
yes durable 1 16 15 5 0 per street frontage
school/religious use (15) wall sign yes durable 1 24 20 5 0 per building frontage
freestanding
pedestal/pole sign
(17)
yes durable 1 40 15 5 0 per street frontage
freestanding
marquee/readerboard
sign (17)
yes durable 1 24 15 5 0 per street frontage
Office/commercial districts - O, C-1, C-2, C-3, C-R, BP, I-1, I-2, I-3
Composite allowance - all sign surfaces
maximum per sign window sign (11) no transparent na 25% 15
per building/street frontage awning sign per
business
yes durable 1 24 15 (2) 8 may extend over
walkway
canopy sign yes maintained na 25% 24 (2) 8 may extend over
walkway
wall sign yes durable na 25% na 14 0
blade/projecting sign yes durable 1 125 (2) (2) 5 0
EXHIBIT “2” Proposed PMC Title 17 changes
Sign Allowance Table
Permit requirement
| Material restrictions
| | Number of signs
| | | Allowable surface area in sq. ft. (1)
| | | | Height in feet (2)
| | | | | Projection over ROW to curb line
| | | | | | Spacing in linear feet (3)
| | | | | | | Visible ground plane/passage area (4)
| | | | | | | | Setback from adjacent property line
| | | | | | | | | Setback from ROW in feet (5)
| | | | | | | | | |
| | | | | | | | | | Duration (days)
| | | | | | | | | | | Notes
| | | | | | | | | | | |
freestanding pedestal
sign
yes durable 1 350 15 0 5 0
freestanding
marquee/readerboard
sign (17)
yes durable 1 48 15 5 0 per street frontage
freestanding pole -
tenant directory sign
(17)
yes durable 1 12 35 0 6 5 0 up to 12 tenants per sign
freestanding pole sign
(17)
yes durable 1 350 35 0 6 5 0
freestanding billboard
sign (7)(17)
yes durable 1 250 35 0 500 6 5 0 Maximum 25 billboard
sign structures in City.
freestanding digital
billboard sign (7)(17)
yes durable 1 250 35 0 500 6 5 0
off-premises
directional sign (14)
yes durable 1 5 15 5 0
Commercial/industrial districts - C-3, C-R, BP, I-1, I-2, I-3
maximum per sign freeway sign yes durable 1 350 70 500 6 35 35 per freeway frontage
per freeway or freeway
interchange (9) sign
yes durable 1 480 70 500 6 35 35 per 15-acre site
minimum
EXHIBIT “2” Proposed PMC Title 17 changes
Sign Allowance Table
Permit requirement
| Material restrictions
| | Number of signs
| | | Allowable surface area in sq. ft. (1)
| | | | Height in feet (2)
| | | | | Projection over ROW to curb line
| | | | | | Spacing in linear feet (3)
| | | | | | | Visible ground plane/passage area (4)
| | | | | | | | Setback from adjacent property line
| | | | | | | | | Setback from ROW in feet (5)
| | | | | | | | | |
| | | | | | | | | | Duration (days)
| | | | | | | | | | | Notes
| | | | | | | | | | | |
frontage property and freeway
readerboard (9) sign
yes durable 1 150 35 500 6 35 35 per 15-acre site
minimum
Limited duration signs
Undeveloped property
Residential freestanding
pedestal/pole sign
yes durable 1 24 8 5 0 15 after closing
- lot
- tract freestanding
pedestal/pole sign
yes durable 1 60 8 5 0 15 after last closing
Commercial freestanding
pedestal/pole sign
yes durable 1 24 8 5 0 15 after closing
- lot
- tract freestanding
pedestal/pole sign
yes durable 1 60 8 5 0 15 after closing
Construction wall/banner sign yes durable 1 24 8 5 0 const
freestanding
pedestal/pole sign
yes durable 1 32 8 5 0 const
Real estate sales/rentals per building or property
Residential zones window/poster sign no 1 2 0 15 after closing
EXHIBIT “2” Proposed PMC Title 17 changes
Sign Allowance Table
Permit requirement
| Material restrictions
| | Number of signs
| | | Allowable surface area in sq. ft. (1)
| | | | Height in feet (2)
| | | | | Projection over ROW to curb line
| | | | | | Spacing in linear feet (3)
| | | | | | | Visible ground plane/passage area (4)
| | | | | | | | Setback from adjacent property line
| | | | | | | | | Setback from ROW in feet (5)
| | | | | | | | | |
| | | | | | | | | | Duration (days)
| | | | | | | | | | | Notes
| | | | | | | | | | | |
freestanding
pedestal/pole sign
(10)
no durable 1 6 8 5 0 15 after closing
freestanding sign (10) no durable 2 2 8 5 0 15 after closing
Commercial zones (12) window/poster sign no 1 2 0 15 after closing
wall/banner sign no durable 1 6 20 5 0 15 after closing
freestanding
pedestal/pole sign (9)
no durable 1 6 8 5 0 15 after closing
Temporary signs
Open house - real estate sales sandwich - directional
(10)
no durable 4 6 4 5 0 after event
sandwich - site (10) no durable 1 6 4 5 0 after event
Special event - sales, charities, etc.
Schools, churches, parks,
farmers mkt, Xmas trees
sandwich - directional
(10)
no durable 4
6 4 5 0 after event
sandwich - site (10) no durable 1 6 4 5 0 after event
window poster no na 50% after event
EXHIBIT “2” Proposed PMC Title 17 changes
Sign Allowance Table
Permit requirement
| Material restrictions
| | Number of signs
| | | Allowable surface area in sq. ft. (1)
| | | | Height in feet (2)
| | | | | Projection over ROW to curb line
| | | | | | Spacing in linear feet (3)
| | | | | | | Visible ground plane/passage area (4)
| | | | | | | | Setback from adjacent property line
| | | | | | | | | Setback from ROW in feet (5)
| | | | | | | | | |
| | | | | | | | | | Duration (days)
| | | | | | | | | | | Notes
| | | | | | | | | | | |
window banner no durable 1 16 0 after event
wall sign/banner no durable 1 64 20 5 0 after event
banner - mounted
freestanding pole
no durable 1 10 20 (2) 8 5 0 after event
marquee/readerboard
- portable
no durable 1 18 4 5 0 after event
balloons (12) no biodegradable 15 20 5 after event
Residential zones sandwich - directional
(10)
no durable 2 6 4 5 0 after event
sandwich - site (10) no durable 1 6 4 5 0 after event
Commercial zones sandwich - directional
(10)
no durable 2 6 4 5 0 after event
sandwich - site (10) no durable 1 6 4 (18) 5 (18) 0 (18) after event
window poster no na 50% after event
window banner no durable 1 16 0 after event
wall sign/banner no durable 1 64 20 5 0 after event
banner - mounted
freestanding pole
no durable 1 16 20 (2) 8 5 0 after event
EXHIBIT “2” Proposed PMC Title 17 changes
Sign Allowance Table
Permit requirement
| Material restrictions
| | Number of signs
| | | Allowable surface area in sq. ft. (1)
| | | | Height in feet (2)
| | | | | Projection over ROW to curb line
| | | | | | Spacing in linear feet (3)
| | | | | | | Visible ground plane/passage area (4)
| | | | | | | | Setback from adjacent property line
| | | | | | | | | Setback from ROW in feet (5)
| | | | | | | | | |
| | | | | | | | | | Duration (days)
| | | | | | | | | | | Notes
| | | | | | | | | | | |
marquee/readerboard
- portable
no durable 1 18 4 5 0 after event
balloons (12) no biodegradable 15 20 5 after event
inflatables (13) yes nonflammable 1 350 70 250 5 0 after event
SR-12/395 and I-182 inflatables (13) yes nonflammable 1 350 70 500 5 0 after event
Political (16) freestanding no durable na 6 4 5 0 10 after election
1 The area within a continuous perimeter enclosing the outer limits of the sign face, but not
including structural elements, which are not a part of the display. The area of a two-sided sign
equals the area of one side. The area of a spherical, cubical, or polyhedral sign equals 1/2 the
total surface area.
2 Height: measured from the average finished grade at the sign foundation.
Awning signs shall be at least 8 and no more than 16 feet above the walkway.
Blade/projecting signs shall not extend more than 10 feet above the building facade or 6 feet
from the face of the building.
3 Spacing: the linear distance between signs, or sign structures, in feet.
EXHIBIT “2” Proposed PMC Title 17 changes
4 The area under the sign that shall be free of obstructions to allow passage of pedestrians and
vehicles.
5 Setback: shall be that portion of any sign or sign structure that is closest to the property line.
6 Private informational signs must be for an original purpose and may not simply repeat the
same message over and over.
7 Signs visible from Washington State Highways may be subject to the Highway Advertising
Control Act of 1971 and require approval by the Washington State Department of
Transportation in additional to local approval.
8 On private property adjacent to an arterial road: not within 100 feet of a public street
intersection, 300 feet of a residential district, within 250 feet of a freestanding sign of 200 sf of
display area.
9 Freeway interchange signs must be located within 1,000 feet of an interchange, and 300 feet
of ROW, on site of business on a minimum 15-acre site.
10 Square feet per one face of a two-sided sandwich board.
11 Window signs may include credit card logos and advertise hours of operation and address.
12 Balloons shall be no larger than 18 inches in diameter, not attached to a roofline.
13 Inflatables shall be securely anchored to the ground and not create a traffic or other hazard in
the event of deflation.
Inflatables shall be measured by square feet of surface volume.
14 Off-premises directional signs shall be of the material, color, lettering font, and structure
specified by the Building Official.
15 Excepting Pasco High School Bulldogs stadium sign.
16 Campaign signs on private property are limited to 32 square feet in size.
17 Permanent freestanding pole signs are not allowed within the downtown core, as illustrated
in PMC 25.95.050(2) of the downtown Pasco overlay zone.
18 Sandwich board signs may be located within the public right-of-way only within the
Downtown Pasco Overlay District and shall comply with PMC 17.15.025.
EXHIBIT “2” Proposed PMC Title 17 changes
[Ord. 4729 § 2, 2024; Ord. 4678A § 2, 2024; Ord. 4678 § 2, 2023; Ord. 3865 § 1, 2008; Ord.
3790 § 2, 2006; Code 1970 § 17.05.010.]
17.15.025 Sandwich Board Signs
Sandwich board signs located within the Downtown Pasco Overlay District shall comply with the
regulations identified as “sandwich - site(10).” in the PMC 17.15.010 Sign Allowance Table, as
referenced under Temporary signs, Special event - sales, charities, etc. - Commercial zones, in
addition to the requirements outlined below.
(1) Placement Area.
(a) Signs shall be located on the business frontage or parcel frontage addressed by the
business.
(b) Where no building exists, signage shall be restricted to the parcel frontage.
(c) Signs shall be located between the sidewalk and the curb. Placement on private property
is permitted at the discretion of the business owner. In areas with unimproved right-of-way,
signs shall be restricted to the road verge or parcel.
(d) Signs shall not block building entrances, stairways, private driveway access, or other
points of access.
(2) Sign Limit. Only one sandwich board sign is allowed per business tenant.
(3) Hours of Display. Signs are permitted only during the business’s operating hours.
(4) Intersection Placement. Corner lot businesses shall place their sandwich board sign at the point
along the frontage that is furthest from the intersection while still fronting the business. Where this
is not feasible, a minimum clearance of ten (10) feet from the actual radius curb line or road verge
shall be maintained to ensure adequate sight distance for vehicular and pedestrian traffic.
(5) Liability. The public shall hold the City harmless against any and all claims arising from the
placement or presence of sandwich board signs in the public right-of-way.
(6) Prohibited Mounting. Signs shall not be affixed to, mounted upon, or placed on vehicles parked
in the public right-of-way.
(7) Removal and Return of Violations.
(a) Signs placed in violation of this section may be removed by the City.
(b) Signs removed more than twice from public property may be destroyed; otherwise,
removed signs may be returned to the owner.
(8) ADA Compliance.
(a) Signs shall preserve accessible pedestrian routes at all times.
(b) Signs shall not encroach into any portion of a handicapped ramp.
(9) Prohibited Locations.
EXHIBIT “2” Proposed PMC Title 17 changes
(a) Signs shall not be placed within travel lanes, medians, or roundabouts.
(b) Signs shall not be placed within fire hydrant clear zones, utility poles, or transit stops.
17.15.040 Prohibited signs.
From and after September 1, 2006, it is unlawful for any person to maintain, erect or place within
the City:
(1) A swinging projecting sign;
(2) Signs attached to or placed upon a vehicle or trailer parked on private or public property
designed to operate as a de facto permanent advertising sign. This provision is not to be
construed as prohibiting the identification of a firm or its principal products on a vehicle
operating during the normal course of business. This does not include automobile for sale signs
or signs attached to licensed buses or taxis;
(3) Private signs placed in or upon a public right-of-way, except as expressly provided herein;
(a) Sandwich board signs located within the public right-of-way in the Downtown Pasco
Overlay District shall comply with PMC 17.15.025.
(4) Any sign that constitutes a traffic hazard or detriment to traffic safety because of size,
location, movement, content, or method of illumination. Any sign that obstructs the vision of
drivers or detracts from the visibility of any official traffic control device or diverts or tends to
divert the attention of drivers of moving vehicles away from traffic movement on streets, roads,
intersections, or access facilities. No sign shall be erected so that it obstructs the vision of
pedestrians, or which by its glare or by its method of illumination constitutes a hazard to traffic.
No sign may use words, phrases, symbols or characters in such a manner as to interfere with,
mislead, or confuse the steady and safe flow of traffic;
(5) Any sign or advertising structure or supporting structure that is torn, damaged, defaced or
destroyed;
(6) Signs attached to utility poles, trees, rocks or other natural features;
(7) Signs attached to subdivision fences;
(8) Signs attached to benches on public rights-of-way;
EXHIBIT “2” Proposed PMC Title 17 changes
(9) Roof signs, including signs painted directly on a sloped or gabled roof surface; strobe lights,
lasers; strings of streamers; and all other signs not otherwise specifically authorized or exempted
by this chapter;
(10) Off-premises signs except those expressly permitted herein;
(11) Balloons or inflatables attached, anchored or tethered to a roof of a building. [Ord. 4729
§ 3, 2024; Ord. 3790 § 3, 2006; Code 1970 § 17.05.040.]
17.25.030 Traffic obstruction and visibility.
(1) No sign shall be erected so as to obstruct the vision of vehicular traffic, or at any location
where it may interfere with, or be confused with, any traffic signal or device.
(2) No sign or sign structure, except sandwich board signs located within the Downtown Pasco
Overlay District, which shall comply with PMC 17.15.025, shall be erected within the vision
triangle of a corner lot property measured (20 feet along the property line from the intersection of
two streets or 15 feet from the intersection of a street and alley). [Ord. 3790 § 5, 2006; Code
1970 § 17.09.030.]
EXHIBIT “3” CITIES’ SANDWICH BOARD SIGN CODES
City of Puyallup
Definitions
(31) "Sandwich board sign"
means a temporary sign set upon the ground, consisting of two sign faces hinged at the top
and separated at the bottom to make it self-standing upon the ground.
(d) Sandwich Board Signs.
(i) Sandwich board signs shall not exceed eight square feet in area on each side, for a total
of 16 square feet in area.
(ii) Sandwich board signs shall not exceed three and one-half feet (42 inches) in height.
(iii) Sandwich board signs shall be permitted within public rights-of-way only where the
ROW abuts a RS, RM, C or M zone, except that no sandwich board signs shall be allowed in
the curb extension planting strips in the ROW abutting parcels within the CBD-Core zone.
For the purposes of this regulation the abutting ROW shall be measured from the property
line to the centerline of the ROW.
(iv) Commercial signs shall only be displayed during the hours the commercial premises or
business is open to the general public, but in any event no earlier than 9:00 a.m. or later
than 7:00 p.m. (7:00 a.m. or later than 7:00 p.m. in C and M zones), and shall be removed
from the right-of-way between the hours of 7:00 p.m. to 9:00 a.m.
(v) Due to the temporary nature of the sign(s) and the requirement for daily placement and
removal in accordance with the requirements set forth in subsection (1)(d)(iv) of this
section, it shall be the responsibility of the sign owner to ensure proper placement. City
staff is authorized to immediately remove and destroy any signs found to be in violation of
the requirements of this section.
(vi) Sandwich board signs must be placed in parking or planting strips, i.e., the area
between the sidewalk and the street, or where there are no sidewalks, the unimproved part
of the ROW.
(vii) Sandwich board signs shall have at least four feet of clearance to ensure that they do
not block a sidewalk.
(viii) Sandwich board signs shall not encroach into any portion of a handicapped ramp.
(ix) Sandwich board signs are not allowed within travel lanes, medians, or round-abouts.
(x) No sign shall be located closer than two feet from the face of curb to the nearest sign
edge or six feet from the edge of pavement to the nearest sign edge along roadways with no
curb.
City of Everett
D. Portable Signs. Portable signs allowed in sign categories A and B. The following
regulations shall apply to all portable signs:
1. Portable signs shall not exceed eight square feet per side or forty-two inches in height.
2. No more than one portable sign may be displayed per entity.
3. All portable signs shall be located on the premises which they are serving unless located
on the public sidewalk, in which case a minimum six-foot clear zone is provided. The intent
of this requirement is to allow for safe and unobstructed use of the sidewalk by
pedestrians.
4. Signs shall be located directly in front of the sponsoring entity during business hours
only.
5. Signs shall be located so as not to create a traffic safety hazard by obstructing the vision
of motorists on private property or public right-of-way.
6. Owners of such signs shall assume liability for damage or injury resulting from their use
and shall provide the city with an appropriate legal document satisfactory to the city
attorney holding the city harmless and indemnifying the city for such resulting loss and/or
injury.
7. Portable signs shall be nonilluminated.
8. Portable signs shall be displayed only during business hours.
City of Alexandria, Virginia
Limitations for portable signs. (1) Signs shall be located on the property of the sign owner,
outside a minimum lateral walkway clearance of five feet for pedestrian travel, within 15
feet of the front building wall, and a minimum of 15 feet from any driveway or intersection;
and (2) Signs shall only be displayed during operating hours of the business.
City of Snoqualmie
17.75.025 Sandwich board signs.
A. For purposes of this title, a “sandwich board” sign shall mean a one- or two-faced A-
frame style sign that is readily movable and has no permanent attachment to a building,
structure or the ground, and may include other styles of freestanding one- or two-sided
signs that otherwise meet the requirements for sandwich board signs.
B. In addition to other permitted sign types, one sandwich board sign may be permitted for
any commercial purpose when completely upon private property and upon the business
premises, provided such sign meets all other requirements of this section.
C. No face of a sandwich board sign, when permitted by this title, shall exceed 24 inches by
36 inches; and further provided, the foregoing notwithstanding, no sandwich board sign
shall be of such a size that it intrudes into any area required to be free of impediments
pursuant to the Washington State Barrier Free or Americans with Disabilities Act
regulations as they now exist or may hereafter be amended. All signs shall be of sound
construction and designed to the satisfaction of the building official to withstand high
winds.
D. The permit shall be issued by the director, and the fee for the issuance of such permit
shall be $50.00; provided, the city council may from time to time by resolution establish a
different fee. The application for such permit shall be upon a form prescribed by the
director, and shall include the proposed location and dimensions of the sandwich board
sign, a map drawn to a standard scale showing the location of the sign in relation to streets,
sidewalks, buildings, and other features within 20 feet, and either a drawing or photograph
of the sign. Applications for permits for sandwich board signs shall be exempt from the
requirements of other provisions of this title, and shall be processed by the director or
designee on an expedited basis. Such permits shall remain valid for an indefinite period so
long as the permitted sandwich board sign meets the requirements of this section and is in
compliance with any conditions of the permit; and further provided, that in addition to the
permit, a valid sandwich board license has been obtained pursuant to SMC 17.35.235(B)
and the license fee paid. A legible moisture resistant copy of the approved license shall be
affixed to the underside of the sign at all times.
E. Sandwich board signs shall not be affixed to, mounted upon or placed upon vehicles
parked within the public right-of-way.
F. 1. The director shall administer the permitting provisions of this section.
2. The building official, the code enforcement officer or any police officer may enforce the
provisions of this section relating to unpermitted sandwich board signs.
