The URL can be used to link to this page

Home My WebLink AboutUpdated Hearing Examiner Packet 3-11-26AGENDA HEARING EXAMINER MEETING City Hall – 525 North Third Avenue Council Chambers WEDNESDAY, MARCH 11, 2026 6:00 PM This meeting is broadcast live on PSC-TV Channel 191 on Charter Cable and streamed at www.pasco-wa.com/psctvlive. Audio equipment available for the hearing impaired; contact staff for assistance. I. CALL TO ORDER II. PUBLIC HEARINGS • PP 2025-005 Desert Bloom Applicant submitted an application to subdivide one existing lot into 122 lots, to be developed in two phases, for the construction of 122 single-family homes. The proposed development includes right-of-way dedication, utility easements, pedestrian and bicycle accessways, and the extension of Kohler Road into the Broadmoor Area from Burns Road. • Z2026-003 Elite Investment Group LLC The request proposes rezoning Parcel No. 115392077 (R-4) and Parcel No. 115392022 (C-1), addressed as 5804 Road 90, totaling approximately 4.9 acres, to Mixed Use. • Z2026-001 Elite Investment Group LLC The request proposes rezoning Parcel No. 116140050 (R-4) and Parcel No. 116140049 (C-1), totaling approximately 4.72 acres, to Mixed Use. • Z2026-002 Chavoshi LLC The request proposes to rezone Parcel Nos. 113493131, 113493159, 113493122, and 113493140, equaling approximately 2.36 acres in size, from C-3 (General Business) to I-1 (Light Industrial). The subject property is addressed as 1010 N Oregon Ave. • SP2026-002 Seminary Building Applicant applied for a Special Use Permit (SP2026-002) for the construction of a religious seminary building. The project is located at 6420 Bulldog Lane, on a lot to be divided as part of the Ravens Place Subdivision. III. ADJOURNMENT REPORT TO THE HEARING EXAMINER City Hall – 525 North Third Avenue – Council Chambers WEDNESDAY, March 11, 2026 6:00 PM 1 MASTER FILE #: PP 2025-005 Desert Bloom Preliminary Plat APPLICANT: Knutzen Engineering C/O Nick Bonnington 5401 Ridgeline Dr Ste 160 Kennewick, WA 99338 REQUEST: Preliminary Plat: Desert Bloom Preliminary Plat, proposing to subdivide Parcel No. 126160173 for the development of 122 residential lots. Timeline: November 14, 2025 Preliminary Plat Application-PP2025-005 and SEPA Environmental Checklist- SEPA2025-039, submitted December 12, 2025 Preliminary Plat Application and SEPA Environmental Checklist was Deemed Incomplete December 15, 2025 Preliminary Plat Application and SEPA Checklist was Deemed Complete December 15, 2025 Planned Action SEPA Memorandum Issued January 2, 2026 Preliminary Plat Memorandum Issued Requesting Revisions January 28, 2026 Preliminary Plat Map Resubmittal Received February 23, 2026 Revised SEPA Memorandum Issued, Addendum to Broadmoor EIS Issued, Notice of Adoption of Existing Environmental Document Issued, and SEPA Notice of Application Issued and Posted on Site February 24, 2026 Notice of Public Hearing for PP2025-005 Mailed to Properties Within 300 Feet of Proposed Subdivision and County Officials February 25, 2026 Notice for Public Hearing and SEPA Notice of Application Published in Tri-City Herald February 27, 2026 Public Hearing Staff Report Published 2 Exhibits: 1. Maps 2. Preliminary Plat 3. Application 4. Reports 5. Title Report 6. Public Notices 7. SEPA Documents 8. Traffic 9. Broadmoor Master Plan Road Sections 10. Resolution 4608-6-year TIP 11. Park Plan 12. Comments BACKGROUND 1) PROPERTY DESCRIPTION: Parcel: 126160173 Abbreviated Legal: Short Plat 2022-32 Lot 1 General Location: The subject area is located south of Burns Road and east of Shoreline Road in Section 12, Township 9N, Range 28 E.W.M. Property Size: 18.6 acres 2) ACCESS: The property will have access from Burns Road. 3) UTILITIES: Municipal water is available in Burns Road and Sandifur Parkway, and sanitary sewer is available in Sandifur Parkway. 4) LAND USE AND ZONING: The property is zoned R-4 (High Density Residential). The site is currently undeveloped. Surrounding properties are zoned and developed as follows: North: RS-20 Franklin County Suburban Zone/Single Family Dwelling Units East: R-1 Low Density Residential/Single Family Dwelling Units South: R-T Franklin County Residential Transition/Agricultural West: R-3 Medium Density Residential/Undeveloped 5) COMPREHENSIVE PLAN: The Broadmoor Master Plan, adopted concurrently with the Broadmoor Overlay on April 17, 2023, provides detailed development guidance that supplements the Comprehensive Plan. Under the Broadmoor Master Plan, the subject site continues to carry a Medium Density Residential designation, with the maximum allowed density increased from 20 to 29 dwelling units per acre. The Master Plan and Overlay allow zoning classifications of R-2 (Medium Density Residential), R-3, and R-4, all of which share this same maximum density. Pursuant to Pasco Municipal Code (PMC) 25.97.030, “This chapter shall be used in addition to and in combination with all other district and development regulations contained in this title. The requirements and intent of this chapter shall take precedence over the requirements of the underlying district regulations.” Accordingly, the provisions of the Broadmoor Overlay apply in addition to—and take precedence over—the regulations contained in PMC 25.215.015. 