3. Any sandwich board sign placed in violation of any of the provisions of this section may
be summarily removed.
4. Any sandwich board sign removed pursuant to this subsection may be returned to the
owner only upon the owner’s securing of a permit, and a license if required; provided, any
sandwich board sign removed from public or private property more than two times may be
destroyed.
G. Willful violation of the requirement to obtain a permit or license for a sandwich board
sign, as evidenced by three or more actions to enforce such requirements by removal of
any sign owned by the same owner, shall constitute a misdemeanor. (Ord. 1198 § 22 (Exh.
D), 2017; Ord. 911 § 3, 2002).
City of Orting
13-7-7: SANDWICH BOARD SIGNS:
A. Sandwich board signs are a type of temporary sign permitted by the City in
accordance with this Chapter.
B. Sandwich board signs are allowed subject to the following restrictions:
1. Sandwich board signs are limited to thirty-six inches (36") in height and thirty inches
(30") in width. They must be constructed of durable materials.
2. Sandwich board signs may be located on public sidewalks or adjacent areas in a
manner so as to allow adequate pedestrian circulation allowing a minimum of three (3) feet
of available sidewalk path, including safe and unconstrained access to parked vehicles.
Sandwich board signs shall be placed adjacent to the sign owner's business or premises
except when the applicant can demonstrate a need for placement up to one hundred feet
(100') from the business or premises and with the permission of the immediately adjacent
property owner(s).
3. No sandwich board sign shall be placed within thirty feet (30') of another sandwich
board sign.
4. Under no circumstances may a sandwich board sign be placed on the portion of the
public right of way upon which vehicles regularly traverse or park. No sign shall be placed
in median strips, planter/traffic islands, or in the roadway, including on vehicles. The City
shall determine, at its sole discretion, the approved location of sandwich board signs to
ensure pedestrian safety and vehicle circulation. Sandwich board signs shall not be
located within thirty feet (30') of street intersections or where they inhibit motorist sight
distances.
5. No single business or other party shall site more than one sandwich board sign
within the City.
6. Sandwich board signs may only be displayed during the hours the premises or
business is open to the general public, provided non-commercial sandwich board signs
may be placed in the public right of way for a maximum period of twelve (12) hours per
each twenty-four (24) hour period.
7. Sandwich board signs that are not permitted or are otherwise out of compliance with
this Chapter shall be abated by the City, pursuant to the process set out in this Chapter.
8. The sign owner shall maintain the sign in the condition originally approved.
9. Sandwich board signs are not subject to the time limits as stated in section 13-7-8 C-
1-iii.
(Ord. 2019-1041, 5-29-2019; Ord. 2023-1103, 1-25-2023; Ord. 2023-1106, 6-14-2023)
City of Redmond
H. Permitted Temporary Portable and Temporary Freestanding
Signs. Temporary portable signs which are exempt from the requirement of a sign permit,
unless otherwise provided, are permitted in any zone subject to the following
requirements:
1. Temporary portable signs which are exempt from the requirement of a sign permit,
unless otherwise provided, are permitted in any zone subject to the following
requirements:
a. Number. The number of temporary portable commercial, real estate, and construction
signs allowed shall be as follows; provided, that nothing herein shall be construed as
authorizing the display of signs otherwise prohibited under applicable provisions of this
code, including but not limited to home business signs:
i. For any business, or real estate unit, located in the UR, CMU, DTE, DTC, OV, OBAT, UMU,
BP, MP, or I zoning districts, no more than one temporary portable commercial or real
estate sign shall be allowed for each business location or real estate unit offered for sale or
lease; provided, that a maximum of one portable sign shall be allowed for any multi-
unit complex notwithstanding the number of rental or dwelling units therein currently
available for sale or lease. For each multi-unit complex, one temporary freestanding “for
sale” or “for lease” sign may be displayed per street frontage.
ii. For any business or real estate unit located in the RA-5, NMU or NR zoning district, no
more than three temporary portable commercial or real estate signs shall be allowed for
each business location or real estate unit offered for sale or lease. For each single-
family or middle-housing residential site, one temporary freestanding “for sale” or “for
lease” sign may be displayed per street frontage.
iii. For any business or real estate unit located in the NMF or the OUMF zoning district no
more than one temporary portable commercial or real estate sign shall be allowed for each
business location or real estate unit offered for sale or lease; provided, that a maximum of
one temporary portable sign shall be allowed for any multi-unit residential apartment or
condominium complex notwithstanding the number of rental or dwelling units therein
currently available for sale or lease. For each multi-unit residential apartment or
condominium complex, one temporary freestanding “for sale” or “for lease” sign may be
displayed per street frontage.
iv. For any construction site located in any zoning district within the City limits, no more
than two temporary construction signs shall be allowed for each construction project site.
b. Size.
Figure 21.44.010I
Sandwich Board Sign
i. Commercial and real estate temporary portable signs shall not exceed six square feet
per sign face, and no such sign shall contain more than two sign faces. Commercial and
real estate temporary portable signs shall not exceed six feet in height, measured from the
preexisting ground level to the top of the sign.
ii. Temporary construction signs in the UR, DTE, DTC, CMU, OV, OBAT, UMU, BP, MP, I,
OUMF, or NMF zoning district shall not exceed 32 square feet per sign face, shall not
contain more than two sign faces, and shall not exceed 10 feet in height when measured
from preexisting ground level to the top of the sign.
iii. Temporary construction signs located in the NMU or NR zoning district, when
associated with a subdivision, shall not exceed 32 square feet per sign face, shall not
contain more than two sign faces, and shall not exceed 10 feet in height when measured
from preexisting ground level to the top of the sign.
iv. Temporary construction signs located in the NR zoning district, when not associated
with a subdivision, shall not exceed six square feet per sign face, shall not contain more
than two sign faces, and shall not exceed six feet in height when measured from preexisting
ground level to the top of the sign.
c. Location. No temporary portable commercial, real estate or construction sign shall be
located within vehicle lanes, bikeways, trails, sidewalks, or median strips. No temporary
portable commercial, real estate, or construction sign shall block driveways or be affixed
to utility poles, trees, or traffic signs. Construction temporary signs may be affixed to
fencing on a construction site, but no commercial or real estate temporary portable
sign shall be affixed to a fence. No temporary portable commercial, real estate,
or construction sign shall be strung between trees.
i. Temporary portable commercial, real property, and construction signs may be displayed
only if the business, real property, or construction site to which they relate is located within
Redmond City limits.
d. Festoons Prohibited. The use of balloons, festoon flags, flags, pennants, lights, or any
other stand-alone display or attached display on a commercial, real estate
or construction temporary portable sign is prohibited.
e. Animation Prohibited. No commercial, real estate or construction temporary portable
sign shall be displayed while being rotated, waved, or otherwise in motion.
f. Duration.
i. Commercial temporary portable signs may be displayed only during the hours when the
commercial establishment to which they relate is open for business.
ii. Real estate temporary portable signs may be displayed only during the hours when the
real estate to which they relate is the subject of an open house or when a complex manager
is available to show the unit.
iii. Temporary construction signs may be displayed only during the period between
issuance of construction permits and issuance of a certificate of occupancy or final
inspection approval for the construction.
iv. Temporary freestanding real estate signs may be displayed the entire time the
underlying property is for sale.
City of Poulsbo
18.170.090 Sandwich board signs.
A. Permit Required. Sandwich board signs intended for permanent display (more than
fourteen days in a calendar year) shall be required to obtain a sandwich board sign permit
from the city.
1. As part of the sandwich board sign permit for signs to be located in the public right-of-
way, the applicant shall be required to provide a signed and notarized statement assuming
all liability for any damage resulting from their use of the sandwich board sign and holding
the city harmless from any losses.
2. The permit application shall include the following information and be processed in
accordance with Section 18.170.120:
a. Size and height.
b. Intended placement location(s) on and off premises.
c. Materials.
B. Type.
1. On-premises sandwich board signs are placed on property where the business, use or
organization is located or immediately adjacent to the business, use or organization
frontage.
2. Off-premises sandwich board signs are not permitted.
C. Size. Sandwich board signs shall not exceed six square feet in size per face and shall
not exceed four feet in height. The sign shall not be artificially increased above the allowed
maximum height by elevating the sign off of ground level by any means.
D. Number. No more than one sandwich board sign per street frontage (not to exceed two
total) shall be permitted for any business, organization, or use.
E. Placement.
1. On-premises sandwich board signs must be located on property directly in front of the
business displaying the sign, or in right-of-way on the same side of street and immediately
adjacent to the business.
2. Sandwich board signs are not to be placed on sidewalks, except in the C-1 zoning
district; provided, that minimum ADA sidewalk width remains available.
3. Signs shall not create a traffic safety hazard by obstructing the view or passage of
pedestrians, cyclists or motorists.
4. Sign placement may not obstruct an entrance to a building, steps or driveway access.
5. No sign may be placed within a sight vision clearance triangle or within five feet of a
wheelchair ramp.
6. No sign shall be placed within the roadway, traffic island, median or circle.
F. Sandwich board signs may be displayed only during the hours of eight a.m. to ten p.m.
on days the business displaying such sign is open. When sandwich board signs are
continuously displaced and not removed daily, the city shall have the authority to remove
said sign pursuant to Section 18.170.140(B), and may revoke its permit.
G. Sandwich board signs determined to pose a threat to the public’s safety or are located
in sight clearance areas will be removed by the city, under the provisions of
Section 18.170.140(B).
H. Lighting, streamers, balloons, windsocks, and other materials shall not be attached to
sandwich board signs.
I. Signs shall be constructed of weather-resistant materials, professionally lettered and
neatly painted. The sign shall be constructed to avoid being blown, tipping or falling from its
intended location. Signs shall remain in good condition and repaired and maintained as
needed. (Ord. 2024-05 § 2 (Exh. A § 14), 2024; Ord. 2013-04 § 2 (Exh. A (part)), 2013)
Community Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
EXHIBIT “4” Public Hearing Notice
City of Pasco
NOTICE OF OPEN RECORD PUBLIC HEARING AND CONTINUED OPEN RECORD PUBLIC HEARING FOR CODE
AMENDMENTS AND EMERGENCY COMPREHENSIVE PLAN AMENDMENT
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.
PLEASE TAKE NOTICE:
The City of Pasco is considering proposed code amendment(s) and an emergency comprehensive plan amendment.
The Pasco Planning Commission will hold an open record public hearing and a continued open record public hearing
to receive public comment on the proposed amendments at 6:30 p.m. on January 15, 2026, in the Council Chambers
at Pasco City Hall, 525 N. 3rd Avenue, Pasco, Washington (please use the east side parking lot entrance).
Final action on the proposed Code Amendments and Emergency Comprehensive Plan Amendment will be taken by
the City Council at a later date. Please note that City Council action on the Emergency Comprehensive Plan
Amendment must occur within sixty (60) days of receipt of the Planning Commission’s findings and
recommendations. This notice also serves as notification to the general public regarding the public hearing.
At this hearing, the Planning Commission will hear public testimony regarding the following proposed amendments:
CA2025-002 Sandwich Board Signs within Right-of-Way: The City of Pasco Planning Commission will conduct an
open record public hearing to consider a proposed code amendment regarding the allowance of sandwich board (A-
frame) signs within the public right-of-way. The Planning Commission previously held a workshop on December 18,
2025, to discuss the proposal. The targeted amendment would allow sandwich board signs within the Downtown
Pasco Overlay District, where placement within the sidewalk area has been technically prohibited since 2006. Under
the proposed regulations, each business would be permitted one sign per frontage, all required ADA clearances must
be maintained, signs may only be displayed during business hours, and signs located near intersections must be
positioned to minimize impacts on sightlines. This regulated approach is intended to support business visibility and
streetscape activation while maintaining pedestrian safety and accessibility, preventing visual clutter, and
establishing clear standards for sign placement and oversight. For more information please contact: 509-544-4146 /
barragani@pasco-wa.gov
CPA2025-002/CA2025-003 Emergency Amendment-Low Density Residential Land Use-R-S-20 Zone Changes: The
City of Pasco Planning Commission held an open record hearing on December 18, 2025, at 6:30 p.m., to review an
emergency Comprehensive Plan Amendment and Code Amendment. During the hearing, the Planning Commission
voted to continue the discussion to January 15, 2026, to allow for further research and review.
As part of this research, the Commission has asked staff to revise the original proposal to maintain the proposed
“Riverview” land use designation to allow 2-5 units per acre but with a zoning designation for the area that provides
for less density at 2-3 or 2-4 units per acre with revised corresponding development regulations in code relating to
lot sizes and dimensions.
ORIGINAL NOTICE: On April 17, 2023, the City adopted Ordinance No. 4663, which amended PMC 25.215.015 and
the Comprehensive Plan Land Use Density Table (Table LU-1). The ordinance revised allowable gross densities for
Low Density Residential (LDR) zoning districts from 2–5 dwelling units per acre to 3–6 dwelling units per acre, and
established that all new development must meet the minimum density requirements in PMC 25.215.015. In the R-
S-20 zone, classified as Low Density Residential with a minimum lot size of 20,000 square feet, a one-acre lot can
accommodate only two dwelling units. Under the current standards, such development is prohibited, effectively
creating a moratorium on small-lot development in the R-S-20 zone. The City has received several requests from
property owners to divide land in this zone, but those applications have been denied for failing to meet the adopted
density requirements. To address this issue, the Planning Division has been directed to initiate an amendment. The
proposed land use designation of 2–5 units per acre would provide the policy framework for low-density housing,
while the zoning code would implement this direction through parcel-level regulations. To align zoning with the
revised land use designation, staff proposes replacing the R-S-20 zone with a new R-9 Low Density Residential
District, establishing a minimum lot size of 8,700 square feet. This change allows zoning to support the full density
range permitted by the land use designation while still accommodating larger half-acre parcels where septic systems
are an option. The proposed R-9 district provides a balanced approach that restores consistency, reflects
infrastructure realities, and prepares the City for future statewide housing obligations. The City of Pasco has
transmitted the proposed emergency amendment to the Washington State Department of Commerce for the
required 60-day agency review. A State Environmental Policy Act (SEPA) checklist will be reviewed for this action and
made available for public review and comment in accordance with WAC 197-11-355, with the optional
Determination of Non-Significance (DNS) process applied as appropriate. For more information please contact: 509-
544-4146 / barragani@pasco-wa.gov
Public Comment Period: Written comments must be submitted to the Community and Economic Development
Department no later than 5:00 p.m. on January 15, 2026. Any interested party may submit written comments,
attend the public hearing to provide oral testimony, or request notification of the Planning Commission’s findings
and recommendations to the City Council, as well as the City Council’s final decision when action is taken.
To submit comments, request notification, or ask questions regarding these proposals, please contact the Planning
Division using the phone number or email address provided after the project description, or by mail or in person at
the address below. Please note that 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: Public Comment. After registering, you will receive a confirmation email containing
information about joining the webinar.
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.
REPORT TO PLANNING COMMISSION
City Hall – 525 North Third Avenue – Council Chambers
THURSDAY, JANUARY 15, 2026
6:30 PM
TO: Planning Commission
FROM: Haylie Matson, CED Director
SUBJECT: Public Hearing for the Comprehensive Plan Land Use Map Amendment (CPA
2025-002) – Low Density Residential Land Use Changes, and the R-S-20 Rezone
with Associated Text Amendments (CA2025-006 & Z2025-011)
File Numbers: CPA 2025-002, Z2025-011 & CA2025-006
Applicant: City of Pasco
Description: At the direction of the City Council, staff proposes a Comprehensive
Plan Amendment to revise the City’s Land Use Map (Exhibit 1) to
include a new low-density designation, Low Density Residential–
Riverview (Exhibit 2), allowing 2–5 dwelling units per acre for
properties currently zoned R-S-20 (Exhibit 3).
In addition, the existing R-S-20 zoning designation would be
replaced through the rezone and municipal code amendment process
with a new R-15 Low Density Residential District (Exhibit 4).
Consistent with the Planning Commission’s direction at its
December 18, 2025, meeting, the revised zoning standards would
allow 2–3 dwelling units per acre, resulting in a minimum lot size of
14,520 square feet.
Environmental
Determination SEPA Notice provided as Exhibit 9.
Exhibits:
01 Existing Land Use Map
02 Proposed Land Use Map – Comprehensive Plan Amendment
03 Existing Zoning Map
04 Proposed Zoning Map – Rezone
05 Ordinance 4663
06 PMC Amendments – Multiple Chapters – Text Amendment
07 Proposed 2018 Comprehensive Plan Addendum – Comprehensive Plan Amendment
08 BFHD Table XI
09 SEPA Notice and Affidavit
REPORT TO PLANNING COMMISSION
City Hall – 525 North Third Avenue – Council Chambers
THURSDAY, JANUARY 15, 2026
6:30 PM
10 SEPA2025-036 Checklist Submitted
11 Commerce Notice
12 Public Hearing Notice
13 Public Comments (13a, 13b & 13c)
Executive Summary – Purpose of Tonight’s Planning Commission Action
The Planning Commission held a public hearing on December 18, 2025, to consider a
Comprehensive Plan Amendment, a companion rezone, and associated text amendments
intended to correct an inconsistency between the City’s land use designations and the
development standards within the R-S-20 zoning district.
The proposal presented in December 2025 sought to restore a 2–5 dwelling units per acre land
use1 designation for properties currently zoned1 R-S-20 and to replace the R-S-20 zone with a
new R-9 Low Density Residential District, establishing a minimum lot size of 8,700 square feet.
The Planning Commission did not support allowing densities of 2–5 dwelling units per acre and
directed staff to revise the proposal to reduce the density range to 2–3 dwelling units per acre.
The staff report has been revised accordingly.
Due to the ongoing conflict between the adopted land use designations and zoning development
standards, no new development can currently proceed within this area. As a result, affected
property owners have been unable to develop their properties and have been waiting for
resolution for over a year.
Staff respectfully recommend action during the public hearing to resolve the code
inconsistency and lift the current prohibition on development for affected property owners.
This amendment would resolve a regulatory conflict that has prevented subdivision activity in
the R-S-20 district, align zoning standards with infrastructure limitations in areas reliant on
septic systems, and support the City’s long-term compliance with statewide housing
1 Relationship Between Land Use Designations and Zoning. In Pasco, land use designations in the
Comprehensive Plan establish the City’s long-range policy direction for the general type and density of
development, while zoning regulations in the Pasco Municipal Code provide the specific, enforceable development
standards for individual properties. Zoning implements the Comprehensive Plan by translating broad land use
policies into detailed requirements such as lot size, setbacks, and permitted uses, and must remain consistent with
the assigned land use designation. Under this proposal, the Comprehensive Plan land use designation allows for 2 –5
dwelling units per acre to preserve long-term flexibility, while the implementing zoning regulations currently limit
development to 2–3 dwelling units per acre.
REPORT TO PLANNING COMMISSION
City Hall – 525 North Third Avenue – Council Chambers
THURSDAY, JANUARY 15, 2026
6:30 PM
requirements. Following the public hearing, the Planning Commission will consider forwarding a
recommendation to the City Council for final action.
History
On April 17, 2023, the City Council adopted Ordinance No. 4663 (Exhibit 5), amending Pasco
Municipal Code (PMC) 25.215.015 and the Comprehensive Plan Land Use Density Table (Table
LU-1). This amendment revised the allowable gross density range for areas designated as Low
Density Residential from 2–5 dwelling units per acre to 3–6 dwelling units per acre.
Ordinance No. 4663 also established that the gross density of any proposed development within
a zoning district shall not fall below the corresponding minimum density identified in PMC
25.215.015 (Exhibit 6). This change created an unintended conflict with the R-S-20 zoning
district, where minimum lot sizes and infrastructure constraints are not compatible with the
higher minimum density requirements.
Staff conducted a workshop with the Planning Commission on November 20, 2025, followed by
a public hearing on December 18, 2025, to discuss options for resolving this inconsistency. The
Executive Summary above reflects the status of the Planning Commission’s review and the
revised proposal is now under consideration.