6) ENVIRONMENTAL DETERMINATION: The City of Pasco is serving as the lead agency for this proposal. 3 Based on the submitted SEPA checklist (SEPA2025-039), the project was initially identified as being covered under the Planned Action SEPA process pursuant to RCW 43.21C.440(3)(b). Upon further review, it was determined that the appropriate environmental review path is to prepare an addendum to the Broadmoor Environmental Impact Statement (EIS), using the submitted checklist as supporting documentation. This required issuing a notice of adoption of the existing Broadmoor EIS, preparing a revised SEPA memorandum to replace the version issued on December 15, 2025, and issuing a notice of application consistent with the procedures for EIS adoption under WAC 197-11-630 and WAC 197-11-965. ANALYSIS Request The applicant requests approval to subdivide Parcel No. 126160173, an approximately 18.6-acre site, into 122 residential lots to be developed in two phases. All lots are proposed for single-family residential use. The subdivision also includes right-of-way dedication, utility easements, pedestrian and bicycle access connections, and the extension of Kohler Road from Burns Road into the Broadmoor area. History The subject property was annexed into the City of Pasco on September 2, 2025, through Ordinance No. 4786. The subsequent zoning assignment to R-4 was considered through a closed-record public hearing on appeal, and the City Council ultimately approved the R-4 zoning on October 20, 2025, via Ordinance No. 4796. The property’s Medium Density Residential land use designation had previously been reaffirmed on April 17, 2023, through adoption of the Broadmoor Master Plan. Historical aerial imagery and property records show that the site was used for agricultural purposes, with surrounding areas gradually transitioning to residential development over time. Lot & Right-of-Way Layout The proposed preliminary plat would create a total of 122 lots for single-family residential development. The subdivision includes dedication of public right-of-way and construction of new internal roadways, including the planned extension of Kohler Road, which is classified as a collector. Kohler Road runs north–south and was originally constructed within the County north of Burns Road. The Broadmoor Master Plan anticipates extending Kohler Road south to ultimately connect with Harris Road. At this time, the roadway will be stubbed to the south to allow for future extension toward Sandifur Parkway, a minor arterial. The future intersection of Kohler Road and Sandifur Parkway is planned to be incorporated into a corridor overlay. In addition to Kohler Road, the plat proposes four east–west local access streets and one additional north–south local access street adjacent to the eastern boundary of the subdivision. The plat also includes four public pedestrian accessways to provide connectivity between the southernmost east–west local access street and Burns Road, improving pedestrian circulation and walkability within the subdivision. The proposed lots average approximately 4,406 square feet in area, with lot sizes ranging from 4,000 square feet to 5,909 square feet. Most lots will have direct frontage on public streets and will be served by public utilities in accordance with City standards. Two lots located at the northeast corner of the plat are proposed without direct public street frontage, as permitted by PMC 21.20.060. 4 STAFF FINDINGS OF FACT 1) The subject property is designated Medium Density Residential under the City of Pasco Broadmoor Master Plan. This designation permits residential development at densities of six (6) to twenty-nine (29) dwelling units per acre, consistent with PMC 25.97.055. 2) The proposed development results in an overall density of approximately 6.6 dwelling units per acre. 3) Section A on Page 84 of the Broadmoor Master Plan identifies Kohler Road and establishes the applicable design requirements for that roadway. Section B on Page 82 identifies Burns Road and establishes the applicable design requirements for that roadway. 