Background
Since the adoption of Ordinance 4663 (Exhibit 05), several subdivision applications within the
R-S-20 district have been denied due to a mismatch between the Comprehensive Plan’s current
minimum density requirements and the zoning district’s large lot standards. Many parcels in this
area are also located far from existing City sewer infrastructure, leaving septic systems as the
only feasible wastewater option. Under Benton-Franklin Health District Table XI (Exhibit 08),
parcels using septic on Soil Type 1 must be at least one-half acre, which limits achievable density
to two units per acre below the Comprehensive Plan’s current minimum density.
Because these zoning and infrastructure constraints make it impossible for property owners to
meet the Plan’s existing density standards, the City Council directed staff to initiate a
Comprehensive Plan amendment and corresponding zoning code revisions to restore the
previous 2–5 unit-per-acre designation for properties zoned R-S-20. Planning Commission has
suggested the zoning designation be 2-3 units per acre.
Discussion
Under the existing 3–6 unit-per-acre land use designation, the R-S-20 zone cannot achieve the
required minimum density due to its 20,000-square-foot lot size and the reliance on septic
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systems in areas lacking sewer access. These combined factors have resulted in a functional
moratorium on subdivisions in the district because properties cannot meet both the density
requirements of the Comprehensive Plan and the infrastructure realities on the ground.
Restoring the 2–5 unit-per-acre land use designation and rezoning the area to allow 2-3 units per
acre, resolves this regulatory conflict and enables a consistent framework for both 14,520-
square-foot lots and larger half-acre lots where septic remains necessary. This adjustment
restores development feasibility, supports existing neighborhood patterns, and allows zoning
regulations to match actual service conditions.
Septic systems remain limited to lots of at least one-half acre located more than 200 feet from an
accessible sewer line, while smaller lots must connect to City sewer; therefore, infrastructure
availability (not zoning) ultimately determines achievable density in these areas.
Analysis
Under the proposed amendment, the restored 2–5 unit-per-acre land use designation would
provide the appropriate policy basis for low-density residential development in the Riverview
area. To implement this designation, staff propose replacing the R-S-20 zone with a new R-15
Low Density Residential District that establishes a minimum lot size of 14,520 square feet. This
zoning framework enables development across the full density range allowed by the
Comprehensive Plan while still accommodating larger half-acre lots in areas that rely on septic
systems.
The proposed R-15 district reestablishes consistency between the Comprehensive Plan and
zoning regulations, supports long-term growth management objectives, and aligns Pasco’s
development standards with emerging statewide housing requirements.
Analysis - Proposed Setback and Lot Revisions
Under current zoning standards, 20,000-square-foot lots are subject to minimum setbacks of 25
feet in the front and rear and 10 feet on each side, with a maximum lot coverage of 40
percent. These standards were designed for larger lots with greater separation between homes.
The proposed zoning revision would allow smaller lots, down to 14,520 square feet, while still
permitting lots up to one-half acre. To ensure these smaller lots remain buildable, staff proposes
modest reductions to the front and rear setbacks while retaining the existing side setback
requirement.
Specifically, the proposal would revise setbacks to 20 feet in the front, 10 feet on each side, and
20 feet in the rear, and increase maximum lot coverage from 40 percent to 45 percent. These
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changes align development standards with the reduced minimum lot size while maintaining
reasonable separation between homes and protecting neighborhood character.
Retaining the 10-foot side setbacks helps preserve privacy and spacing between structures, even
as lot sizes decrease. Table 1 summarizes the proposed changes to development standards.
Table 1. Development Standards Comparison Table
The proposed code also allows limited flexibility in individual lot sizes when site conditions
require it, such as septic system constraints, provided the overall development remains within the
planned low-density range of 2–3 dwelling units per acre. This flexibility ensures development
can proceed while maintaining consistency with adopted density standards. The proposed
language code is included in Exhibit 06 (PMC 25.30.050).
Alternatives
The Planning Commission may:
1. Recommend Approval of the proposed comprehensive plan amendment, rezone and the
associated text amendment as presented (this is staff’s recommended approach, please see
sample motion language below);
2. Recommend Approval with Modifications;
3. Recommend Denial; or
4. Continue the Public Hearing to a date certain for additional analysis.
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General Approval Criteria for the Comprehensive Plan Amendment, Rezone and Text
Amendments
Comprehensive Plan Amendment Criteria
Per Pasco Municipal Code 25.215.020(8)(c), The City may approve Comprehensive Plan
amendments if it finds that:
(i) The proposed amendment bears a substantial relationship to the public health, safety,
welfare, and protection of the environment;
(ii) The proposed amendment is consistent with the requirements of Chapter 36.70A
RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the
amendment;
(iii) The proposed amendment corrects an obvious mapping error; or
(iv) The proposed amendment addresses an identified deficiency in the Comprehensive
Plan.
In addition, per Pasco Municipal Code 25.215.020(9) The City must also consider the following
factors prior to approving Comprehensive Plan amendments:
(a) The effect upon the physical environment;
(b) The effect on open space and natural features including, but not limited to,
topography, streams, rivers, and lakes;
(c) The compatibility with and impact on adjacent land uses and surrounding
neighborhoods;
(d) The adequacy of and impact on community facilities, including utilities, roads, public
transportation, parks, recreation, and schools;
(e) The quantity and location of land planned for the proposed land use type and density
and the demand for such land;
(f) The current and projected project density in the area; and
(g) The effect, if any, upon other aspects of the Comprehensive Plan.
Below is an analysis of these criteria:
1. Does the proposed amendment bear a substantial relationship to the public health,
safety, welfare, and protection of the environment?
No. This code change would change the R-S-20 zone to allow for 2-3 units per acre. Septic
systems could be permitted on lots a half-acre in size. Anything over 2 units per acre would need
to be connected to city sewer.
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2. Is the proposed amendment consistent with the requirements of the Washington
State Growth Management Act and to the affected portion(s) of the adopted Pasco
Comprehensive Plan?
Yes. The emergency amendment is intended to retain the previous 2–5 units per acre land use
designation. The proposed rezone to R-15 would allow development at 2–3 units per acre,
supporting slightly smaller lot sizes in the Riverview area and the area southwest of West Court
Street and Harris Road, and better aligning zoning with the Comprehensive Plan and state
housing requirements.
Under the Growth Management Act, cities are required to plan for increased housing capacity.
Very large minimum lot sizes are generally discouraged in urban areas because they limit
housing supply and increase infrastructure costs. The proposed zoning change supports more
efficient land use while maintaining low-density character.
Additionally, by the end of 2026, state law (including HB 1110) will require cities to allow
increased housing types citywide, regardless of existing zoning. This zoning update positions
Pasco to remain compliant with state law while supporting gradual, appropriately scaled
residential growth.
3. Does the proposed amendment correct a mapping error?
The proposed amendment corrects an error in the Pasco Municipal Code where the R-S-20 zone
(based on the minimum lot size) does not coincide with the land use range currently adopted
which is 3-6 units per acre.
4. Does the proposed amendment address a deficiency in the Comprehensive Plan?
No, the proposed amendment will modify the Comprehensive Plan, assigning a low-density
range of 2-5 units per acre to properties currently located within the R-S-20 zone.
5. What are the effects on the physical environment, including open space and natural
features?
Lot sizes will be a minimum of 14,520 square feet. Any critical areas will be addressed
consistently with the City’s critical areas ordinance outlined in Title 28.
6. What is the compatibility and impact on adjacent land uses and surrounding
neighborhoods?
The proposed minimum lot size of 14,520 square feet is significantly larger than the 8,700-
square-foot lot size presented at the December public hearing. Accordingly, the potential
development intensity and associated impacts are expected to be substantially less.
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Introducing 14,520-square-foot lots into an established neighborhood characterized by half-acre
and one-acre parcels can create shifts in development pattern and neighborhood character. Larger
lots typically feature wider setbacks, greater separation between homes, and more private open
space, while smaller lots result in homes placed closer together with reduced yard areas. This
change in spacing, combined with differences in building scale, architectural style, and
streetscape improvements such as sidewalks or street lighting, can create a visual contrast with
older large-lot areas. These differences may also influence perceptions of privacy, traffic
activity, and overall neighborhood feel.
However, these compatibility issues are not inherently problematic and can be effectively
addressed through thoughtful planning and design. Landscaping buffers, fencing, and enhanced
setbacks along shared edges can soften transitions between large-lot and smaller-lot
development. Architectural standards, window placement, and streetscape design can further
support compatibility and help new development blend with the existing character. With these
tools, an 14,520-square-foot lot pattern can integrate successfully into older neighborhoods while
still supporting the City’s housing needs and planning objectives.
7. What are the impacts on public facilities, and utilities, transportation system, parks,
recreation, and public schools?
Development at a 14,520-square-foot minimum lot size is generally associated with low to
moderate impacts on public facilities and services. Compared to larger half-acre or one-acre lots,
this lot size may result in a modest increase in dwelling units and corresponding demand on
water, sewer, stormwater, transportation, parks, and schools. These impacts are anticipated under
the City’s Comprehensive Plan and Capital Facilities Plan and are consistent with planning
assumptions for low-density residential development.
Overall, development at this scale is not expected to create significant or unmanageable impacts
and represents a balanced approach that limits density while allowing more efficient use of
infrastructure compared to very large-lot development.
8. What is the effect on other components of the adopted Comprehensive Plan?
The proposed density and lot pattern generally remain consistent with the overarching goals and
policies of the Comprehensive Plan, particularly those related to efficient land use, housing
supply, and urban growth management. Allowing development at approximately 8,700-square-
foot lots supports a more efficient use of residential land compared to existing half-acre and one-
acre lots, helping the City meet its Growth Management Act (GMA) housing capacity
obligations. This approach aligns with Comprehensive Plan policies that encourage compact,
well-connected residential neighborhoods, more efficient infrastructure utilization, and a
balanced distribution of growth across the community. It also supports broader goals related to
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equity, housing variety, and long-term fiscal sustainability by reducing per-unit infrastructure
costs and increasing opportunities for moderately sized homes
Rezone and Text Amendment Criteria
Per Pasco Municipal Code 25.210.030, the petition for a change of zoning classification must
show the following criteria provided below followed by staff analysis in bold italics:
(1) The date the existing zone became effective;
The existing zone was created on April 19, 1999 via ordinance 3354.
(2) The changed conditions which are alleged to warrant other or additional zoning;
The rezone from R-S-20 to R-15 Low Density Residential District is needed to comply with the
proposed CPA amendment change to allow for 2-5 units per acre as a land use designation and 2-
3 units per acre for the zoning.
(3) Facts to justify the change on the basis of advancing the public health, safety and
general welfare;
The zoning amendment advances the public health, safety, and general welfare by restoring
regulatory consistency; ensuring safe wastewater disposal; supporting orderly, predictable
development; expanding attainable low-density housing opportunities; improving infrastructure
efficiency; maintaining neighborhood compatibility; and positioning the City for compliance
with statewide housing requirements. The amendment resolves a conflict that prevented lawful
development and ensures development patterns that protect environmental quality, promote
public services, and preserve long-term community well-being.
(4) The effect it will have on the value and character of the adjacent property and the
Comprehensive Plan;
The proposed zoning amendment will not adversely affect the value or character of adjacent
property, as it maintains low-density residential development patterns similar to existing
neighborhoods and promotes regulatory clarity and predictability. The amendment strengthens
the Comprehensive Plan by restoring internal consistency, aligning land use designations with
infrastructure realities, and supporting adopted policies regarding housing, growth management,
and neighborhood quality.
(5) The effect on the property owner or owners if the request is not granted;
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If the zoning change is not approved, property owners within the current R-S-20 district will
remain unable to lawfully subdivide or develop their property because the existing minimum lot
size and septic requirements prevent them from achieving the Comprehensive Plan’s required
minimum density of three dwelling units per acre. This regulatory conflict creates a functional
development moratorium, limiting the owners’ reasonable use of their land and preventing
investment, homebuilding, and property improvement. Denial would therefore continue to
restrict property rights, depress development potential, and perpetuate uncertainty regarding
future land use expectations.
(6) The Comprehensive Plan land use designation for the property; and
The Comprehensive Plan criterion is met because a companion amendment establishes the Low
Density Residential–Riverview designation of 2–5 dwelling units per acre for the subject
properties. This restored designation reflects the development patterns and infrastructure
limitations of the area and provides the appropriate policy basis for the proposed R-15 zoning
district. With the land use designation and zoning aligned, the rezone is fully consistent with the
Comprehensive Plan.
(7) Such other information as the Hearing Examiner requires.
This criterion is not applicable because the request is not an applicant-initiated petition but a
legislative, area-wide rezone initiated by the City. Based on staff’s review of the applicable code
provisions, the appropriate process for a legislative rezone is a public hearing before the
Planning Commission followed by a recommendation to the City Council. Staff notes that related
procedural sections of the municipal code will be clarified and improved during the
comprehensive code update scheduled for next year in coordination with the Comprehensive
Plan.
Public Notice & Public Comment
The public hearing notice (Exhibit 12) was processed in accordance with PMC 27.12.090. As of
the date of this staff report (December 11, 2025), no public comments have been received related
to this matter. SEPA comments received are addressed below.
SEPA Notice
The public comment period for the SEPA notice (Exhibit 9) closed on December 30, 2025. Three
comments were received. One comment was submitted by the Washington State Department of
Fish and Wildlife, which staff determined was not applicable, as the proposed action would result
in lower residential density than is currently allowed for the site. A second comment was
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received from the Bonneville Power Administration and was noted by staff; no changes were
required in response.
The third comment addressed lot size and on-site septic system requirements. Staff have
responded to this comment, as provided in Exhibit 13c.
Recommendation
Staff recommend the Planning Commission to recommend approval of these changes to the City
Council as outlined below in the sample motions.
Suggested Motions for Planning Commission, (note that two motions are needed)
Motion 1 for Comprehensive Plan Amendment (CPA 2025-002)
“I move that the Planning Commission recommend the City Council approve Comprehensive
Plan Amendment CPA 2025-002, including the proposed Land Use Map amendment establishing
the Low Density Residential–Riverview designation (2–5 du/ac) as shown in Exhibit 2 and the
2018 Comprehensive Plan Addendum shown as Exhibit 7.
Motion 2 for the Rezone and the associated zoning code revisions (Z2025-011 & CA2025-006)
“I move to replace/rezone the R-S-20 zone with the R-15 Low Density Residential District as
shown in the zoning map revision, Exhibit 4, and further to approve the associated zoning and
comprehensive plan text amendments shown in Exhibit 6.”
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FILE NAME
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SHEET NUMBERSCALE
kaufmannc
CREATED BY
7/16/2025
PLOT DATE
NOTICE: WARRANTY OF ACCURACY.
The materials provided with this product, including but not limited to,
data, maps, and tables (collectively, 'information'), are presented 'AS IS'
without any warranty, express or implied. The City of Pasco and its staff
do not warrant the completeness, accuracy, or timeliness of the
information and shall not be liable for any inaccuracies or omissions. The
information is subject to change and is intended solely for general
informational purposes. Users should independently verify critical
information and seek professional advice when necessary. Prior to any
digging or excavation, it is essential for safety and compliance with local
regulations that users contact 'Call Before You Dig' services by dialing
811. This ensures the location and safety of underground utilities are
confirmed before any ground is broken. The City of Pasco does not
endorse any specific commercial products or services referenced in the
information. Reliance on this information is at the user's own risk.
NOTES
LEGEND
INFORMATION TECHNOLOGY DEPT
GIS
LAND USE
Land Use
Future Land Use
Airport Reserve
Commercial
Confederated Tribes -
Colville
DNR Reserve
High Density Residential
Industrial
Low Density Residential
Medium Density
Residential
Medium High Density
Residential
Mixed Residential
Commercial
Mixed Use Interchange
Office
Open Space Parks
Public Quasi-Public
Reclamation
<all other values>
Boundaries
Pasco City Limits
Pasco Urban Growth
Boundary
Roads
Interstate
Highway
Ramp
Principal Arterial
Principal Arterial Future
Minor Arterial
Minor Arterial Future
Collector
Collector Future
Neightborhood Collector
Neightborhood Collector
Future
Local
Other
Rivers
Roads_WWCO
Roads_web_FCO
Streets_KNW
Airport
DBO.CityLimitMask
Rivers
Roads
Interstate
Highway
Ramp
Principal Arterial
Principal Arterial Future
Minor Arterial
Minor Arterial Future
Collector
Collector Future
Neightborhood Collector
Neightborhood Collector
Future
Local
Other
Pasco City Limits
Pasco Urban Growth
Boundary
Land Use
Future Land Use
Airport Reserve
Commercial
Confederated Tribes -
Colville
DNR Reserve
High Density Residential
Industrial
Low Density Residential
Medium Density
Residential
Medium High Density
Residential
Mixed Residential
Commercial
Mixed Use Interchange
Office
Open Space Parks
Public Quasi-Public
Reclamation
<all other values>
0 0.5 1 1.5 2Miles
²
KENNEWICK
RICHLAND
FRANKLIN COUNTY
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FILE NAME
1 of 1Scale: 1:28,000
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kaufmannc
CREATED BY
11/17/2025
PLOT DATE
NOTICE: WARRANTY OF ACCURACY.
The materials provided with this product, including but not limited to,
data, maps, and tables (collectively, 'information'), are presented 'AS IS'
without any warranty, express or implied. The City of Pasco and its staff
do not warrant the completeness, accuracy, or timeliness of the
information and shall not be liable for any inaccuracies or omissions. The
information is subject to change and is intended solely for general
informational purposes. Users should independently verify critical
information and seek professional advice when necessary. Prior to any
digging or excavation, it is essential for safety and compliance with local
regulations that users contact 'Call Before You Dig' services by dialing
811. This ensures the location and safety of underground utilities are
confirmed before any ground is broken. The City of Pasco does not
endorse any specific commercial products or services referenced in the
information. Reliance on this information is at the user's own risk.
NOTES
LEGEND
INFORMATION TECHNOLOGY DEPT
GIS
Proposed - LAND USE
0 0.5 1 1.5 2Miles
²
KENNEWICK
RICHLAND
FRANKLIN COUNTY
Land Use
Future Land Use
Airport Reserve
Commercial
Confederated Tribes - Colville
DNR Reserve
High Density Residential
Industrial
Low Density Residential Riverview
Low Density Residential
Medium Density Residential
Medium High Density Residential
Mixed Residential Commercial
Mixed Use Interchange
Office
Open Space Parks
Public Quasi-Public
Reclamation
Road Centerlines
Interstate
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Ramp
Principal Arterial
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Airport
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ZONING
FILE NAME
ZONING
1 of 1
SHEET NUMBERSCALE
kaufmannc
CREATED BY
7/16/2025
PLOT DATE
NOTES
NOTICE: WARRANTY OF ACCURACY.
The materials provided with this product, including but not limited to,
data, maps, and tables (collectively, 'information'), are presented 'AS IS'
without any warranty, express or implied. The City of Pasco and its staff
do not warrant the completeness, accuracy, or timeliness of the
information and shall not be liable for any inaccuracies or omissions. The
information is subject to change and is intended solely for general
informational purposes. Users should independently verify critical
information and seek professional advice when necessary. Prior to any
digging or excavation, it is essential for safety and compliance with local
regulations that users contact 'Call Before You Dig' services by dialing
811. This ensures the location and safety of underground utilities are
confirmed before any ground is broken. The City of Pasco does not
endorse any specific commercial products or services referenced in the
information. Reliance on this information is at the user's own risk.