4) Pursuant to PMC 25.97.046(6), development applications are required to coordinate with Ben Franklin Transit. Coordination occurred on January 28, 2026. 5) Utilities: Water, irrigation and sewer utilities will be extended to and through the public right-of-way to serve all proposed lots. 6) Water Rights: Water rights will be deeded to the City as a first priority, or, if water rights are not available, an in-lieu fee will be paid prior to recording of the final plat, pursuant to PMC 21.05.120. 7) The proposed residential density is below the eight (8) dwelling units per acre analyzed in the Broadmoor Traffic Impact Analysis (TIA) referenced in the Broadmoor EIS. Payment of transportation impact fees at the rate established by the Pasco Municipal Code and in effect at the time of building permit issuance will adequately address anticipated traffic impacts. The applicant submitted a trip generation letter demonstrating that the Desert Bloom subdivision’s projected trip generation is consistent with the TIA analysis. 8) Impact Fees: Traffic and park impact fees shall be collected for each lot prior to issuance of building permits for new residential development. TENTATIVE CONCLUSIONS BASED ON FINDINGS OF FACT As per PMC 21.25.060, Upon conclusion of the open record hearing, the Hearing Examiner shall make and enter findings from the record and conclusions thereof as to whether or not: (1) Adequate provisions are made for the public health, safety and general welfare and for open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes, parks, playgrounds, transit stops, schools and school grounds, sidewalks for safe walking conditions for students, and other public needs; Adequate provisions are made for public health, safety, and general welfare. The proposed subdivision will be served by City of Pasco police, fire, and emergency medical services. Public streets and right-of-way improvements, including the extension of Kohler Road and construction of internal local access streets, will be designed and constructed in accordance with the Pasco Municipal Code and the City’s Design and Construction Standards, ensuring safe vehicular and emergency access. Municipal water, irrigation, and sanitary sewer utilities will be extended within the public right-of-way to serve all lots, providing adequate water supply and sanitary waste disposal. Stormwater and drainage facilities will be designed and constructed in accordance with City standards to manage runoff. The plat includes four public pedestrian accessways and sidewalks within the public right-of-way, providing approximately 880 feet of pedestrian connectivity and supporting safe walking conditions. Coordination with Ben Franklin Transit has occurred to ensure transit considerations are addressed. The subdivision is located approximately 2.8 miles from Vintage Park, and park impact fees will be collected at the time of building permit issuance to support park acquisition and improvements. Transportation impact fees will also be assessed to mitigate impacts to the transportation system. 5 These improvements and requirements ensure the subdivision provides adequate infrastructure and services consistent with public health, safety, welfare, and other public needs. (2) The proposed subdivision contributes to the orderly development and land use patterns in the area; The proposed subdivision contributes to the orderly development and land use patterns of the area. The plat will create single-family residential lots consistent with the Medium Density Residential designation of the Broadmoor Master Plan and with the surrounding and planned residential development pattern. The developer will construct full right-of-way improvements, including curb, gutter, sidewalk, and street lighting, in accordance with City standards, supporting safe circulation and coordinated urban development. The extension of Kohler Road will establish an important north–south collector connection between Burns Road and future development areas to the south, consistent with the Broadmoor Master Plan transportation network. The current extension is approximately one-quarter mile in length and will ultimately function as part of an approximately one-mile corridor. This planned roadway will improve connectivity, support coordinated growth, and promote efficient traffic circulation within the Broadmoor area. (3) The proposed subdivision conforms to the policies, maps and narrative text of the Comprehensive Plan; The proposed subdivision conforms to the policies, maps, and narrative