LEGEND
INFORMATION TECHNOLOGY DEPT
GIS
Scale: 1:28,000
0 0.5 1 1.5 2Miles
²
KENNEWICK
RICHLAND
FRANKLIN COUNTY
Zoning
BP, Business Park
District
C-1, Retail Business
District
C-2, Central Business
Overlay District
C-3, General Business
District
C-R, Regional
Commercial District
I-1, Light Industrial
District
I-2, Medium Industrial
District
I-3, Heavy Industrial
District
O, Office District
MU, Mixed Use
R-1, Low-Density
Residential District
R-1-A, Low-Density
Residential Alternative
District
R-1-A2, Low-Density
Residential Alternative
District
R-1/PUD, Low Density
Residential Planned-Unit
Development
R-2, Medium-Density
Residential District
R-3, Medium-Density
Residential District
R-3/PUD, Medium
Density Residential
R-4, High-Density
Residential District
R-S-1, Low-Density
Suburban Residential
District
R-S-1/PUD, Suburban
Panned-Unit
Development
R-S-12, Residential
Suburban District
R-S-20, Residential
Suburban District
R-T, Residential
Transition District
RP, Residential Park
District
Boundaries
Pasco City Limits
Pasco Urban Growth
Boundary
Roads
Interstate
Highway
Ramp
Principal Arterial
Principal Arterial Future
Minor Arterial
Minor Arterial Future
Collector
Collector Future
Neightborhood Collector
Neightborhood Collector
Future
Local
Other
C-1
C-1
I-1
I-1
I-2
C-1
C-3
C-R
C-1
R-4
C-1
R-3
I-1
I-1
R-S-20
R-S-12
R-S-12
C-3
R-S-12
I-2
C-3
I-2
I-2
C-3
C-1
R-S-12
R-3
R-S-20
R-3
C-1
R-1
R-S-1
R-S-20
I-1
C-1
R-3
R-S-20
R-1
C-RR-3
R-4
R-2
C-3
R-T
I-1
I-1
I-1
I-1
R-S-20
R-S-12
R-1
R-1
R-1
R-4
R-4
MU
R-S-20
R-3
C-3
R-3
R-S-1
C-3
R-4
I-2
R-2
C-3
R-1
R-1
R-1
R-S-1/PUD
C-1
C-1
MU
R-S-20
R-S-20
R-S-20
R-1
R-1
I-1
C-1
MU
R-4
R-S-20
I-1
RP
I-1
I-1
I-1
I-2
BP
R-1
R-4
R-S-20
R-T
C-1
R-4
C-R
R-S-12
I-1
I-1
C-1
C-1
C-1
C-3
R-T
R-3
C-3
C-3
I-1
R-S-20
R-3
R-3
R-T
I-1
I-1
C-1
C-1
C-1
R-1
R-1
C-3
R-3
R-1
R-1
I-1
R-4
R-S-12
C-1
C-1
C-1
R-1
RP
I-1
C-1
R-4
R-S-1
R-1
C-1
R-4
R-1
R-1
C-3
R-S-1
C-R
RP
I-1
C-1
C-1
R-4
C-3
I-2
R-1
OR-1R-S-20
I-2
I-1
I-1
C-3
R-3
R-S-1
R-S-12
R-1
I-1
I-1
R-T
RP
R-1
I-2
R-T
R-T
R-1
I-1
RP
R-1
R-1
C-1
R-1
I-2
R-3
R-2
R-3
I-1
R-T
R-1
R-4
R-S-20
I-2
I-1
R-1
R-1
C-1
R-3
R-TR-T
I-1
I-1
C-R
R-3
I-3
I-3
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ZONING
FILE NAME
PROPOSED - ZONING
1 of 1
SHEET NUMBERSCALE
kaufmannc
CREATED BY
11/17/2025
PLOT DATE
NOTES
NOTICE: WARRANTY OF ACCURACY.
The materials provided with this product, including but not limited to,
data, maps, and tables (collectively, 'information'), are presented 'AS IS'
without any warranty, express or implied. The City of Pasco and its staff
do not warrant the completeness, accuracy, or timeliness of the
information and shall not be liable for any inaccuracies or omissions. The
information is subject to change and is intended solely for general
informational purposes. Users should independently verify critical
information and seek professional advice when necessary. Prior to any
digging or excavation, it is essential for safety and compliance with local
regulations that users contact 'Call Before You Dig' services by dialing
811. This ensures the location and safety of underground utilities are
confirmed before any ground is broken. The City of Pasco does not
endorse any specific commercial products or services referenced in the
information. Reliance on this information is at the user's own risk.
LEGEND
INFORMATION TECHNOLOGY DEPT
GIS
Scale: 1:28,000
0 0.5 1 1.5 2Miles
²
FRANKLIN COUNTY
Zone
BP, Business Park
C-1, Retail Business District
C-2, Central Business Overlay District
C-3, General Business District
C-R, Regional Commercial District
I-1, Light Industrial District
I-2, Medium Industrial District
I-3, Heavy Industrial District
MU, Mixed Use
O, Office District
R-1-A, Low-Density Residential
Alternative District
R-1-A2, Low-Density Residential
Alternative District
R-1/PUD, Low Density Residential
Planned-Unit Development
R-2, Medium-Density Residential
District
R-3, Medium-Density Residential
District
R-3/PUD, Medium Density Residential
R-4, High-Density Residential District
R-9, Low Density Residential District
R-S-1, Low-Density Suburban
Residential District
R-S-1/PUD, Suburban Panned-Unit
Development
R-S-12, Residential Suburban District
R-T, Residential Transition District
RP, Residential Park District
Other Boundaries
City Limits
Urban Growth Areas
Road Centerlines
Interstate
Highway
Ramp
Principal Arterial
Minor Arterial
Major Collector
Minor Collector
Neightborhood Collector
Local
Other
Principal Arterial Future
Major Collector Future
Minor Collector Future
Minor Arterial Future
Neightborhood Collector Future
ORDINANCE NO.4663
AN ORDINANCE OF THE CITY OF PASCO, WASHINGTON,
AMENDING THE FUTURE LAND USE MAP DESCRIPTIONS AND THE
PASCO MUNICIPAL CODE SECTION 25.215.015 "COMPREHENSIVE
PLAN LAND USE DENSITY TABLE" RELATED TO 2022 COMPREHENSIVE
PLAN DOCKET AND BROADMOOR MASTER PLAN.
WHEREAS, the Growth Management Act authorizes the City to, among other things,
amend the Comprehensive Plan on an annual basis; and
WHEREAS, the Planning Commission conducted workshops and public hearings
pursuant to legally required notice on the proposed amendment to the Comprehensive Plan and
recommended approval to the City Council; and
WHEREAS, the City Council considered and discussed the proposed annual amendment
to the Comprehensive Plan; and
WHEREAS, the City Council desires to amend the Future Land Use Map Descriptions
and Density Table.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO,
WASHINGTON DO ORDAIN AS FOLLOWS:
Section 1. The City Council finds that the amendment has met the decision criteria
contained in PMC 25.215.020; and that the amendment is consistent with the Comprehensive Plan
and the goals and policies of the City.
Section 2. That Section 25.215.015 entitled "Comprehensive Plan land use density
table" of the Pasco Municipal Code shall be and hereby is amended and shall read as follows:
25.215.015 Comprehensive Plan land use density table.
Maximum gross density of any proposed development within any zoning district,
expressed as dwelling units per acre, shall be no less than the corresponding
minimum density expressed in this section and no greater than the corresponding
maximum density expressed in this section, except as provided in Chapter 25.161
PMC.
Classification Purpose and Description Zoning
Open Space/Parks Land where development All zoning districts
will be severely Development of parks
restricted: park lands, and recreation facilities
trails and critical areas
Ordinance — Future Land Use Map &Amending PMC 25.215.015- 1
Classification Purpose and Description Zoning
requires special permit
review)
Low Density Residential Stele -€ate VarietyfR-S-20; R-S-12; R-S- residential
housinL, 1; R-1; R-1-A; R-1- de,
at a density A2 of —
to 5 3 to E. dwelling units
per acre Medium
Density Single f dwel '„g-s, R-2 through R-4; RP fflilyResidential
heffies, townhoeses, patiod
eendefnifl
Variety of residential
housing, at a density
of 6 to 20 dwelling
units per acre. High
Density Residential Multiple unit a„aftmeig R-4 or-
eendaminium Variety, of
residential housing at a density
21 units per acre or
more Mixed
Allow a eambina4ion of R-1 through R-4; C-1 Residential/
Commercial ffiixed use eside,Aia eeffhffier-
eial in the sam ae,,
oel ...meat Single faiiaily
n r and
O; Waterfront homes,
t f4 e apai4fflef4s-,
effd eendeminiums
Accommodates
a diverse range
of housing, non- residential
uses commercial
uses, neighborhood
retail and office
uses, parks and recreation
areas and civic
uses at
a density of 5 to 29 dwelling
units per acre. and
k oare s, o 0
parks, rs
aREIe. Commercial
Neighborhood, O;
BP; C-1; C-2; C- community and regional
3; CR shopping and specialty
Ordinance — Future Land
Use Map &Amending PMC 25.215.015- 2
Classification Purpose and Description Zoning
centers, business parks,
service and office uses
Industrial Manufacturing, food I-1;1-2; I-3
processing, storage and
wholesale distribution of
equipment and products,
hazardous material
storage, and
transportation related
facilities
Public and Quasi -Public Schools, civic centers, By special permit in
fire stations and other all districts (except I -
public uses 3 which has various
restrictions)
Airport Reserve Land occupied by the I-1
Tri-Cities Airport
DNR Reserve Transition lands owned I-1
and presently managed
by DNR for natural
resource production.
Characteristics include,
but are not limited to,
proximity to urban -type
development, road and
utility infrastructure, and
market demand.
Medium High Density
Re i,lent'.,1
Bfe,,dRiee,- e, ly; single
te. flhe.,senT
6611deffliflieffis, and
ltif milt'; 4 15
N i.,e,-1 Use 1pAeFel,ange B-e.,.lme 1y; .,long 1 N4U-1r- ai
192 e eefftmutef
eek ele.... sef yieen an
b-Lee , e .n>
e ffiee and retail ttses-
Ordinance - Future Land Use Map &Amending PMC 25.215.015- 3
Classification Purpose and Description Zoning
te..,ff a„sew „kift.,i;1<.
neiglbefkeed
stores, e,e• ell,
neighbefheed seale
ffiees aiidases
T iEe.l Use Deg e,...,1 Br-e.,dmee.. N4U4only; general
retaila e+•ons an
shops, gr-aeefy star -es,
s;,1e.,t;al .,be .er-e
1 /e f ee, . liig
dens t.,
dining, ePAet4aiflffiei4
use
Of4ee Weadffieer-emsy;
1e e o
to
04
Ord. 4575 § 14, 2022.]
Section 3. Severability. If any section, subsection, sentence, clause, phrase or word
of this Ordinance is held to be invalid or unconstitutional by a court of competent jurisdiction,
such invalidity or unconstitutionality thereof shall not affect the validity or constitutionality of any
other section, subsection, sentence, clause, phrase or word of this Ordinance.
Section 4. Corrections. Upon approval by the city attorney, the city clerk or the code
reviser are authorized to make necessary corrections to this Ordinance, including scrivener's errors
or clerical mistakes; reference to other local, state, or federal laws, rules, or regulations; or
numbering or referencing of Ordinances or their sections and subsections.
Section 5. Effective Date. This Ordinance shall take full force and effect five (5) days
after approval, passage and publication as required by law.
Ordinance — Future Land Use Map &Amending PMC 25.215.015- 4
PASSED by the City Council of the City of Pasco, Washington, on this 17th day of April,
2023.
Blanche Barajas
Mayor
ATTEST:
Debra Barham, CMC
City Clerk
Published:
APPROVED AS TO FORM:
e Law, PLLC
City rneys
Ordinance — Future Land Use Map &Amending PMC 25.215.015- 5
PROPOSED MUNICIPAL CODE TEXT AMENDMENTS
Additions are shown in blue underline; deletions are shown in red strikethrough
Title 25 ZONING
Chapters:
• 25.05 Title – Purpose
• 25.10 Interpretation and Enforcement
• 25.15 Definitions
• 25.20 Zoning Districts Established – Zoning Map
• 25.22 Zone District Standards
• 25.25 R-T Residential Transition District
• 25.30 R-S-20 Suburban District R-15 Low Density Residential District
• 25.35 R-S-12 Suburban District
• 25.40 R-S-1 Suburban District
• 25.45 R-1 Low Density Residential District
• 25.50 R-1-A Low Density Residential Alternate District
• 25.55 R-1-A2 Low Density Residential Alternate District
• 25.60 R-2 Medium Density Residential District
• 25.65 R-3 Medium Density Residential District
• 25.70 R-4 High Density Residential District
• 25.75 RP Residential Park District
• 25.80 O Office District
• 25.85 C -1 Retail Business District
• 25.90 C-2 Central Business District
• 25.95 Downtown Pasco Overlay District
• 25.97 Broadmoor Overlay District
• 25.100 C-3 General Business District
• 25.105 C-R Regional Commercial District
• 25.110 BP Business Park District
• 25.115 I-1 Light Industrial District
• 25.120 I-2 Medium Industrial District
• 25.125 I-3 Heavy Industrial District
• 25.127 Mixed-Use District
• 25.130 I-182 Corridor Overlay District
• 25.135 Commercial Corridors Design Standards
• 25.140 Planned Unit Development
• 25.145 Planned Density Development
• 25.150 Home Occupations
• 25.155 Density Increase
• 25.160 Recreational Vehicle Parks
• 25.161 Accessory Dwelling Units
• 25.162 Single Room Occupancy Housing
• 25.163 Overnight Truck Parking and Habitation
• 25.165 Use Regulations
• 25.170 Nonconforming Uses
• 25.175 Site and Building Design Standards
• 25.176 Drive-Through Facility Design Standards
• 25.180 Landscaping and Screening
• 25.185 Off-Street Parking
• 25.190 Airport Overlay District
• 25.195 Land Use Hearings by Examiner
• 25.197 Mineral Lands
• 25.200 Special Permits
• 25.205 Homeless Temporary Shelters
• 25.210 Amendments and Rezoning
• 25.215 Comprehensive Plan
• 25.220 Annexation Procedure
Chapter 25.30 R-S-20 SUBURBAN DISTRICT R-15 Low Density Residential District
Sections:
• 25.30.010Purpose.
• 25.30.020Permitted uses.
• 25.30.030Permitted accessory uses.
• 25.30.040Conditional uses.
• 25.30.050Development standards.
25.30.010 Purpose.
The R-S-20 suburban district R-15 Low Density Residential District is established to
provide a low-density residential environment permitting a gross density of two to flve three
dwelling units per acre., as set forth in the Comprehensive Plan land use density table in
PMC 25.215.015. Lands within this district shall, unless speciflcally allowed herein,
contain suburban residential development with large lots and expansive yards. Structures
in this district are limited to single-family dwellings and customary accessory structures.
Certain public facilities and institutions may also be permitted, provided their nature and
location are not detrimental to the intended suburban residential environment. [Ord. 4575
§ 5, 2022; Ord. 3354 § 2, 1999; Code 1970 § 25.22.010.]
25.30.020 Permitted uses.
The following uses shall be permitted in the R-S-20 suburban district:
(1) Single-family dwellings; and
(2) New factory-assembled homes.
(3) Nothing contained in this section shall be deemed to prohibit the use of vacant
property for gardening or fruit raising. [Ord. 4575 § 5, 2022; Ord. 3731 § 3, 2005; Ord. 3354
§ 2, 1999; Code 1970 § 25.22.020.]
25.30.030 Permitted accessory uses.
The following uses shall be permitted as accessory to a permitted use in the R-S-20
suburban district:
(1) Detached residential garages as deflned in PMC 25.15.090, provided they do not
exceed the height of 18 feet and are no larger than 1,600 square feet in area. For each
additional 20,000 square feet of lot area, the gross fioor area of detached shops and
garages can be increased by 400 square feet. A greater height may be approved by special
permit based upon the review criteria listed in PMC 25.200.080 and 25.200.090;
(2) Home occupations as deflned in PMC 25.15.100;
(3) Storage buildings cumulatively not exceeding 480 square feet of gross fioor area and 15
feet in height; provided no container storage, as deflned in PMC 25.15.210, shall be
permitted. For each additional 20,000 square feet of lot area, the gross fioor area of storage
sheds can be increased by 400 square feet;
(4) Agricultural uses (limited), as deflned in PMC 25.15.030 (except that the keeping of
animals shall be permitted on parcels consisting of 10,000 square feet over and above an
area equal in size to 12,000 square feet set aside for the dwelling on the parcel);
(5) One animal unit (as deflned in PMC 25.15.030) shall be allowed for each full 10,000-
square-foot increment of land over and above an area equal in size to 12,000 square feet
set aside for the dwelling on the same parcel, provided all barns, barnyards, chicken
houses, or corrals shall be located not less than 25 feet from a public roadway and not less
than 10 feet from any adjoining property held under separate ownership; and provided, that
said number of chickens, fowl or rabbits does not exceed two animal units;
(6) The keeping of dogs and cats, provided such number of animals does not exceed three
dogs and three cats;
(7) Family day care home in conformance with Chapter 388-73 WAC as now existing and
as amended and Chapter 25.150 PMC;
(8) Accessory dwelling units;
(9) Family home preschool in conformance with Chapter 25.150 PMC; and
(10) For lots with a minimum of 5,000 square feet but less than 22,000 square feet the
keeping of dogs, cats, rabbits, and chicken hens, provided such number of animals does
not exceed three dogs and/or three cats, and/or three rabbits and/or three chicken hens,
the total number of animals not to exceed six; in all cases, animals shall not be allowed to
roam or fiy to other properties; roosters are not allowed. Structures related to rabbits
and/or chicken hens, such as rabbit hutches and/or chicken coops, must be at least 10 feet
from any property line, may not exceed six feet in height and 30 square feet in size, and
must be located behind the rear line of the dwelling. Property owners shall not allow such
structures to become a nuisance due to noise or odor. [Ord. 4575 § 5, 2022; Ord. 4144 § 1,
2014; Ord. 4110 § 8, 2013; Ord. 4036 § 2, 2011; Ord. 3688 § 1, 2004; Ord. 3354 § 2, 1999;
Code 1970 § 25.22.030.]
25.30.040 Conditional uses.
In addition to the unclassifled uses listed in Chapter 25.200 PMC, the following uses may
be permitted by special permit as provided in Chapter 25.200 PMC:
(1) Churches and similar places of worship;
(2) Public libraries and municipal office buildings;
(3) Public and private schools, public parks and playgrounds;
(4) Fire department station houses;
(5) Day-care centers and preschool centers;
(6) Agricultural use (commercial);
(7) Buildings in conjunction with an agricultural use (limited), provided the parcel contains
at least flve acres and the building will not be used for the conduct or support of any
business activity; and
(8) Unclassifled uses as listed in PMC 25.200.020. [Ord. 4575 § 5, 2022; Ord. 4110 § 8,
2013; Ord. 3667 § 1, 2004; Ord. 3354 § 2, 1999; Code 1970 § 25.22.040.]
25.30.050 Development standards.
(1) Minimum lot area: 20,000 square feet.
Minimum Lot Area: 14,520 square feet.
Maximum Lot Size: One-half (½) acre.
Permitted Density: 2–3 dwelling units per acre.
(a) Lot Size Adjustments: The Director may approve adjustments to individual lot sizes of up
to twenty (20) percent above or below the minimum lot area where necessary to comply
with Benton-Franklin Health Department on-site septic system requirements or to address
site-speciflc constraints such as soil conditions, drainage, topography, or irregular parcel
conflguration.
Any adjustment to individual lot size approved under this subsection shall be
accommodated through lot size averaging, such that the overall development maintains a
density of 2–3 dwelling units per acre. Development of densities outside this range is not
permitted.
(2) Density: One dwelling unit per lot, except as provided in PMC 25.30.030(8).
(3) Maximum lot coverage: 405 percent.
(4) Minimum Yard Setbacks.
(a) Front: 25 20 feet.
(b) Side: 10 feet.
(c) Rear. Principal building: 25 20 feet.
Accessory buildings: Accessory buildings adjacent to an alley may be placed on the alley
line, provided there are no openings in the wall adjacent to the alley. Garages with vehicle
doors adjacent to an alley shall be set back from the alley 20 feet. Where there is no alley,
the setback shall be 10 feet.
(5) Maximum Building Height.
(a) Principal building: 35 feet, except a greater height may be approved by special permit.
(b) Accessory buildings: 15 feet.
(6) Fences and hedges: See Chapter 25.180 PMC.
(7) Parking: See Chapter 25.185 PMC.
(8) Landscaping: See Chapter 25.180 PMC.
(9) Residential design standards: See PMC 25.165.100. [Ord. 4575 § 5, 2022; Ord. 4110
§ 8, 2013; Ord. 3731 § 4, 2005; Ord. 3354 § 2, 1999; Code 1970 § 25.22.050.]