text of the Comprehensive Plan. The subject property is designated Medium Density Residential under the Broadmoor Master Plan, which serves as an adopted amendment to the Comprehensive Plan. The proposed single-family residential subdivision is consistent with this designation and the planned development pattern for the Broadmoor area. The proposal is consistent with applicable Comprehensive Plan policies, including: • Housing Policy H-1-A: Allow for a full range of housing including single family homes, townhouses, condominiums, apartments, and manufactured housing, accessory dwelling units, zero lot line, planned unit developments etc. The R-4 zoning designation allows single-family residential development at densities consistent with the Medium Density Residential designation, and the proposed plat contributes to the City’s housing supply consistent with this policy. • Utilities Policy UT-1-A: Ensure that public water and sewer services are available concurrently with development in the urban growth area. Public water, irrigation and sewer infrastructure is available in the vicinity, and the proposed project will extend municipal utilities within the public right-of-way to serve all lots and support future development of adjacent properties. Overall, the proposed subdivision is consistent with the Comprehensive Plan land use designation, infrastructure planning, and adopted Broadmoor Master Plan. (4) The proposed subdivision conforms to the general purposes of any applicable policies or plans which have been adopted by the City Council; The proposed subdivision conforms to the general purposes of applicable policies and plans adopted by the City Council. The City Council adopted the Broadmoor Master Plan and Broadmoor Overlay District through Ordinance 4659, which establishes land use designations, transportation connectivity, and development standards for the Broadmoor area. The subject property retains the Medium Density Residential designation under the Broadmoor Master Plan, and the proposed subdivision is consistent with the vision, goals, and development framework established therein. The proposal is also consistent with City Council goals related to economic vitality and implementation of the Comprehensive Plan through adopted zoning regulations and development standards. In November 2023, the 6 City Council adopted Ordinance 4700, establishing residential site and building design standards, including provisions for lot size, frontage, and neighborhood design. Ordinance 4659, which established the Broadmoor Overlay District, references Ordinance 4700 for applicable site and building design requirements. The proposed plat is designed to comply with these adopted standards and the Broadmoor Overlay District provisions, including required roadway extensions and connectivity. Accordingly, the proposed subdivision is consistent with adopted City Council policies, plans, and implementing regulations governing development in the Broadmoor area. (5) The proposed subdivision conforms to the general purposes of this title; Title 21, Pasco Urban Area Subdivision Regulations, and Chapter 25.97, Broadmoor Overlay District, establish requirements and procedures for subdivisions, including standards for streets, lots, blocks, and application materials. The proposed subdivision is consistent with the intent and applicable provisions of Title 21 and Chapter 25.97. Conditions of approval will address standard requirements and ensure compliance as the preliminary plat advances through the review process. (6) The public use and interest will be served by approval of the proposed subdivision. Approval of the proposed subdivision will serve the public use and interest. The plat will be developed in accordance with applicable City codes, standards, and conditions of approval, ensuring that public health, safety, and general welfare are protected. The subdivision will implement the Comprehensive Plan and Broadmoor Master Plan by providing residential development consistent with the adopted land use designation and planned infrastructure network. Required public improvements, utility extensions, and impact fees will support public facilities and services, ensuring the development contributes positively to the community. APPROVAL CONDITIONS 1) The Desert Bloom Preliminary Plat shall be developed in substantial conformance with the approved preliminary plat and supporting materials, consisting of 122 single-family residential lots, except as modified by these conditions of approval. 2) All frontage and public infrastructure improvements shall be designed and constructed in accordance with the City of Pasco Design and Construction Standards, Specifications for Public Works Improvements, and applicable Pasco Municipal Code provisions. 3) The face of the final plat shall include the following statement: “As a condition of approval of this final plat, the owner has waived the right to protest the formation of a Local Improvement District for right-of-way and utility improvements to the full extent permitted by RCW 35.43.182.” 4) Stormwater facilities shall be designed, constructed, and maintained in accordance with Washington State Department of Ecology requirements and City of Pasco standards. All stormwater runoff shall be managed on site. 5) All civil engineering plans submitted for review and approval shall be prepared, stamped, and signed by a Professional Civil Engineer licensed in the State of Washington. 6) All utility lines serving the subdivision, including but not limited to power, telecommunications, and cable services, shall be installed underground in accordance with PMC 21.35.100. Adequate utility easements shall be provided as required and approved by the City. 7) All utilities shall comply with PMC 12.36.050(2), as applicable. 8) Sewer easements shall comply with City of Pasco standards and be provided at a minimum width equal to twice the depth of the sewer. See City Standard Detail, Chapter 1, Pages 1–2, for applicable 7 requirements. 9) The deep sewer main shall be designed and extended north to the Burns Road and Kohler Road intersection at a minimum slope sufficient to accommodate future extension and service to upstream areas, in accordance with City standards. 10) The deep sewer main shall be extended west to accommodate future connections consistent with the City’s Sewer Comprehensive Plan. Coordination with the adjacent western property owner is encouraged to ensure efficient system design and future connectivity. 11) The City’s Sewer Comprehensive Plan identifies a 12-inch sewer main extending from Burns Road to Sandifur Parkway to serve areas north of Kohler Road. The proposed sewer system shall be designed to accommodate this planned infrastructure. Internal sewer mains within the plat may be constructed at shallower depths, as appropriate, to effectively serve the proposed development in accordance with City standards. 12) The City’s Irrigation Comprehensive Plan identifies a 12-inch irrigation main in the vicinity of Sandifur Parkway. Civil plans shall be designed in accordance with the Irrigation Comprehensive Plan and shall accommodate the planned infrastructure. 13) The City’s Water Comprehensive Plan identifies a 12-inch water main extending from Sandifur Parkway to Burns Road, including an east–west connection within the plat to tie into the existing 12-inch water main in the adjacent development to the west. The developer may propose an alignment that best serves the development, subject to review and approval by the City, and shall coordinate with the City to ensure consistency with the Water Comprehensive Plan. 14) The face of the final plat shall include the following statement: “The individual or company making improvements on a lot or lots of this plat is responsible for providing and installing all trench, conduit, primary vaults, secondary junction boxes, and backfill for the PUD’s primary and secondary distribution system in accordance with PUD specifications. Said individual or company will make full advance payment of line extension fees and will provide all necessary utility easements prior to PUD construction and/or connection of any electrical service to or within the plat.” 15) Any existing water rights associated with the subject property shall be conveyed to the City as a condition of final plat approval. If no water rights exist, the applicant shall pay the applicable water rights acquisition fee in accordance with PMC 21.05.120 and PMC 3.35. 16) Only the City of Pasco and franchised utility providers shall be permitted to install facilities within the public right-of-way. 17) Prior to approval of civil construction plans, the developer shall coordinate with all affected utility providers and submit written confirmation of service availability and approval from each utility to the City. 18) All fees associated with bonding of right-of-way improvements and water rights (if applicable) must be paid at or prior to submission of the final plat for signatures. 19) Street lighting shall be installed in accordance with City of Pasco standards and approved by Development Services. 20) All pedestrian and bicycle accessways shall be constructed in accordance with PMC 21.15.100 and shall include hard-surfaced, ADA-compliant pathways with adequate lighting, subject to City approval. 