Chapter 25.185 OFF-STREET PARKING
25.185.030 General provisions.
(1) The off-street parking and loading facilities required by this chapter shall be
established prior to the occupancy of any new or enlarged structure;
(2) Required off-street parking spaces shall provide vehicle parking only for residents,
customers, patrons, and employees and shall not be used for the storage of equipment or
materials, or for the sale, repair or servicing of any vehicle;
(3) Any area once designated for required off-street parking shall not be used for any other
purpose unless and until equal facilities are provided elsewhere and a site plan has been
approved to refiect the change, or the primary use of the property is changed to a use
requiring less off-street parking;
(4) The required front yard in the single-family residential districts shall not be used for off-
street parking for flve or more cars. The storage and parking of vehicles in front yard areas
of single-family properties shall be limited to that area formed and bounded by parallel
lines extending from the outer dimension of a garage, carport, or parking slab to the right-
of-way. An additional area between the nearest side property line and the driveway of not
more than 10 feet by 20 feet may be used for additional parking. On lots with 100 feet of
frontage or more, parking may be permitted on circular drives. All primary parking areas
and driveways in front yards shall be hard surfaced, except in the R-S-20 R-15 and R-S-12
districts, driveways may be of an all-weather surface, provided the flrst 20 feet from the
right-of-way is hard surfaced; and
(5) In the R-2, R-3 and R-4 residential districts off-street parking spaces for multiple-family
dwellings shall not be located in the front yard, except that a single two -lane drive may
extend through the required front yard, provided no portion of the drive is within 10 feet of a
dwelling unit entry nor flve feet from any portion of a residential structure. [Ord. 4700A § 17,
2023; Ord. 3354 § 2, 1999; Code 1970 § 25.78.030.]
25.185.140 Recreational equipment parking.
Boats, motor homes, camp trailers, travel trailer, flfth wheels, pickup campers, utility
trailers, and snowmobiles as deflned herein may be stored in all yard areas within the R-1,
R-2, R-3 and R-4 districts, and only within the side and rear yards in the R-S-20 R-15, R-S-12
and R-S-1 districts. All storage areas shall be surfaced with all-weather materials such as
asphalt, brick, stone, concrete or gravel. Additionally, the storage and parking of said items
in residential districts shall, at all times, comply with the parking conditions in
PMC 25.185.030(4). Bona flde guests of the occupants of the premises may temporarily
park on driveways for periods not to exceed 10 days in any 60-day period. [Ord. 4700A § 17,
2023; Ord. 3354 § 2, 1999; Code 1970 § 25.78.140.]
Chapter 25.20 ZONING DISTRICTS ESTABLISHED – ZONING MAP
5.20.010 Establishment of zoning districts.
For the purpose of promoting the public health, safety, morals, and general welfare of the
City, the City is divided into the following types of zones:
R-T District Residential Transition District
R-S-20 District
R-15
Residential Suburban District
Low-Density Residential District
R-S-12 District Residential Suburban District
R-S-1 District Low-Density Suburban Residential District
R-1 District Low-Density Residential District
R-1-A District Low-Density Residential Alternative District
R-1-A2 District Low-Density Residential Alternative District
R-2 District Medium-Density Residential District
R-3 District Medium-Density Residential District
R-4 District High-Density Residential District
RP District Residential Park District
O District Office District
C-1 District Retail Business District
C-2 District Central Business District
C-2 Overlay District Central Business Overlay District
C-3 District General Business District
C-R District Regional Commercial District
BP District Business Park District
I-182 Overlay District I-182 Corridor Overlay District
I-1 District Light Industrial District
I-2 District Medium Industrial District
I-3 District Heavy Industrial District
MU District Mixed-Use District
[Ord. 4668 § 1, 2023; Ord. 4514 § 1, 2021; Ord. 4110 § 6, 2013; Ord. 3731 § 27, 2005; Ord.
3354 § 2, 1999; Code 1970 § 25.16.010.]
Chapter 25.175 SITE AND BUILDING DESIGN STANDARDS
25.175.020 Setbacks.
(1) Variable Yard Requirements. The City Council, on recommendation of the Planning
Commission, and after a public hearing held by the Planning Commission, may establish a
building line along certain streets throughout certain zones or throughout certain natural
areas, other than the setback requirements as established herein, when it is found that to
do so will protect public health, welfare and safety;
(2) Where any setback is required, no building shall be hereafter erected, altered, or
placed in the setback, except:
(a) Eaves, cornices, belt courses, and similar ornamentation may project into the setback
not more than two feet;
(b) Steps, platforms, and open porches may extend into the rear yard setback, but not
more than four feet;
(3) An open or enclosed porch shall be considered part of a building in the determination
of the front yard setback and lot coverage;
(4)
(a) Where two contiguous corner lots, or two lots separated only by an alley, form the
entire frontage between two parallel streets and there is erected a solid six-foot fence,
permitted accessory buildings may be located not closer than flve feet from the property
line along the street on which there is a solid six-foot fence. This reduced setback shall not
apply to garages or accessory buildings higher than 10 feet.
(b) Where two contiguous corner lots form the entire frontage between two parallel
streets, the front yard along the common fianking street shall be reduced to 15 feet. This
reduction shall not apply to garages that are accessed from the fianking street.
(c) Within the R-S-20 R-15, R-S-12, R-S-1 and R-1-A/A2 districts, where the front yard of a
lawfully existing structure is less than that required for the district in which the structure is
located, alteration or enlargement of said structure may be permitted, but shall not further
reduce the existing front yard dimension or be located closer than 15 feet from the front
property line, whichever is the most restrictive;
(d) Within the R-S-20 R-15, R-S-12, R-S-1 and R-1-A/A2 districts, where the front yards
provided for lawfully existing structures upon the majority of lots within the same block
front and on the same side of the street are of less depth than required by the applicable
district regulation, the minimum front yard requirement for the remaining unoccupied lots
within the same block front and on the same side of the street shall be reduced to a depth
not less than the average front yard dimension provided by said existing structures, but in
no case shall the front yard depth be less than 15 feet.
(e) Handicapped access ramps may encroach within the front yard setback of all
residential zoning districts, provided such ramps are built to the Washington State Building
Code standards. The ramps must also be constructed and flnished to complement the
dwelling with respect to flnishes and construction materials and must be built in a
workmanlike manner;
(5) Commercial Yard Exception Requirements. 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 shall conform to and meet the front, side or rear yard setbacks in the adjoining
residentially zoned lot;
(6) Residential Yards in Commercial Districts. Nonconforming residential uses in
commercial or industrial districts must maintain residential setbacks as provided in
PMC 25.45.050; and
(7) Vision Triangle. No building, wall, fence or other structure higher than 36 inches above
curb grade shall be placed in a C-3 or I-1 district within any vision triangle, the equal legs of
which are formed by lines measured 20 feet along the property line from the intersection of
two streets, or 15 feet from the intersection of a street and alley. [Ord. 4700A § 16, 2023;
Ord. 3603 § 1, 2003; Ord. 3354 § 2, 1999; Code 1970 § 25.74.030.]
Chapter 21.15 STREETS
21.15.010 Street connectivity.
(1) Connectivity to Abutting Lands. The street system of a proposed subdivision shall be
designed to provide direct and efficient connections to existing, proposed, and planned
streets adjacent to the subdivision. Wherever a proposed development abuts unplatted
land or a future development phase of an existing development, street stubs shall be
provided to allow access to future abutting subdivisions and to extend the street system
into the surrounding area. Street ends shall contain turnarounds constructed to Uniform
Fire Code standards and shall be designed to facilitate future extension in terms of grading,
width, and temporary barricades.
(2) Future Street Plan. Subdivision applicants must demonstrate, pursuant to City
standards, that the proposed development does not preclude future street connections to
adjacent lands.
(3) Public Street and Street Connectivity Requirements. Dedicating or deeding property for
right-of-way or a portion thereof to the City for public streets within, or along the
boundaries of all residential subdivisions or developments, shall be required as a condition
of application approval where the following can be demonstrated:
(a) Facts support that such dedication is reasonably necessary as a result of the impact
created by the proposed development;
(b) Such dedication will result in proportionate mitigation of the impact in the reasonably
foreseeable future;
(c) Connectivity to the existing or foreseeable future public right-of-way is feasible; and
(d) One or more of the following circumstances are met:
(i) A city transportation plan indicates the necessity of a new or additional right-of-way or
portion thereof for street purposes;
(ii) The dedication is necessary to provide additions of right-of-way to existing right-of-way
to meet city road standards;
(iii) The dedication is necessary to extend or to complete the existing or future
neighborhood street pattern;
(iv) The dedication is necessary to comply with road standards and city transportation
plans;
(v) The dedication is necessary to provide a public transportation system that supports
future development of abutting property consistent with the Comprehensive Plan or Pasco
Municipal Code.
(4) Dead-End Streets. Dead-end streets are prohibited; except, where the Comprehensive
Plan or preliminary plat indicates a street is to continue past the subdivider’s property, the
City may allow the dead end until such time as the street can be built through at a later
date. Dead-end streets may be permitted in the R-S-20 R-15 and R-S-12 districts as
provided in PMC 21.15.080.
(5) Half Streets. Half streets shall be prohibited except that the City may permit their
inclusion in cases where a normal alignment of a present or future planned street will fall
half on an adjoining ownership.
(6) Street Names. Streets shall be named to conform with existing streets on the same or
reasonably similar alignment. New street names shall be reviewed by the Planning
Department, the Fire Department and/or the Emergency 911 Coordinator to ensure that no
confusion with existing street names occurs. [Ord. 4694 § 6, 2023; Ord. 3736 § 1, 2005;
Ord. 3398 § 2, 1999; Code 1970 § 26.12.010.]
21.15.080 Hammerhead/T.
Hammerhead/Ts are only permitted in R-S-20 R-15 and R-S-12 zoning districts where
property was platted in the county prior to annexation and existing development precludes
the expectation requirement that a standard cul-de-sac can be developed.
(1) Dead-end streets with hammerheads should normally be less than 300 feet, but will be
permitted up to 450 feet in length.
(2) Streets with hammerheads shall not serve more than eight lots.
(3) Right-of-Way Widths for Streets Intersecting Hammerheads. Minimum right-of-way
widths for all dead-end streets with hammerheads serving no more than eight lots shall not
be less than 40 feet, with no on-street parking.
(4) Right-of-Way Widths for Hammerheads. Minimum right-of-way widths for
hammerheads shall not be less than 30 feet, with no on-street parking.
(5) Roadway Widths. Minimum roadway widths for all dead-end streets with
hammerheads shall not be less than the following dimensions:
(a) Thirty-two feet from the face of curb to the face of curb;
(b) Thirty feet of pavement width where there is no curb and gutter;
(c) Twenty-eight feet of pavement for hammerheads;
(6) Hammerheads shall comply with the minimum requirements set forth in Figure
21.15.080.01 or 21.15.080.02.
Figure 21.15.080.01. Connecting Road
Figure 21.15.080.02. Connecting Road
[Ord. 4694 § 6, 2023; Ord. 3736 § 3, 2005; Code 1970 § 26.12.075.]
Chapter 25.165 USE REGULATIONS
25.165.200 Vehicle-related uses.
(1) Any building to be used as an auto body shop, as deflned in PMC 25.15.030, shall have
a spray paint room or spray paint booth which complies with the requirements of the
International Fire Code and/or International Building Code;
(2) Inoperable vehicles, as deflned in PMC 25.15.240, are permitted within the R-T, R-S-20
R-15, R-S-12, R-S-1, R-1, R-2, R-3, R-4, and RFA-1/1-A districts and on all nonconforming
residential uses in other districts subject to the following conditions:
(a) Only one inoperable vehicle may be stored outside of a fully enclosed building on the
property, as an accessory use to a dwelling unit.
(b) The inoperable vehicle stored outside shall not be stored upon a public right-of-way or
in the front or side yard areas of the property, and shall not confiict with other residential
requirements, such as off-street parking and lot coverage.
(c) The trunk of the outside inoperable vehicle shall be removed or locked at all times it is
unattended, and the unattended vehicle shall be completely enclosed within a six-foot
fence, which is fully sight obscuring.
(d) All vehicle parts not properly installed upon a vehicle shall be stored inside a fully
enclosed building, except that parts may be stored within the outside inoperable vehicle.
(3) In the C-3 and I-1 zoning districts, inoperable vehicles, as deflned in PMC 25.15.240,
and vehicle parts, tires and accessories that are not readily movable and for immediate
sale shall be stored or parked behind screening as provided by PMC 25.180.040(1)(d). [Ord.
4700A § 14, 2023; Ord. 4121 § 3, 2013; Ord. 3354 § 2, 1999; Code 1970 § 25.70.150.]
Chapter 25.215 COMPREHENSIVE PLAN
Sections:
• 25.215.010 Adopted.
• 25.215.015 Comprehensive Plan land use density table.
• 25.215.020 Comprehensive Plan amendment.
25.215.010 Adopted.
The Pasco Comprehensive Plan is a statement of goals and policies that outline the
community’s vision for the future. The Plan guides City decisions on how to address rapid
population growth and housing, land-use, transportation, natural and built environment,
economic opportunities and where to make capital investments aimed at improving our
community’s quality of life. The Pasco Comprehensive Plan land use density table is hereby
incorporated herein as adopted in PMC 25.215.015 as the gross density standard for the
development and redevelopment of lands within the City of Pasco Urban Growth
Area. [Ord. 4575 § 14, 2022; Ord. 3354 § 2, 1999; Code 1970 § 25.92.010.]
25.215.015 Comprehensive Plan land use density table.
Maximum gross density of any proposed development within any zoning district, expressed
as dwelling units per acre, shall be no less than the corresponding minimum density
expressed in this section and no greater than the corresponding maximum density
expressed in this section, except as provided in Chapter 25.161 PMC.
Classification Purpose and Description Zoning
Open Space/Parks Land where development will be
severely restricted: park lands, trails
and critical areas
All zoning districts
(Development of parks
and recreation facilities
requires special permit
review)
Low Density Residential -
Riverview
Variety of residential housing at a
density of 2-5 units per acre.
R-15
Low Density Residential Variety of residential housing at a
density of 3 to 6 dwelling units per
acre
R-S-20; R-S-12; R-S-1;
R-1; R-1-A; R-1-A2
Medium Density Residential Variety of residential housing at a
density of 6 to 20 dwelling units per
acre.
R-2 through R-4; RP
High Density Residential Variety of residential housing at a
density 21 units per acre or more
R-4
Mixed
Residential/Commercial
Accommodates a diverse range of
housing, nonresidential uses,
commercial uses, neighborhood
retail and office uses, parks and
recreation areas, and civic uses at a
density of 5 to 29 dwelling units per
acre
R-1 through R-4; C-1
and O; Waterfront
Commercial Neighborhood, community and
regional shopping and specialty
centers, business parks, service and
office uses
O; BP; C-1; C-2; C-3; CR
Industrial Manufacturing, food processing,
storage and wholesale distribution of
equipment and products, hazardous
material storage, and transportation
related facilities
I-1; I-2; I-3
Public and Quasi-Public Schools, civic centers, flre stations
and other public uses
By special permit in all
districts (except I-3
which has various
restrictions)
Airport Reserve Land occupied by the Tri-Cities
Airport
I-1
DNR Reserve Transition lands owned and presently
managed by DNR for natural resource
production. Characteristics include,
but are not limited to, proximity to
urban-type development, road and
I-1
utility infrastructure, and market
demand.
[Ord. 4663 § 2, 2023; Ord. 4575 § 14, 2022.]
Chapter 25.185 OFF-STREET PARKING
25.185.030 General provisions.
(1) The off-street parking and loading facilities required by this chapter shall be
established prior to the occupancy of any new or enlarged structure;
(2) Required off-street parking spaces shall provide vehicle parking only for residents,
customers, patrons, and employees and shall not be used for the storage of equipment or
materials, or for the sale, repair or servicing of any vehicle;
(3) Any area once designated for required off-street parking shall not be used for any other
purpose unless and until equal facilities are provided elsewhere and a site plan has been
approved to refiect the change, or the primary use of the property is changed to a use
requiring less off-street parking;
(4) The required front yard in the single-family residential districts shall not be used for off-
street parking for flve or more cars. The storage and parking of vehicles in front yard areas
of single-family properties shall be limited to that area formed and bounded by parallel
lines extending from the outer dimension of a garage, carport, or parking slab to the right-
of-way. An additional area between the nearest side property line and the driveway of not
more than 10 feet by 20 feet may be used for additional parking. On lots with 100 feet of
frontage or more, parking may be permitted on circular drives. All primary parking areas
and driveways in front yards shall be hard surfaced, except in the R-S-20 R-15 and R-S-12
districts, driveways may be of an all-weather surface, provided the flrst 20 feet from the
right-of-way is hard surfaced; and
(5) In the R-2, R-3 and R-4 residential districts off-street parking spaces for multiple-family
dwellings shall not be located in the front yard, except that a single two -lane drive may
extend through the required front yard, provided no portion of the drive is within 10 feet of a
dwelling unit entry nor flve feet from any portion of a residential structure. [Ord. 4700A § 17,
2023; Ord. 3354 § 2, 1999; Code 1970 § 25.78.030.]
25.185.140 Recreational equipment parking.
Boats, motor homes, camp trailers, travel trailer, flfth wheels, pickup campers, utility
trailers, and snowmobiles as deflned herein may be stored in all yard areas within the R-1,
R-2, R-3 and R-4 districts, and only within the side and rear yards in the R-S-20 R-15, R-S-12
and R-S-1 districts. All storage areas shall be surfaced with all-weather materials such as
asphalt, brick, stone, concrete or gravel. Additionally, the storage and parking of said items
in residential districts shall, at all times, comply with the parking conditions in
PMC 25.185.030(4). Bona flde guests of the occupants of the premises may temporarily
park on driveways for periods not to exceed 10 days in any 60-day period. [Ord. 4700A § 17,
2023; Ord. 3354 § 2, 1999; Code 1970 § 25.78.140.]
Chapter 17.15 SIGN ALLOWANCE TABLE
17.15.010Interpretation of sign allowance table.
(1) The sign allowance table, as incorporated herein, determines whether a speciflc sign is
allowed in a zone district or by land use activity. The zone district or land use activity is
identifled in the left column and the speciflc sign allowances are located in the rows of the
table.
(2) If no symbol or number appears in the table box at the intersection of the column and
row, the sign is not allowed in that category or is not subject to an allowance.
(3) If a number appears in the table box at the intersection of the column and row or in the
column or row heading, the sign may be allowed subject to the appropriate requirement
and speciflc conditions indicated in the table footnotes.
(4) All applicable requirements shall govern a sign whether or not the requirements are
cross-referenced in the table.