21) Mid-block pedestrian crossings shall be provided where pedestrian accessways intersect local access streets, in accordance with PMC 21.15.100. 22) The face of the final plat shall include the following statement in accordance with PMC 21.35.090: 8 “The developer shall install a six-foot masonry block fence along Burns Road as part of the subdivision infrastructure improvements. Fence design and materials shall be approved by the Community and Economic Development Director. Property owners adjoining the fence shall be responsible for maintenance. The City reserves the right to repair or replace the fence as necessary.” 23) The developer or builder shall pay the required common area fee at the time of building permit issuance, in accordance with PMC 25.180.060 and PMC 3.100, to support maintenance of arterial landscaping and boulevard improvements. 24) The final plat shall include the following note: “Existing regulations regarding sight distance, fence height, and setbacks may affect the placement of fences and driveways on any corner lots.” 25) Transportation impact fees shall be paid at building permit issuance. 26) Park impact fees shall be paid at building permit issuance. 27) All improvements shall be completed or bonded prior to final plat recording. 28) Final plat approval and recording shall occur within the timeframe required by PMC 21.25.080. 29) Civil plans and right-of-way improvements for Kohler Road and Burns Road shall be designed in accordance with the applicable roadway design requirements identified in the Broadmoor Master Plan (Section A, Page 84 for Kohler Road; Section B, Page 82 for Burns Road). Refer to the attached pages for additional detail. 30) The latecomer fee associated with water main extension LC19-0005, in accordance with Agreement AGRMT2016-004, in the amount of $16,642.73, shall be paid at the time of connection. 31) Prior to final plat approval and/or issuance of development permits, the applicant shall coordinate with the South Columbia Basin Irrigation District to release the irrigation water allotment associated with Farm Unit 105, Irrigation Block 1. The applicant is responsible for submitting all required agreements and recording fees to the District in accordance with their deadlines to ensure the release is effective for the applicable irrigation season. RECOMMENDATION Staff recommends approval of the Desert Bloom Preliminary Plat for Parcel No. 126160173, located in Pasco, Washington, subject to the conditions of approval listed above. EXHIBIT 1-Maps \2 0 2 5 \ 2 5 0 2 3 - B u r n s & K o h l e r S u b d i v i s i o n \ D W G \ 2 5 0 2 3 P P 0 1 . d w g - J a n 2 8 , 2 0 2 6 - 1 1 : 0 2 a m - r m c DE S E R T B L O O M 5401 RIDGELINE DR. SUITE 160 KENNEWICK, WA 99338 1-509-222-0959 www.knutzenengineering.com PR E L I M I N A R Y P L A T PP01PRELIMINARY PLATA1 0' 1"= 50' 25' 50'100'150' NORTH 2 BUSINESS DAYS BEFORE YOU DIG CALL 811 VICINITY MAP NORTH DESERT BLOOM PRELIMINARY PLAT CONTACT INFO BASIS OF BEARINGS BASIS OF ELEVATION LEGAL DESCRIPTION PRELIMINARY PLAT BU R N S R D SITE LAND USE SUMMARY PHASE 1 PHASE 2 NOTE KOHLER RD SA N D I F U R P K W Y SOLSTICE SUBDIVISION FUTURE CHERRY BLOOM SUBDIVISION SP E N C E R E S T A T E S SU B D I V I S I O N EXHIBIT 2-Preliminary Plat \2 0 2 5 \ 2 5 0 2 3 - B u r n s & K o h l e r S u b d i v i s i o n \ D W G \ 2 5 0 2 3 X C 0 1 . d w g - J a n 2 8 , 2 0 2 6 - 0 1 : 4 9 p m - n b o NO T F O R C O N S T R U C T I O N DE S E R T B L O O M 5401 RIDGELINE DR. SUITE 160 KENNEWICK, WA 99338 1-509-222-0959 www.knutzenengineering.com UT I L I T Y P L A N C121UTILITY PLANA1 0' 1"= 50' 25'50'100'150' NORTH 2 BUSINESS DAYS BEFORE YOU DIG CALL 811 BU R N S R D SA N D I F U R P K W Y 809,345 SF PP2025-005 Exhibit 3-Application Community & Economic Development Department PO Box 293, 525 N 3rd Ave, Pasco, WA 99301 P: 509.545.3441 / F: 509.545.3499 CITY OF PASCO NOTICE OF INCOMPLETE APPLICATION MASTER FILE #: PP2025-005 APPLICANT: Knutzen Engineering C/O Nick Bonnington 5401 Ridgeline Dr Ste 160 Kennewick, WA 99338 PROPOSAL: A preliminary plat application for a 146-lot single-family detached residential subdivision located on Parcel No. 126160173 in Pasco, Washington. It has been determined that your preliminary plat application is incomplete and cannot be processed by the City of Pasco at this time. Pursuant to Pasco Municipal Code (PMC) 21.25.120, at the time of filing an application for a preliminary plat, the subdivider is required to pay the applicable fees as identified in PMC 3.35.110. The required fees are