Sign Allowance Table
Permit requirement
| Material restrictions
| | Number of signs
| | | Allowable surface area in sq. ft. (1)
| | | | Height in feet (2)
| | | | | Projection over ROW to curb line
| | | | | | Spacing in linear feet (3)
| | | | | | | Visible ground plane/passage area (4)
| | | | | | | | Setback from adjacent property line
| | | | | | | | | Setback from ROW in feet (5)
| | | | | | | | | |
| | | | | | | | | | Duration (days)
| | | | | | | | | | | Notes
| | | | | | | | | | | |
Access, landmark, and informational signs - all zones
entry/exit freestanding
pedestal/pole sign
yes durable 1 4 4 5 0 per
exit/entry
landmark wall sign/plaque yes durable 1 10 8 5 0 per building
frontage
informational -
private (6)
wall sign no durable 1 2 8 5 0 per building
frontage
freestanding
pedestal/pole sign
no durable 1 6 4 5 0 per street
frontage
informational -
public
wall sign no durable 1 2 8 5 0 per building
frontage
freestanding
pedestal/pole sign
no durable 1 6 4 5 0 per street
frontage
Permanent signs
Residential districts - RT, R-S-20R-15, R-S-12, R-S-1, R-1, RFAH-1/1A, R-2, R-3, R-4, RMHP
identiflcation -
dwelling unit
wall sign no durable 1 2 8 5 0 per property
freestanding
pedestal/pole sign (17)
no durable 1 2 4 5 0 per property
identiflcation -
bldg complex
wall sign yes durable 1 24 20 5 0 per building
frontage
freestanding
pedestal/pole sign (17)
yes durable 1 24 4 5 0 per street
frontage
daycare facility wall sign yes durable 1 16 20 5 0 per building
frontage
commercial freestanding
pedestal/pole sign (17)
yes durable 1 16 15 5 0 per street
frontage
school/religious
use (15)
wall sign yes durable 1 24 20 5 0 per building
frontage
freestanding
pedestal/pole sign (17)
yes durable 1 40 15 5 0 per street
frontage
freestanding
marquee/readerboard
sign (17)
yes durable 1 24 15 5 0 per street
frontage
Office/commercial districts - O, C-1, C-2, C-3, C-R, BP, I-1, I-2, I-3
Composite allowance - all sign surfaces
maximum per sign window sign (11) no transparent na 25% 15
per building/street
frontage
awning sign per
business
yes durable 1 24 15 (2)
8 may extend
over
walkway
canopy sign yes maintained na 25% 24 (2)
8 may extend
over
walkway
wall sign yes durable na 25% na 14 0
blade/projecting sign yes durable 1 125 (2)
(2)
5 0
freestanding pedestal
sign
yes durable 1 350 15 0 5 0
freestanding
marquee/readerboard
sign (17)
yes durable 1 48 15 5 0 per street
frontage
freestanding pole -
tenant directory sign (17)
yes durable 1 12 35 0 6 5 0 up to 12
tenants per
sign
freestanding pole
sign (17)
yes durable 1 350 35 0 6 5 0
freestanding billboard
sign (7)(17)
yes durable 1 250 35 0 500 6 5 0 Maximum 25
billboard
sign
structures in
City.
freestanding digital
billboard sign (7)(17)
yes durable 1 250 35 0 500 6 5 0
off-premises
directional sign (14)
yes durable 1 5 15 5 0
Commercial/industrial districts - C-3, C-R, BP, I-1, I-2, I-3
maximum per sign freeway sign yes durable 1 350 70 500 6 35 35 per freeway
frontage
per freeway or freeway
interchange (9) sign
yes durable 1 480 70 500 6 35 35 per 15-acre
site
minimum
frontage property and freeway
readerboard (9) sign
yes durable 1 150 35 500 6 35 35 per 15-acre
site
minimum
Limited duration signs
Undeveloped property
Residential freestanding
pedestal/pole sign
yes durable 1 24 8 5 0 15 after closing
- lot
- tract freestanding
pedestal/pole sign
yes durable 1 60 8 5 0 15 after last
closing
Commercial freestanding
pedestal/pole sign
yes durable 1 24 8 5 0 15 after closing
- lot
- tract freestanding
pedestal/pole sign
yes durable 1 60 8 5 0 15 after closing
Construction wall/banner sign yes durable 1 24 8 5 0 const
freestanding
pedestal/pole sign
yes durable 1 32 8 5 0 const
Real estate sales/rentals per building or property
Residential zones window/poster sign no 1 2 0 15 after closing
freestanding
pedestal/pole sign (10)
no durable 1 6 8 5 0 15 after closing
freestanding sign (10) no durable 2 2 8 5 0 15 after closing
Commercial
zones (12)
window/poster sign no 1 2 0 15 after closing
wall/banner sign no durable 1 6 20 5 0 15 after closing
freestanding
pedestal/pole sign (9)
no durable 1 6 8 5 0 15 after closing
Temporary signs
Open house - real
estate sales
sandwich -
directional (10)
no durable 4 6 4 5 0 after event
sandwich - site (10) no durable 1 6 4 5 0 after event
Special event - sales, charities, etc.
Schools,
churches, parks,
farmers mkt, Xmas
trees
sandwich -
directional (10)
no durable 4 6 4 5 0 after event
sandwich - site (10) no durable 1 6 4 5 0 after event
window poster no na 50% after event
window banner no durable 1 16 0 after event
wall sign/banner no durable 1 64 20 5 0 after event
banner - mounted
freestanding pole
no durable 1 10 20 (2)
8 5 0 after event
marquee/readerboard -
portable
no durable 1 18 4 5 0 after event
balloons (12) no biodegradable 15 20 5 after event
Residential zones sandwich -
directional (10)
no durable 2 6 4 5 0 after event
sandwich - site (10) no durable 1 6 4 5 0 after event
Commercial zones sandwich -
directional (10)
no durable 2 6 4 5 0 after event
sandwich - site (10) no durable 1 6 4 5 0 after event
window poster no na 50% after event
window banner no durable 1 16 0 after event
wall sign/banner no durable 1 64 20 5 0 after event
banner - mounted
freestanding pole
no durable 1 16 20 (2)
8 5 0 after event
marquee/readerboard -
portable
no durable 1 18 4 5 0 after event
balloons (12) no biodegradable 15 20 5 after event
infiatables (13) yes nonfiammable 1 350 70 250 5 0 after event
SR-12/395 and I-
182
infiatables (13) yes nonfiammable 1 350 70 500 5 0 after event
Political (16) freestanding no durable na 6 4 5 0 10 after
election
1The area within a continuous perimeter enclosing the outer limits of the sign face, but not
including structural elements, which are not a part of the display. The area of a two-sided
sign equals the area of one side. The area of a spherical, cubical, or polyhedral sign equals
1/2 the total surface area.
2Height: measured from the average flnished grade at the sign foundation.
Awning signs shall be at least 8 and no more than 16 feet above the walkway.
Blade/projecting signs shall not extend more than 10 feet above the building facade or 6
feet from the face of the building.
3Spacing: the linear distance between signs, or sign structures, in feet.
4The area under the sign that shall be free of obstructions to allow passage of pedestrians
and vehicles.
5Setback: shall be that portion of any sign or sign structure that is closest to the property
line.
6Private informational signs must be for an original purpose and may not simply repeat the
same message over and over.
7Signs visible from Washington State Highways may be subject to the Highway Advertising
Control Act of 1971 and require approval by the Washington State Department of
Transportation in additional to local approval.
8On private property adjacent to an arterial road: not within 100 feet of a public street
intersection, 300 feet of a residential district, within 250 feet of a freestanding sign of 200 sf
of display area.
9Freeway interchange signs must be located within 1,000 feet of an interchange, and 300
feet of ROW, on site of business on a minimum 15-acre site.
10Square feet per one face of a two -sided sandwich board.
11Window signs may include credit card logos and advertise hours of operation and
address.
12Balloons shall be no larger than 18 inches in diameter, not attached to a roofiine.
13Infiatables shall be securely anchored to the ground and not create a traffic or other
hazard in the event of defiation.
Infiatables shall be measured by square feet of surface volume.
14Off-premises directional signs shall be of the material, color, lettering font, and structure
specifled by the Building Official.
15Excepting Pasco High School Bulldogs stadium sign.
16Campaign signs on private property are limited to 32 square feet in size.
17Permanent freestanding pole signs are not allowed within the downtown core, as
illustrated in PMC 25.95.050(2) of the downtown Pasco overlay zone.
[Ord. 4729 § 2, 2024; Ord. 4678A § 2, 2024; Ord. 4678 § 2, 2023; Ord. 3865 § 1, 2008; Ord.
3790 § 2, 2006; Code 1970 § 17.05.010.]
17.15.030Exempt signs.
The following signs shall not require application, fee or sign permit. These exceptions shall
not be construed as relieving the owner of the sign from responsibility for its erection, and
its compliance with provisions of this code or any other law or ordinance regulating the
same:
(1) Changing of the advertising copy or message on theater marquees, readerboards, and
similar signs.
(2) Painting, repainting, cleaning, repairing and other normal maintenance, unless
structural or electrical changes are made.
(3) Signs erected or installed by or at the direction of the City, such as traffic signs, legal
notices, railroad warning signs, signs showing the location of underground public utility
facilities, and other signs of a nonadvertising nature erected for warning or emergency
purposes.
(4) Interior signs; provided, that no interior sign shall be permitted in the R-T, R-S-20R-15,
R-S-12, R-S-1, R-l and R-2, R-3, R-4, R-1-A and R-1-A2 zoning districts.
(5) Temporary signs and decorations that are customary for special holidays and that are
erected on private property.
(6) Signs directly related to a municipal building, structure or installed by the City or
required by a governmental entity.
(7) Bona flde religious symbols on the buildings or grounds of religious institutions.
(8) Traffic or pedestrian control signs, signs required by law, or signs indicating scenic or
historic points of interest that are erected by or on the order of a public officer in the
performance of his public duty.
(9) Sculptures, fountains, mosaics, and design features that do not incorporate advertising
or identiflcation.
(10) The fiags of governments or noncommercial institutions such as schools, with the
poles treated as structures.
(11) Official public notices of federal, state or local governments, official court notices.
(12) Signs not intended to be viewed by the public from the street right-of-way.
(13) Lettering or symbols painted directly onto or fiush-mounted magnetically onto an
operable vehicle.
(14) Identiflcation signs upon recycling collection containers for public, charitable or
nonproflt organizations.
(15) Emblems of local nonproflt organizations and community service clubs, including
signs less than two square feet that identify the meeting place and time.
(16) Political signs. [Ord. 3790 § 3, 2006; Code 1970 § 17.05.030.]
Chapter 12.04 REQUIRED SIDEWALK AND DRIVEWAY IMPROVEMENTS
12.04.080 Repealed Optional standards for the R-S-20 and R-S-12 districts.
Repealed by Ord. 4454.
2018 Comprehensive Plan Amendment: Low-Density Residential-Riverview
Addendum
1 of 4
City of Pasco Comprehensive Plan Addendum
R-S-20 Zone & Low-Density Residential Land Use changes
Date of Adoption: TBD / Prepared B: Haylie Matson, CED Director
1. Purpose of Addendum
This amendment is intended to correct an existing internal inconsistency between
the Comprehensive Plan Land Use Map and the City’s zoning map by designating properties
currently zoned R-S-20 as Low Density Residential – Riverview on
the Comprehensive Plan/Land Use Map. This amendment does not increase development
capacity beyond what is currently allowed by zoning. All related Comprehensive Plan text, land
use tables, and growth and capacity analysis will be updated as part of the City’s 2025
Periodic Comprehensive Plan Update.
2. Introduction and Purpose
This addendum supplements the City of Pasco’s 2018 Comprehensive Plan to re-establish the
appropriate density range for properties within the existing R-S-20 zoning district and introduce
a new land use sub-designation, Low Density Residential–Riverview, allowing 2–5 dwelling
units per acre.
This addendum does not alter, strike, or amend the adopted Comprehensive Plan document.
Instead, it provides supplemental direction and replaces a specific portion of the Land Use Map
for the Riverview area to ensure consistency between land use policy, zoning implementation,
and infrastructure limitations.
3. Background and Need for Addendum
Following adoption of Ordinance 4663 (2023), the citywide Low Density Residential range
increased from 2–5 du/acre to 3–6 du/acre. However, this amendment unintentionally created an
inconsistency for the R-S-20 zone, which allows only two units per acre based on a 20,000 sq. ft.
minimum lot size and the septic system requirements identified in Benton-Franklin Health
District Table XI.
2018 Comprehensive Plan Amendment: Low-Density Residential-Riverview
Addendum
2 of 4
This inconsistency resulted in subdivision denials and prevented development within the R-S-20
district. Staff analysis determined that restoration of the 2–5 du/ac density range for these parcels
is necessary to align policy with achievable development patterns and ensure internal
consistency.
4. Supplemental Land Use Designation: Low Density Residential–Riverview
This addendum establishes a new sub-designation:
Low Density Residential–Riverview (2–5 dwelling units per acre)
This designation applies only to properties currently zoned R-S-20 and identified on the
supplemental exhibits. It supports a range of lot sizes from 14,520 sq. ft. (when sewer is
available) to 21,780 sq. ft. (for septic-dependent parcels) with lot size flexibility built into the
proposed zoning code.
This designation restores historic density assumptions for the Riverview area without changing
other Low Density Residential areas in the city.
5. Replacement of Land Use Map for the Riverview Area
To maintain the integrity of the adopted 2018 Comprehensive Plan while ensuring policy
consistency, this addendum replaces only the affected portion of the Land Use Map applicable to
the Low Density Residential–Riverview area shown in Exhibit 2.
Adoption of Replacement Exhibits
The following exhibits are hereby adopted as the controlling land use maps for all parcels shown
as Low Density Residential-Riverview in Exhibit 2:
• Exhibit 1: Existing Land Use Map
• Exhibit 2: Low Density Residential–Riverview Supplemental Land Use Map
These exhibits replace and supersede the corresponding geographic portion of the 2018
Comprehensive Plan Land Use Map without modifying any other part of the document.
All other land use designations and mapping in the 2018 Comprehensive Plan remain unchanged.
6. Scope of Supersession
2018 Comprehensive Plan Amendment: Low-Density Residential-Riverview
Addendum
3 of 4
• Replacement applies exclusively to the Low Density Residential-Riverview-area parcels
shown in Exhibit 2.
• Outside the affected geography, the 2018 Land Use Map continues to govern.
• Staff, the Planning Commission, and the City Council shall rely on Exhibit 2 when
interpreting or applying land use designations in the Riverview area.
7. Relationship to Zoning – Implementation Through R-15 Low Density Residential
District
To implement the restored density range, the City proposes replacing the R-S-20 zone with a new
zoning zone:
R-15 Low Density Residential District (2-3 units per acre.)
This zoning district:
• Aligns with the 2–5 du/ac land use policy framework
• Supports a mix of sewer-served lots and larger septic-served lots
• Eliminates the inconsistency created by Ordinance 4663
• Prepares the City for mandatory middle housing integration under HB 1110 by 2026
The zoning revision does not alter the Comprehensive Plan; it implements this supplemental land
use direction.
8. Findings and Policy Basis
The proposed addendum is consistent with the 2018 Comprehensive Plan because it advances the
Plan’s goals of providing diverse and attainable housing, ensuring the efficient use of residential
land, maintaining compatibility with long-range planning assumptions, and supporting fiscally
responsible infrastructure planning. It also corrects a policy inconsistency created by Ordinance
4663, which established a minimum density that cannot be achieved under existing R-S-20
zoning or in areas dependent on septic systems. Restoring the 2–5 dwelling-units-per-acre range
at the land use level and 2-3 units-per-acre range at the zoning level aligns achievable
development patterns with the Comprehensive Plan’s intent and resolves the mismatch between
allowable density and infrastructure constraints. In addition, the proposed density range is
consistent with the City’s established planning assumptions for sewer and utility system
expansion, transportation modeling, stormwater capacity, and parks and school facility planning,
ensuring coordinated and predictable long-term growth.
2018 Comprehensive Plan Amendment: Low-Density Residential-Riverview
Addendum
4 of 4
9. Applicability
This addendum applies only to parcels labeled Low Density Residential-Riverview in Exhibit 2.
10. Implementation and Forward Integration
This supplemental designation and map replacement remain in effect until the city completes its
2026 mandated periodic Comprehensive Plan update, at which time the land use map and density
ranges may be comprehensively evaluated and integrated.
11 . Adoption
This addendum was reviewed by the Planning Commission, subject to public notice and hearing,
and adopted by the City Council as part of Comprehensive Plan Amendment CPA 2025-002,
pursuant to PMC 25.215.020.
Community Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
NOTICE OF APPLICATION/SEPA DETERMINATION
(Optional DNS Process)
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.
SEPA Comment Period Deadline: December 30, 2025
Proposal: On April 17, 2023, the City adopted Ordinance No. 4663, which amended PMC 25.215.015 and the
Comprehensive Plan Land Use Density Table (Table LU-1). The ordinance updated allowable gross densities for Low
Density Residential (LDR) zoning districts from 2–5 dwelling units per acre to 3–6 dwelling units per acre and required
that all new development meet the minimum density standards in PMC 25.215.015. In the R-S-20 zone, with a
minimum lot size of 20,000 square feet, a one-acre lot can accommodate only two dwelling units, effectively creating
a moratorium on small-lot development. Several requests from property owners to divide land in this zone have
been denied for not meeting density requirements.
To address this issue, the Planning Division has initiated an emergency Comprehensive Plan amendment. The City
Council adopted a resolution initiating this amendment on November 17, 2025, and the proposal was presented to
the Planning Commission as a workshop on November 20, 2025. The amendment includes a land use designation of
2–5 dwelling units per acre to provide policy guidance for low-density housing, implemented at the parcel level
through zoning. Staff proposes replacing the R-S-20 zone with a new R-9 Low Density Residential District with a
minimum lot size of 8,700 square feet. This change allows the zoning to support the full density range permitted by
the land use designation while still accommodating larger half-acre parcels where septic systems are an option. The
proposed R-9 district is intended to restore consistency, reflect infrastructure realities, and prepare the City for
future statewide housing obligations. The proposed emergency amendment has been transmitted to the
Washington State Department of Commerce for the required 60-day agency review.
Public Comment Period: Written comments must be submitted to the Community Development Department by
5:00 p.m. on December 30, 2025. Only comments received by the referenced date will be included in the SEPA
record. If you have questions on the proposal, contact the Planning Division at (509) 544-4146 or via e-mail to:
barragani@pasco-wa.gov.
Open Record Hearing: No public hearing is required for the SEPA review. The SEPA determination will be issued
administratively by the City’s SEPA Administrator. The Planning Commission will hold a public hearing for the
emergency Comprehensive Plan Amendment on December 18, 2025, and final action by the City Council will be
scheduled at a later date, no sooner than 60 days after November 14, 2025, in accordance with Pasco Municipal
Code.
Determination of Completeness: The application has been declared complete for the purpose of processing.
Environmental Documents and/or Studies Applicable to this Application: Environmental Determination No.
SEPA2025-036 has been assigned to this proposal. The SEPA comment period will end December 30, 2025. It is
probable that a Determination of Non-Significance or Mitigated Determination of Non-Significance will be issued for
this proposal (WAC 197.11.355 optional DNS process). This may be the only opportunity to comment on the
environmental impacts of this proposal or to appeal any State Environmental Policy Act related decisions.
Preliminary Determination of Regulations Used for Non-Project Mitigation: To evaluate the impacts of the
proposed non-project, the following may be used for mitigation, consistency, and the development of findings and
conclusions:
Community Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
�� Title 12 (Streets and Sidewalks), Title 16 (Buildings and Construction), Title 21 (Subdivision), Title 25
(Zoning), Title 28 (Critical Areas) regulations of the Pasco Municipal Code, and the land use policies
contained in the Pasco Comprehensive Plan;
�� Regulations of the Washington State Department of Fish and Wildlife, Washington State Department of
Ecology, Washington State Department of Natural Resources and Washington State Department of
Archaeology and Historic Preservation;
�� Other required agency evaluations, approvals, permits, and mitigations as necessary.
Estimated Date of the Decision: A DNS or MDNS will be issued following the close of the comment period on
December 30, 2025.
To receive notification of the threshold determination and any other information concerning this action, contact the
Pasco Planning Division at barragani@pasco-wa.gov or at the address and telephone number listed below.
Phone: 509-544-4146
Appeals:
You may appeal the subsequent threshold determination by submitting a written appeal to one of the following
addresses:
Email: barragani@pasco-wa.gov
Physical Address: City of Pasco – Community & Economic Development Department 525 N. 3rd Avenue, First Floor
Pasco, WA 99301
Mailing Address: P.O. Box 293 Pasco, WA 99301
Appeals must be submitted within 14 days of issuance of the threshold determination. The appeal must be in writing,
include a concise statement identifying the matter being appealed, and provide the basic rationale for the appeal. A
filing fee is required in accordance with the City’s Fee Resolution.
Please note: Failure to file a timely and complete appeal shall constitute a waiver of all rights to an administrative
appeal under City Code.