as follows: • $700 preliminary plat application fee • $50 public notice fee • $75 SEPA fee • $950 (total) per lot fee Upon receipt of the required payment, the application will be deemed complete and distributed to applicable City departments and affected agencies for review and comment. Written comments will be provided to the applicant and the surveyor listed on the application following the fourteen (14)-day comment period. A public hearing before the Hearing Examiner will be scheduled at a later date for this proposal. If you have any questions, please contact the Pasco Community & Economic Development Department at (509) 544-4146 or via email at barragani@pasco-wa.gov, and reference the file number listed above. Date Issued:12/12/2025______________ Signature: Ivan Barragan_____________________________ Title: Planner III________________________ Exhibit 4-Reports Community & Economic Development Department PO Box 293, 525 N 3rd Ave, Pasco, WA 99301 P: 509.545.3441 / F: 509.545.3499 CITY OF PASCO NOTICE OF COMPLETE APPLICATION MASTER FILE #: PP2025-005/SEPA2025-039 APPLICANT: Knutzen Engineering C/O Nick Bonnington 5401 Ridgeline Dr Ste 160 Kennewick, WA 99338 PROPOSAL: A preliminary plat application with SEPA checklist for a 146-lot single- family detached residential subdivision located on Parcel No. 126160173 in Pasco, Washington. It has been determined that your preliminary plat application and SEPA environmental checklist are complete and ready for processing by the City of Pasco. The application has been deemed complete and has been distributed to applicable City departments and affected agencies for review and comment. Written comments will be provided to the applicant and the surveyor listed on the application following the fourteen (14)-day comment period. A public hearing before the Hearing Examiner will be scheduled at a later date for this proposal. If you have any questions, please contact the Pasco Community & Economic Development Department at (509) 544-4146 or via email at barragani@pasco-wa.gov, and reference the file number listed above. Date Issued:12/15/2025______________ Signature: Ivan Barragan_____________________________ Title: Planner III________________________ Community and Economic Development Department PO Box 293, 525 N 3rd Ave, Pasco, WA 99301 P: 509.544.4146 | E: barragani@pasco-wa.gov M E M O R A N D U M DATE: January 2, 2026 TO: Knutzen Engineering – Nick Bonnington FROM: Ivan Barragan, Planner III SUBJECT: Desert Bloom Preliminary Plat (PP2025-005) The following notes/requirements have been submitted by City staff regarding this project. Planning Division: 1. Adjacent Subdivisions Pursuant to PMC 21.25.040(2)(b)(i), the preliminary plat should identify and label the names of subdivisions adjacent to the east and north of the proposed development. This ensures clarity of context and proper coordination with surrounding properties. 2. Easterly North/South Road Alignment The proposed easterly north/south road would be offset approximately 330 feet from Road 122 at its intersection with Sandifur Parkway, a Minor Arterial. Staff requests consideration of whether a south connection to Sandifur Parkway is feasible while keeping sewer within the right-of-way. If the road connects, it could result in a standalone approximately 0.60-acre lot; if the road does not extend south, a larger approximately 3.60-acre lot would remain. Pedestrian access connections should be considered to maintain connectivity within the Mixed Residential Commercial land use area to the south. Access points to Sandifur Parkway will be limited. 3. Lots Without Public Frontage Pursuant to PMC 21.20.050(5), lots without public frontage may be allowed in residential zones only where physical constraints make constructing a publicly dedicated street impractical. Staff requests justification for the four proposed lots without public frontage. Minimum block lengths are expected to be met per PMC 25.97.045(2): approximately 299 feet along Burns Road (300-foot minimum) and approximately 330 feet along Sandifur Parkway (250-foot minimum for a Minor Arterial). An interconnected grid block and street network is required pursuant to PMC 25.97.046(3)(b). 4. Bicycle and Pedestrian Access Maximum spacing between bicycle and pedestrian facilities shall not exceed 330 feet per PMC 25.97.046(2). The preliminary plat should be revised to meet this requirement. Vehicular access and driveway locations must be designed to minimize impacts on pedestrian and bicycle routes, pursuant to PMC 25.97.055(3)(b). Coordination with the adjacent western property/developer is required to ensure continuous connectivity, per PMC 25.97.055(3)(i). 