All appeals should be directed to: Haylie Matson, CED Director
All comments should be directed to: Ivan Barragan, Planner III
Prepared: November 24, 2025
By: Ivan Barragan
C-1
C-1
I-1
I-1
I-2
C-1
C-3
C-R
C-1
R-4
C-1
R-3
I-1
I-1
R-S-20
R-S-12
R-S-12
C-3
R-S-12
I-2
C-3
I-2
I-2
C-3
C-1
R-S-12
R-3
R-S-20
R-3
C-1
R-1
R-S-1
R-S-20
I-1
C-1
R-3
R-S-20
R-1
C-RR-3
R-4
R-2
C-3
R-T
I-1
I-1
I-1
I-1
R-S-20
R-S-12
R-1
R-1
R-1
R-4
R-4
MU
R-S-20
R-3
C-3
R-3
R-S-1
C-3
R-4
I-2
R-2
C-3
R-1
R-1
R-1
R-S-1/PUD
C-1
C-1
MU
R-S-20
R-S-20
R-S-20
R-1
R-1
I-1
C-1
MU
R-4
R-S-20
I-1
RP
I-1
I-1
I-1
I-2
BP
R-1
R-4
R-S-20
R-T
C-1
R-4
C-R
R-S-12
I-1
I-1
C-1
C-1
C-1
C-3
R-T
R-3
C-3
C-3
I-1
R-S-20
R-3
R-3
R-T
I-1
I-1
C-1
C-1
C-1
R-1
R-1
C-3
R-3
R-1
R-1
I-1
R-4
R-S-12
C-1
C-1
C-1
R-1
RP
I-1
C-1
R-4
R-S-1
R-1
C-1
R-4
R-1
R-1
C-3
R-S-1
C-R
RP
I-1
C-1
C-1
R-4
C-3
I-2
R-1
OR-1R-S-20
I-2
I-1
I-1
C-3
R-3
R-S-1
R-S-12
R-1
I-1
I-1
R-T
RP
R-1
I-2
R-T
R-T
R-1
I-1
RP
R-1
R-1
C-1
R-1
I-2
R-3
R-2
R-3
I-1
R-T
R-1
R-4
R-S-20
I-2
I-1
R-1
R-1
C-1
R-3
R-TR-T
I-1
I-1
C-R
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ZONING
FILE NAME
PROPOSED - ZONING
1 of 1
SHEET NUMBERSCALE
kaufmannc
CREATED BY
11/17/2025
PLOT DATE
NOTES
NOTICE: WARRANTY OF ACCURACY.
The materials provided with this product, including but not limited to,
data, maps, and tables (collectively, 'information'), are presented 'AS IS'
without any warranty, express or implied. The City of Pasco and its staff
do not warrant the completeness, accuracy, or timeliness of the
information and shall not be liable for any inaccuracies or omissions. The
information is subject to change and is intended solely for general
informational purposes. Users should independently verify critical
information and seek professional advice when necessary. Prior to any
digging or excavation, it is essential for safety and compliance with local
regulations that users contact 'Call Before You Dig' services by dialing
811. This ensures the location and safety of underground utilities are
confirmed before any ground is broken. The City of Pasco does not
endorse any specific commercial products or services referenced in the
information. Reliance on this information is at the user's own risk.
LEGEND
INFORMATION TECHNOLOGY DEPT
GIS
Scale: 1:28,000
0 0.5 1 1.5 2
Miles
²
FRANKLIN COUNTY
Zone
BP, Business Park
C-1, Retail Business District
C-2, Central Business Overlay District
C-3, General Business District
C-R, Regional Commercial District
I-1, Light Industrial District
I-2, Medium Industrial District
I-3, Heavy Industrial District
MU, Mixed Use
O, Office District
R-1-A, Low-Density Residential
Alternative District
R-1-A2, Low-Density Residential
Alternative District
R-1/PUD, Low Density Residential
Planned-Unit Development
R-2, Medium-Density Residential
District
R-3, Medium-Density Residential
District
R-3/PUD, Medium Density Residential
R-4, High-Density Residential District
R-9, Low Density Residential District
R-S-1, Low-Density Suburban
Residential District
R-S-1/PUD, Suburban Panned-Unit
Development
R-S-12, Residential Suburban District
R-T, Residential Transition District
RP, Residential Park District
Other Boundaries
City Limits
Urban Growth Areas
Road Centerlines
Interstate
Highway
Ramp
Principal Arterial
Minor Arterial
Major Collector
Minor Collector
Neightborhood Collector
Local
Other
Principal Arterial Future
Major Collector Future
Minor Collector Future
Minor Arterial Future
Neightborhood Collector Future
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:
IPL0293939
Order Status:
Submitted
Classification:
Legals & Public Notices
Package:
TRI - Legal Ads
Site:
tricity
Final Cost:
$790.32
Referral Code:
SEPA2025-036 NOA R-S-20 ZONE CHANGES
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 4:43:34 PM EST
Amount:
$790.32
SCHEDULE FOR AD NUMBER IPL02939390
November 30, 2025
Tri-City Herald Print Publication
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SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 1 of 15
SEPA ENVIRONMENTAL CHECKLIST
Purpose of checklist
Governmental agencies use this checklist to help determine whether the environmental impacts of your
proposal are significant. This information is also helpful to determine if available avoidance,
minimization, or compensatory mitigation measures will address the probable significant impacts or if an
environmental impact statement will be prepared to further analyze the proposal.
Instructions for applicants
This environmental checklist asks you to describe some basic information about your proposal. Please
answer each question accurately and carefully, to the best of your knowledge. You may need to consult
with an agency specialist or private consultant for some questions. You may use “not applicable” or
"does not apply" only when you can explain why it does not apply and not when the answer is
unknown. You may also attach or incorporate by reference additional studies reports. Complete and
accurate answers to these questions often avoid delays with the SEPA process as well as later in the
decision-making process.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of
time or on different parcels of land. Attach any additional information that will help describe your
proposal or its environmental effects. The agency to which you submit this checklist may ask you to
explain your answers or provide additional information reasonably related to determining if there may
be significant adverse impact.
Instructions for lead agencies
Please adjust the format of this template as needed. Additional information may be necessary to
evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse
impacts. The checklist is considered the first but not necessarily the only source of information needed to
make an adequate threshold determination. Once a threshold determination is made, the lead agency is
responsible for the completeness and accuracy of the checklist and other supporting documents.
Use of checklist for nonproject proposals
For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable
parts of sections A and B, plus the Supplemental Sheet for Nonproject Actions (Part D). Please completely
answer all questions that apply and note that the words "project," "applicant," and "property or site"
should be read as "proposal," "proponent," and "affected geographic area," respectively. The lead agency
may exclude (for non-projects) questions in “Part B: Environmental Elements” that do not contribute
meaningfully to the analysis of the proposal.
SEPA2025-036 R-S-20 Zone Changes Emergency CPA
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 2 of 15
A. Background Find help answering background questions
1. Name of proposed project, if applicable:
2. Name of applicant:
3. Address and phone number of applicant and contact person:
4. Date checklist prepared:
5. Agency requesting checklist:
6. Proposed timing or schedule (including phasing, if applicable):
7. Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain.
8. List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal.
9. Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes, explain.
10. List any government approvals or permits that will be needed for your proposal, if known.
City of Pasco
11/24/2025
City of Pasco/State of Washington
525 N Third Ave509-544-4136Haylie Matson
There are no development plans associated with this request at this time. This is a citywide Emergency Comprehensive Plan Amendment.
Emergency Comprehensive Plan Amendment to the Low Density Residential designation, specifically addressing changes to the R-S-20 Zone
A non-project Final Environmental Impact Statement (FEIS) was completed in September 2020 for the City of Pasco Comprehensive Plan. This FEIS remains relevant and applicable to the current non-project proposal.
See last supplemental page for answer.
The Emergency Comprehensive Plan Amendment was submitted to the Washington State Department of Commerce for review on November 14, 2025. At this time, no specific properties are affected; the amendment applies citywide.
City Council approval of the application at a later date. SEPA Determination. Dept. of Commerce approval.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 3 of 15
11. Give a brief, complete description of your proposal, including the proposed uses and the
size of the project and site. There are several questions later in this checklist that ask you
to describe certain aspects of your proposal. You do not need to repeat those answers on
this page. (Lead agencies may modify this form to include additional specific information
on project description.)
12. Location of the proposal. Give sufficient information for a person to understand the
precise location of your proposed project, including a street address, if any, and section,
township, and range, if known. If a proposal would occur over a range of area, provide the
range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and
topographic map, if reasonably available. While you should submit any plans required by
the agency, you are not required to duplicate maps or detailed plans submitted with any
permit applications related to this checklist.
See last supplemental page for answer.
Throughout all R-S-20 zoned lots and Pasco Municial Code text.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 4 of 15
B. Environmental Elements
1. Earth Find help answering earth questions
a. General description of the site:
Circle or highlight one: Flat, rolling, hilly, steep slopes, mountainous, other:
b. What is the steepest slope on the site (approximate percent slope)?
c. What general types of soils are found on the site (for example, clay, sand, gravel, peat,
muck)? If you know the classification of agricultural soils, specify them, and note any agricultural
land of long-term commercial significance and whether the proposal results in removing any of
these soils.
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe.
e. Describe the purpose, type, total area, and approximate quantities and total affected area of any
filling, excavation, and grading proposed. Indicate source of fill.
f. Could erosion occur because of clearing, construction, or use? If so, generally describe.
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any.
No specific soils have been identified at this time. It would be prudent to address soil-related considerations during future, site-specific project actions.
City of Pasco R-S-20 zoned lots.
Although the City is generally flat, it is difficult to provide a specific answer, as this is a citywide, non-project proposal.
This is a citywide, non-project proposal and is not specific to any individual site or action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Existing City development regulations currently govern and control erosion during construction activities.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 5 of 15
2. Air Find help answering air questions
a. What types of emissions to the air would result from the proposal during construction, operation,
and maintenance when the project is completed? If any, generally describe and give approximate
quantities if known.
b. Are there any off-site sources of emissions or odor that may affect your proposal? If so,
generally describe.
c. Proposed measures to reduce or control emissions or other impacts to air, if any.
3. Water Find help answering water questions
a. Surface Water: Find help answering surface water questions
1. Is there any surface water body on or in the immediate vicinity of the site (including year-round
and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names.
If appropriate, state what stream or river it flows into.
2. Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If
yes, please describe and attach available plans.
3. Estimate the amount of fill and dredge material that would be placed in or removed
from surface water or wetlands and indicate the area of the site that would be affected. Indicate
the source of fill material.
4. Will the proposal require surface water withdrawals or diversions? Give a general description,
purpose, and approximate quantities if known.
5. Does the proposal lie within a 100-year floodplain? If so, note location on the site plan.
Not applicable-non-project action.
No plans are proposed at this time, as this is a City-wide Emergency Comprehensive Plan Amendment. Specific projects will need to address this issue when they are developed.
Not applicable-non-project action.
Not applicable-non-project action.
Some lots affected by this amendment may be located near the river; however, as this is a non-project action, any specific project proposals will need to address this issue at the time of development.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 6 of 15
6. Does the proposal involve any discharges of waste materials to surface waters? If so,
describe the type of waste and anticipated volume of discharge.
b. Ground Water: Find help answering ground water questions
1. Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a
general description of the well, proposed uses and approximate quantities withdrawn from the
well. Will water be discharged to groundwater? Give a general description, purpose, and
approximate quantities if known.
2. Describe waste material that will be discharged into the ground from septic tanks or other sources,
if any (domestic sewage; industrial, containing the following chemicals…; agricultural; etc.).
Describe the general size of the system, the number of such systems, the number of houses to be
served (if applicable), or the number of animals or humans the system(s) are expected to serve.
c. Water Runoff (including stormwater):
a) Describe the source of runoff (including storm water) and method of collection and disposal, if any
(include quantities, if known). Where will this water flow? Will this water flow into other waters? If
so, describe.
b) Could waste materials enter ground or surface waters? If so, generally describe.
c) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so,
describe.
d) Proposed measures to reduce or control surface, ground, and runoff water, and drainage
pattern impacts, if any.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 7 of 15
4. Plants Find help answering plants questions
a. Check the types of vegetation found on the site:
☐ deciduous tree: alder, maple, aspen, other
☐ evergreen tree: fir, cedar, pine, other
☐ shrubs
☐ grass
☐ pasture
☐ crop or grain
☐ orchards, vineyards, or other permanent crops.
☐ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
☐ water plants: water lily, eelgrass, milfoil, other
☐ other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
c. List threatened and endangered species known to be on or near the site.
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation
on the site, if any.
e. List all noxious weeds and invasive species known to be on or near the site.
5. Animals Find help answering animal questions
a. List any birds and other animals that have been observed on or near the site or are known to be
on or near the site.
Examples include:
• Birds: hawk, heron, eagle, songbirds, other:
• Mammals: deer, bear, elk, beaver, other:
• Fish: bass, salmon, trout, herring, shellfish, other:
b. List any threatened and endangered species known to be on or near the site.
c. Is the site part of a migration route? If so, explain.
d. Proposed measures to preserve or enhance wildlife, if any.
e. List any invasive animal species known to be on or near the site.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 8 of 15
6. Energy and Natural Resources Find help answering energy and natural resource questions
1. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the
completed project's energy needs? Describe whether it will be used for heating, manufacturing,
etc.
2. Would your project affect the potential use of solar energy by adjacent properties? If so, generally
describe.
3. What kinds of energy conservation features are included in the plans of this proposal? List other
proposed measures to reduce or control energy impacts, if any.
7. Environmental Health Find help with answering environmental health questions
a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and
explosion, spill, or hazardous waste, that could occur because of this proposal? If so, describe.
1. Describe any known or possible contamination at the site from present or past uses.
2. Describe existing hazardous chemicals/conditions that might affect project development
and design. This includes underground hazardous liquid and gas transmission pipelines
located within the project area and in the vicinity.
3. Describe any toxic or hazardous chemicals that might be stored, used, or produced
during the project's development or construction, or at any time during the operating
life of the project.
4. Describe special emergency services that might be required.
5. Proposed measures to reduce or control environmental health hazards, if any.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 9 of 15
b. Noise
1. What types of noise exist in the area which may affect your project (for example:
traffic, equipment, operation, other)?
2. What types and levels of noise would be created by or associated with the project on a short-term
or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours
noise would come from the site)?
3. Proposed measures to reduce or control noise impacts, if any.
8. Land and Shoreline Use Find help answering land and shoreline use questions
a. What is the current use of the site and adjacent properties? Will the proposal affect current land
uses on nearby or adjacent properties? If so, describe.
b. Has the project site been used as working farmlands or working forest lands? If so, describe. How
much agricultural or forest land of long-term commercial significance will be converted to other
uses because of the proposal, if any? If resource lands have not been designated, how many
acres in farmland or forest land tax status will be converted to nonfarm or nonforest use?
1. Will the proposal affect or be affected by surrounding working farm or forest land normal
business operations, such as oversize equipment access, the application of pesticides, tilling,
and harvesting? If so, how?
c. Describe any structures on the site.
d. Will any structures be demolished? If so, what?
e. What is the current zoning classification of the site?
f. What is the current comprehensive plan designation of the site?
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
R-S-20
Low Density Residential
This is a City-wide amendment affecting lots currently zoned R-S-20. The nature of this proposal is non-project.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 10 of 15
g. If applicable, what is the current shoreline master program designation of the site?
h. Has any part of the site been classified as a critical area by the city or county? If so,
specify.
i. Approximately how many people would reside or work in the completed project?
j. Approximately how many people would the completed project displace?
k. Proposed measures to avoid or reduce displacement impacts, if any.
l. Proposed measures to ensure the proposal is compatible with existing and projected land
uses and plans, if any.
m. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term
commercial significance, if any.
9. Housing Find help answering housing questions
a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-
income housing.
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
c. Proposed measures to reduce or control housing impacts, if any.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 11 of 15
10. Aesthetics Find help answering aesthetics questions
a. What is the tallest height of any proposed structure(s), not including antennas; what is
the principal exterior building material(s) proposed?
b. What views in the immediate vicinity would be altered or obstructed?
c. Proposed measures to reduce or control aesthetic impacts, if any.
11. Light and Glare Find help answering light and glare questions
a. What type of light or glare will the proposal produce? What time of day would it mainly occur?
b. Could light or glare from the finished project be a safety hazard or interfere with views?
c. What existing off-site sources of light or glare may affect your proposal?
d. Proposed measures to reduce or control light and glare impacts, if any.
12. Recreation Find help answering recreation questions
a. What designated and informal recreational opportunities are in the immediate vicinity?
b. Would the proposed project displace any existing recreational uses? If so, describe.
c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities
to be provided by the project or applicant, if any.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 12 of 15
13. Historic and Cultural Preservation Find help answering historic and cultural preservation
questions
a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old
listed in or eligible for listing in national, state, or local preservation registers? If so, specifically
describe.
b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This
may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas
of cultural importance on or near the site? Please list any professional studies conducted at the
site to identify such resources.
c. Describe the methods used to assess the potential impacts to cultural and historic resources on
or near the project site. Examples include consultation with tribes and the department of
archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc.
d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to
resources. Please include plans for the above and any permits that may be required.
14. Transportation Find help with answering transportation questions
a. Identify public streets and highways serving the site or affected geographic area and describe
proposed access to the existing street system. Show on site plans, if any.
b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If
not, what is the approximate distance to the nearest transit stop?
c. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle,
or state transportation facilities, not including driveways? If so, generally describe (indicate
whether public or private).
d. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe.
e. How many vehicular trips per day would be generated by the completed project or proposal? If
known, indicate when peak volumes would occur and what percentage of the volume would be
trucks (such as commercial and nonpassenger vehicles). What data or transportation models
were used to make these estimates?
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
According to DAHP’s statewide predictive model, most of the City of Pasco has a high to very high probability of containing cultural resources. Since this proposal is non-project in nature, any specific development projects will need to address these resources at the time they are proposed.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 13 of 15
f.Will the proposal interfere with, affect, or be affected by the movement of agricultural and forest
products on roads or streets in the area? If so, generally describe.
g.Proposed measures to reduce or control transportation impacts, if any.
15. Public Services Find help answering public service questions
a.Would the project result in an increased need for public services (for example: fire protection,
police protection, public transit, health care, schools, other)? If so, generally describe.
b.Proposed measures to reduce or control direct impacts on public services, if any.
16. Utilities Find help answering utilities questions
a.Circle utilities currently available at the site: electricity, natural gas, water, refuse service,
telephone, sanitary sewer, septic system, other:
b.Describe the utilities that are proposed for the project, the utility providing the service,
and the general construction activities on the site or in the immediate vicinity which
might be needed.
C. Signature Find help about who should sign
The above answers are true and complete to the best of my knowledge. I understand that the lead
agency is relying on them to make its decision.
X
Type name of signee: Click or tap here to enter text.
Position and agency/organization: Click or tap here to enter text.
Date submitted: Click or tap to enter a date.
Community & Economic Development Department
This application was reviewed by the Planning Division of the Community & Economic
Development Department. Any comments or changes made by the Department are entered in the body of the
checklist and contain initials of the reviewer.
Signature: ______________________________________________________
Name of signee: __________________________________________________
Position: ___________________________________
Date Reviewed: _____________
____________________
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Not applicable-non-project action.
Ivan Barragan
11/24/2025
Craig Raymond
Deputy CED Director
Ivan Barragan
Planner III City of Pasco
11/24/2025
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 14 of 15
D. Supplemental sheet for nonproject actions Find help for the nonproject actions
worksheet
IT IS NOT REQUIRED to use this section for project actions. Because these questions are very general, it may be helpful to read them in conjunction
with the list of the elements of the environment.
When answering these questions, be aware of the extent the proposal, or the types of
activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate
than if the proposal were not implemented. Respond briefly and in general terms.
1. How would the proposal be likely to increase discharge to water; emissions to air; pro-
duction, storage, or release of toxic or hazardous substances; or production of noise?
• Proposed measures to avoid or reduce such increases are:
2. How would the proposal be likely to affect plants, animals, fish, or marine life?
• Proposed measures to protect or conserve plants, animals, fish, or marine life are:
3. How would the proposal be likely to deplete energy or natural resources?
• Proposed measures to protect or conserve energy and natural resources are:
4. How would the proposal be likely to use or affect environmentally sensitive areas or
areas designated (or eligible or under study) for governmental protection, such as parks,
wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or
cultural sites, wetlands, floodplains, or prime farmlands?
• Proposed measures to protect such resources or to avoid or reduce impacts are:
5. How would the proposal be likely to affect land and shoreline use, including whether it
would allow or encourage land or shoreline uses incompatible with existing plans?
• Proposed measures to avoid or reduce shoreline and land use impacts are:
See answers below question number 7, for answers to questions 1 through 7.
SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 15 of 15
6. How would the proposal be likely to increase demands on transportation or public
services and utilities?
• Proposed measures to reduce or respond to such demand(s) are:
7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or
requirements for the protection of the environment.
1. This proposal is a non-project Comprehensive Plan Amendment and does not authorize any specific development, construction, or physical site activity. As such, it does not directly result in discharges to water, emissions to air, noise generation, or the production, storage, or release of toxic or hazardous substances.
Any future development that may occur under the revised land use designation or new zoning district would be reviewed through separate project-level permitting processes. At that time, all environmental impacts—including stormwater, air emissions, noise, and hazardous materials—would be evaluated in accordance with applicable City, state, and federal regulations. Therefore, no direct environmental impacts are anticipated as part of this non-project action.
Question 6 from page 2- This proposal is non-project in nature. The anticipated timeline for this emergency Comprehensive Plan Amendment includes a public hearing with the Planning Commission scheduled for December 18, 2025. Final action by the City Council to adopt the amendments will occur at a later date, no sooner than 60 days after November 14, 2025, which is the date the Washington State Department of Commerce was notified.
Question 11 from page 3- This non-project proposal is an emergency Comprehensive Plan Amendment initiated by City Council resolution on November 17, 2025. The amendment addresses a conflict created by Ordinance No. 4663, adopted on April 17, 2023, which revised allowable gross densities in the Low Density Residential (LDR) designation from 2–5 to 3–6 dwelling units per acre and required all new development to meet minimum density standards outlined in PMC 25.215.015. In the R-S-20 zone—classified as Low Density Residential with a minimum lot size of 20,000 square feet. To resolve this inconsistency, the Planning Division has been directed to initiate an amendment establishing a land use designation of 2–5 dwelling units per acre. To align zoning with this designation, staff proposes replacing the R-S-20 zone with a new R-9 Low Density Residential District, featuring a minimum lot size of 8,700 square feet. This change would support the full permitted density range, maintain compatibility with areas reliant on septic systems, restore consistency between land use and zoning, and better position the Cityto meet future statewide housing obligations.
2. This is a non-project, policy-level amendment to the City’s Comprehensive Plan and does not authorize any specific development or construction activity. As such, the proposal would not directly result in increased discharges to water, air emissions, noise generation, or the release oftoxic or hazardous substances.
Any future site-specific development enabled by subsequent zoning or permit actions would be subject to separate environmental review, including evaluation of potential impacts to water, air quality, noise, and hazardous materials. Appropriate mitigation would be required at the time individual development proposals are submitted.
3. The amendment itself does not authorize construction and therefore would not directly consume or deplete energy or natural resources.
Any potential increase in development capacity resulting from future zoning changes would be evaluated during project-level permitting, at which time energy use, resource consumption, and required mitigation measures would be addressed through applicable codes and SEPA review.
4. Because this is a non-project Comprehensive Plan Amendment, it does not authorize any specific development, construction, or physical changes to the environment. As a policy-level action, the amendment only adjusts the land use designation for Low Density Residential areas and proposes replacing the R-S-20 zone with a new R-9 Low Density Residential District.
The proposal does not directly affect environmentally sensitive areas, parks, critical areas, wildlifehabitat, wetlands, floodplains, or prime farmland. Any future site-specific development proposals would be reviewed under existing local, state, and federal regulations, including the City’s critical areas ordinance, SEPA requirements, and applicable permitting processes. At that time, impacts to environmentally sensitive areas would be evaluated and mitigation applied as necessary.
5. Because this is a non-project legislative amendment, it will not directly change or authorize any specific land or shoreline use. The proposal adjusts the Low Density Residential land use designation to 2–5 units per acre and replaces the R-S-20 zoning designation with a new R-9 Low Density Residential District to restore consistency between the Comprehensive Plan and zoning code. These changes do not expand urban growth areas, introduce new shoreline designations, or authorize development inconsistent with the City's adopted plans.
Any future site-specific development would still be required to comply with the City’s Comprehensive Plan, zoning code, shoreline regulations (if applicable), critical areas ordinance, and all permitting requirements. Therefore, the proposal is not expected to allow or encourage land or shoreline uses that are incompatible with existing plans.
6. Because this is a non-project policy amendment, it does not authorize any specific development and would not directly increase demands on transportation systems, utilities, or public services. The amendment revises the land use designation for areas currently zoned R-S-20 and establishes a framework for the eventual creation of a new R-9 Low Density Residential District.
Any future increase in demand for transportation, water, sewer, stormwater, police, fire, or other municipal services would depend on separate, site-specific development proposals, each of which would undergo its own permit review and SEPA evaluation.
The amendment itself is not expected to generate immediate or measurable increases in service or utility demands, and any future development resulting from zoning changes would be planned and reviewed in coordination with adopted Comprehensive Plan policies, the Capital Facilities Plan, and available infrastructure capacity.
7. The proposed amendment is a non-project action that adjusts Comprehensive Plan policy for Low Density Residential areas and replaces the R-S-20 zone with a new R-9 Low Density Residential District. Because it does not authorize any specific development, it does not directly conflict with local, state, or federal environmental protection requirements. Any future development occurring under the amended land use designation andzoning would remain subject to all applicable regulations, including the City’s development standards, critical areas ordinance, stormwater requirements, and SEPA review at the project level.
While House Bill 1110 (Middle Housing) will be implemented by the City of Pasco at a later date, this amendment is a temporary policy and zoning correction intended solely to address density inconsistencies in the R-S-20 zone until HB 1110 is fully adopted.
THANK YOU
We have received your amendment submission. Please allow 1-3 business days for review. Please keep the Submittal ID as your receipt and for any future
questions. We will also send an email receipt to all contacts listed in the submittal.
Submittal ID: 2025-S-11143
Submittal Date Time: 11/17/2025
Submittal Information
Jurisdiction City of Pasco
Submittal Type 60-day Notice of Intent to Adopt Amendment
Amendment Type Comprehensive Plan Amendment
Categories
Submittal Category
Capital Facilities
Comprehensive Plan
Emergency
Schools
Anticipated/Proposed Date of Adoption 01/20/2026
n Yes, this is a part of the 10-year periodic update schedule, required under RCW 36.70A.130.
Brief Description
This emergency amendment updates the Capital Facilities Element of the Comprehensive Plan to maintain consistency with the City ’s adopted budget and
current capital planning needs. The amendment also relates to school impact fee policies and utilizes the Pasco School District ’s adopted Capital Facilities
Plan.
Amendment Information
City Council Date 11/17/2025Planning Commissions Date 11/20/2025
Planning Commissions Date 12/18/2025
Intake Received Date 11/17/2025
Full Name Ivan Barragani
Email barragani@pasco-wa.gov
Attachments
Attachment Type File Name Upload Date
Comprehensive Plan Amendment - Draft ____ Resolution - Initiating Emergency CPA - PSD Capital
Facilities Plan (CPA2025-001) - FINAL.pdf
11/17/2025 12:35 PM
Supporting Documentation or Analysis CPA2025-001 School Capital Facilities Plan-Agency-Notice-
Cover-Sheet.docx
11/17/2025 12:36 PM
Correspondence Emergency Comprehensive Plan Amendments Initial
Notice.msg
11/17/2025 12:36 PM
Correspondence RE Emergency Comprehensive Plan Amendments Initial
Notice.msg
11/17/2025 12:37 PM
Comprehensive Plan Amendment - Draft ECPA Coversheet to COM.pdf 11/17/2025 12:37 PM
SEPA Materials Notice of Application CPA 2025 Emergency Amendments.pdf 11/17/2025 12:37 PM
Yes, I would like to be contacted for Technical Assistance.n
Entered by Sarah Van Etten Leupold on 11/17/2025 12:39:31 PM
Contact Information
Prefix Ms.
First Name Haylie
Last Name Matson
Title CED Director
Work (509) 544-4136
Cell
Email matsonh@pasco-wa.gov
Certification
Community Development Department
PO Box 293, 525 N 3rd Ave, Pasco, WA 99301
P: 509.545.3441 / F: 509.545.3499
City of Pasco
NOTICE OF OPEN RECORD PUBLIC HEARING AND CONTINUED OPEN RECORD PUBLIC HEARING FOR CODE
AMENDMENTS AND EMERGENCY COMPREHENSIVE PLAN AMENDMENT
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.
PLEASE TAKE NOTICE:
The City of Pasco is considering proposed code amendment(s) and an emergency comprehensive plan amendment.
The Pasco Planning Commission will hold an open record public hearing and a continued open record public hearing
to receive public comment on the proposed amendments at 6:30 p.m. on January 15, 2026, in the Council Chambers
at Pasco City Hall, 525 N. 3rd Avenue, Pasco, Washington (please use the east side parking lot entrance).
Final action on the proposed Code Amendments and Emergency Comprehensive Plan Amendment will be taken by
the City Council at a later date. Please note that City Council action on the Emergency Comprehensive Plan
Amendment must occur within sixty (60) days of receipt of the Planning Commission’s findings and
recommendations. This notice also serves as notification to the general public regarding the public hearing.
At this hearing, the Planning Commission will hear public testimony regarding the following proposed amendments:
CA2025-002 Sandwich Board Signs within Right-of-Way: The City of Pasco Planning Commission will conduct an
open record public hearing to consider a proposed code amendment regarding the allowance of sandwich board (A -
frame) signs within the public right-of-way. The Planning Commission previously held a workshop on December 18,
2025, to discuss the proposal. The targeted amendment would allow sandwich board signs within the Downtown
Pasco Overlay District, where placement within the sidewalk area has been technically prohibited since 2006. Under
the proposed regulations, each business would be permitted one sign per frontage, all required ADA clearances must
be maintained, signs may only be displayed during business hours, and signs located near intersections must be
positioned to minimize impacts on sightlines. This regulated approach is intended to support business visibility and
streetscape activation while maintaining pedestrian safety and accessibility, preventing visual clutter, and
establishing clear standards for sign placement and oversight. For more information please contact: 509-544-4146 /
barragani@pasco-wa.gov
CPA2025-002/CA2025-003 Emergency Amendment-Low Density Residential Land Use -R-S-20 Zone Changes: The
City of Pasco Planning Commission held an open record hearing on December 18, 2025, at 6:30 p.m., to review an
emergency Comprehensive Plan Amendment and Code Amendment. During the hearing, the Planning Commission
voted to continue the discussion to January 15, 2026, to allow for further research and review.
As part of this research, the Commission has asked staff to revise the original proposal to maintain the proposed
“Riverview” land use designation to allow 2-5 units per acre but with a zoning designation for the area that provides
for less density at 2-3 or 2-4 units per acre with revised corresponding development regulations in code relating to
lot sizes and dimensions.
ORIGINAL NOTICE: On April 17, 2023, the City adopted Ordinance No. 4663, which amended PMC 25.215.015 and
the Comprehensive Plan Land Use Density Table (Table LU-1). The ordinance revised allowable gross densities for
Low Density Residential (LDR) zoning districts from 2–5 dwelling units per acre to 3–6 dwelling units per acre, and
established that all new development must meet the minimum density requirements in PMC 25.215.015. In the R-
S-20 zone, classified as Low Density Residential with a minimum lot size of 20,000 squa re feet, a one-acre lot can
accommodate only two dwelling units. Under the current standards, such development is prohibited, effectively
creating a moratorium on small-lot development in the R-S-20 zone. The City has received several requests from
property owners to divide land in this zone, but those applications have been denied for failing to meet the adopted
density requirements. To address this issue, the Planning Division has been directed to initiate an amendment. The
proposed land use designation of 2–5 units per acre would provide the policy framework for low-density housing,
while the zoning code would implement this direction through parcel -level regulations. To align zoning with the
revised land use designation, staff proposes replacing the R -S-20 zone with a new R-9 Low Density Residential
District, establishing a minimum lot size of 8,700 square feet. This change allows zoning to support the full density
range permitted by the land use designation while still accommodating larger half-acre parcels where septic systems
are an option. The proposed R-9 district provides a balanced approach that restores consistency, reflects
infrastructure realities, and prepares the City for future statewide housing obligations. The City of Pasco has
transmitted the proposed emergency amendment to the Washington State Department of Commerce for the
required 60-day agency review. A State Environmental Policy Act (SEPA) checklist will be reviewed for this action and
made available for public review and comment in accordance with WAC 197-11-355, with the optional
Determination of Non-Significance (DNS) process applied as appropriate. For more information please contact: 509-
544-4146 / barragani@pasco-wa.gov
Public Comment Period: Written comments must be submitted to the Community and Economic Development
Department no later than 5:00 p.m. on January 15, 2026. Any interested party may submit written comments,
attend the public hearing to provide oral testimony, or request notification of the Planning Commission’s findings
and recommendations to the City Council, as well as the City Council’s final decision when action is taken.
To submit comments, request notification, or ask questions regarding these proposals, please contact the Planning
Division using the phone number or email address provided after the project description, or by mail or in person at
the address below. Please note that 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: Public Comment. After registering, you will receive a confirmation email containing
information about joining the webinar.
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.
1
Haylie Miller
From:Rodgers,Deborah (CONTR) - TERR-TRI CITIES RMHQ <dxrodgers@bpa.gov>
Sent:Tuesday, December 23, 2025 1:33 PM
To:Ivan Barragan
Cc:Connell,Valorie L (BPA) - TERR-PASCO
Subject:RE: Notice of Application-SEPA2025-036 R-S-20 Zone Changes Emergency CPA
(CPA2025-002)- City of Pasco
[NOTICE: This message originated outside of City of Pasco -- DO NOT CLICK on links or open attachments
unless you are sure the content is safe.]
Ivan,
Bonneville Power Administration (BPA) has had the opportunity to review Preliminary Plat Review Notice
of Application-SEPA2025-036 R-S-20 Zone Changes Emergency CPA (CPA2025-002)- City of Pasco.
In researching our records, we have found that this proposal will not directly impact BPA facilities. BPA
does not have any objections to the approval of this request at this time.
If you have any questions or need additional information, please contact me at (360) 624-0566 or BPA
realty specialist Valorie Connell at (509) 544-4746.
Thank you for the opportunity to review this application.
Deborah Rodgers
BONNEVILLE POWER ADMINISTRATION
DEPARTMENT OF ENERGY
(CONTR) Actalent
Right-of-Way Agent | Real Property Field Services | TERR/Tri-Cities-RMHQ
dxrodgers@bpa.gov | 360-624-0566
From: Ivan Barragan <barragani@pasco-wa.gov>
Sent: Tuesday, November 25, 2025 12:13 PM
To: Ivan Barragan <barragani@pasco-wa.gov>
Subject: Notice of Application-SEPA2025-036 R-S-20 Zone Changes Emergency CPA (CPA2025-002)- City of Pasco
Good afternoon,
In consideration of the upcoming public hearing, we want to clarify that the public hearing / Notice of
Application sent on November 21, 2025, for CPA2025-002 and the SEPA review being issued now are
separate processes. The public hearing is for the Planning Commission’s consideration of the proposed
amendment, which will then proceed to City Council review at a later date, no sooner than 60 days after
November 14, 2025. The SEPA review, on the other hand, is an administrative process. However,
because both pertain to the same non-project proposal, it is worth noting them together. For the SEPA
review, we are opting for the optional DNS process under WAC 197-11-355, with a 30-day comment
period following the publication date, which is scheduled for November 30, 2025.
2
Attached are the following materials:
· Notice of Public Hearing / Notice of Application (sent November 21, 2025)
· SEPA2025-036 Notice of Application
· SEPA2025-036 checklist
· Resolution 4680 (recently became available)
· Initial packet presented at the Planning Commission workshop on November 20, 2025
Comments on the SEPA review are due by December 30, 2025, at 5:00 PM. All pertinent materials are
available in the SEPA register.
Please let me know if you have any questions or concerns.
Thank you,
Ivan Barragan | Planner III | (509) 544-4146 | 525 N. 3rd Avenue | Pasco, WA 99301 | barragani@pasco-wa.gov
Notice of Public Disclosure: This e-mail and any response may be public record under Washington State law and subject to inspection and copying by
the public upon request. Accordingly, there can be no expectation of privacy.
From: Ivan Barragan
Sent: Friday, November 21, 2025 12:29 PM
To: Ivan Barragan <barragani@pasco-wa.gov>
Subject: Notice of Application/Notice of Public Hearing Emergency Comprehensive Plan Amendments CPA2025-001 and
CPA2025-002
Good afternoon,
Please see the attached Notice of Application/Notice of Public Hearing for two emergency
Comprehensive Plan Amendments, initiated by City Council resolutions on November 17, 2025. The
public hearing is scheduled for December 18, 2025, at 6:30 PM. Please submit any comments by
5:00 PM on December 18, 2025.
Summary of Proposals:
CPA2025-001: Emergency Amendment – Pasco School District 2025 Capital Facilities Plan
The Planning Commission will hold an open record hearing to consider an emergency amendment to the
Capital Facilities Element of the Comprehensive Plan. The amendment updates the element to align with
the City’s adopted budget and reflect the Pasco School District’s 2025 Capital Facilities Plan, including
policies related to school impact fees. The amendment has been transmitted to the Washington State
Department of Commerce for the required 60-day review. The Community and Economic Development
Department will process it following standard Comprehensive Plan procedures. The School District’s
plan previously received a SEPA Determination of Non-Significance (DNS).
CPA2025-002: Emergency Amendment – Low Density Residential Land Use (R-S-20 Zone)
The Planning Commission will also consider an emergency amendment addressing a conflict between
current Low Density Residential (LDR) standards and development in the R-S-20 zone, where one-acre
lots can only accommodate two dwelling units, eBectively creating a moratorium on small-lot
development.
The amendment proposes:
· A land use designation of 2–5 dwelling units per acre
3
· Creation of a new R-9 Low Density Residential District with a minimum lot size of 8,700 square
feet
This approach aligns zoning with the Comprehensive Plan, accommodates larger parcels where septic
systems are an option, restores consistency, reflects infrastructure realities, and prepares the City for
future statewide housing obligations.
The City has transmitted the amendment to the Washington State Department of Commerce for the
required 60-day review. A SEPA checklist will be available for public review and comment in accordance
with WAC 197-11-355, with the optional Determination of Non-Significance (DNS) process applied as
appropriate.
Please let me know if you have any questions or concerns.
Thank you,
Ivan Barragan
Planner III
O: 509-544-4146
barragani@pasco-wa.gov | www.pasco-wa.gov
City Hall, 525 N. 3rd Avenue, Pasco, WA 99301
This e-mail and any response to this e-mail may be a public record under Washington State Law and subject to inspection and copying by the public upon
request. Accordingly, there can be no expectation of privacy.
State of Washington
DEPARTMENT OF FISH AND WILDLIFE
South Central Region • Region 3 • 1701 South 24th Avenue, Yakima, WA 98902-5720
Telephone: (509) 575-2740 • Fax: (509) 575-2474
December 1, 2025
Ivan Barragan
Planner III
City of Pasco Planning Division
525 N. 3rd Ave Pasco WA 99301
Subject: City of Pasco Comprehensive Plan Amendment CPA2025-002.
Dear Mr. Barragan,
Thank you for the opportunity to provide comments on the proposed Comprehensive Plan
Amendment CPA 2025-002 regarding changes in density to the low-density residential land use
zone, R-S-20. Washington Department of Fish and Wildlife (WDFW) generally supports ability
for jurisdictions to allow high densities within the urban environment as it results in less urban
spread and greater overall protection of habitats. WDFW does have a concern with this proposal
as it relates to impacts on shoreline habitat.
There are parcels that are currently zoned with the R-S-20 designation that are either partially or
wholly within the shoreline environment of the Columbia River. WDFW is concerned that this
amendment could increase housing density within the shoreline environment, which would be
both inconsistent with the city’s shoreline master program and protection of functions and values
of the shoreline ecosystem. WDFW recommends a modification to this amendment that either
excludes these shoreline parcels from the proposed amendment or specifies that any new
dwelling units beyond the two currently allowed must be located outside of the shoreline
environment.
If you have questions regarding any of the above comments, please contact me at 509-607-3578
or Scott.Downes@dfw.wa.gov.
Sincerely,
Scott Downes
Regional Land Use Lead
Cc: Troy Maikis, WDFW Area Habitat Biologist