5. Transit Coordination Development within the Broadmoor overlay district must coordinate with applicable public transit providers to identify suitable locations for transit facilities and accommodations. 6. Neighborhood Park and Open Space A portion of the proposed development is located within Neighborhood Park 6, as shown on Map 2 of the Parks, Recreation, and Open Space Master Plan. The City currently provides approximately 1.3 acres of neighborhood park per 1,000 residents, with a target level of service of 2 acres per 1,000 residents. Pursuant to PMC 25.97.070(2)(c), developments are required to provide open space in the form of parks, plazas, courtyards, bike and trail connections, and natural or landscaped areas. Lands for public parks and open space shall be provided in accordance with the City’s Parks, Recreation, and Open Space Plan LOS standards. 7. Road Design Standards – Kohler Road and Burns Road Section A on Page 84 of the Broadmoor Master Plan identifies Kohler Road and establishes specific design requirements for this roadway. Section B on Page 82 identifies Burns Road and establishes its design requirements. Please refer to the attached pages for reference. 8. Addressing Road names and block numbers are preliminary and will be finalized after approval of the civil plans and at final plat. Official addressing will be assigned upon civil or final plat review. Engineering Division: 9. Utilities Layout Provide a preliminary layout of the water, storm drainage, and sanitary sewer systems in accordance with PMC 21.25.040(2)(c)(viii). 10. Irrigation Provision The land use summary does not identify the entity responsible for providing irrigation. Please clarify how irrigation will be provided to each lot within the subdivision. 11. Burns Road Right-of-Way Please confirm the Burns Road right-of-way width. The 81.3-foot width shown does not appear to match records on file and should be reviewed and revised as necessary. 12. Water Main Latecomer Agreement Note that a water main latecomer agreement applies to infrastructure serving this area, established prior to subdivision of the site. Please refer to Parcel No. 126160172. 13. Driveway Approaches Staff notes that lot frontage widths may create challenges for driveway placement. Please clarify how driveway approaches are proposed to be designed and located for this development. Franklin PUD: 14. Phase 1 will require a 15-foot easement along the east side of Kohler Road. The easement would extend along Lots 4, 33, 40, 67, 75, 103, 112, and 142. 15. In Phase 2, a 10-foot utility easement is required along the west side of Lots 126, 127, and 128 extending south. Additionally, a 10-foot utility easement is required from the southwest corner of Lot 128 to the southeast corner of Lot 128 to provide access to existing utility poles along the east side of Phase 2, allow continuation of power service to the south, and facilitate the removal of utility poles within the development. 510 N. COLORADO ST., STE B KENNEWICK, WA 99336 Phone: 509-783-0661 Fax: 509-783-2256 Subdivision Guarantee Page 1 SUBDIVISION GUARANTEE SCHEDULE A Office File Number BF22514 Ref. No.: Policy Number TBD Date of Policy May 19, 2025 at 10:53 AM Premium $350.00 NAME OF ASSURED: Lybbert Fielding Real Estate Attn: Cody Fielding THE ASSURANCES REFERRED TO ON THE FACE PAGE ARE: THAT, ACCORDING TO THOSE PUBLIC RECORDS WHICH, CONSTRUCTIVE NOTICE OF MATTERS RELATIVE TO THE DESCRIPTION OF WHICH IS FULLY SET FORTH IN UNDER THE RECORDING LAWS, IMPART FOLLOWING DESCRIBED REAL PROPERTY: Lot 1, SHORT PLAT NO. 2022-32, according to the survey thereof recorded under Auditor's File No. 1969689, records of Franklin County, Washington. TITLE TO SAID REAL PROPERTY IS VESTED IN: Desert Bloom, LLC, a Washington Limited Liability Company SUBJECT TO THE MATTERS SHOWN BELOW UNDER EXCEPTIONS, WHICH EXCEPTIONS ARE NOT NECESSARILY SHOWN IN THE ORDER OF THEIR PRIORITY. EXCEPTIONS: 1. GENERAL TAXES AND ASSESSMENTS, IF ANY, NO SEARCH HAVING BEEN MADE THEREOF; ALSO, TAXES OR ASSESSMENTS WHICH ARE NOT SHOWN AS EXISTING LIENS BY THE RECORDS OF ANY TAXING AUTHORITY THAT LEVIES TAXES OR ASSESSMENTS ON REAL PROPERTY OR BY THE PUBLIC RECORDS. 2. UNPATENTED MINING CLAIMS, RESERVATIONS OR EXCEPTIONS IN THE UNITED STATES PATENTS OR IN ACTS AUTHORIZING THE ISSUANCE THEREOF; WATER RIGHTS, CLAIMS OR TITLE TO WATER. 3. TITLE TO ANY PROPERTY BEYOND THE LINES OF THE REAL PROPERTY EXPRESSLY DESCRIBED HEREIN, OR TITLE TO STREETS, ROADS, AVENUES, LANES, WAYS OR WATERWAYS ON WHICH SUCH REAL PROPERTY ABUTS, OR THE RIGHT TO MAINTAIN THEREIN VAULTS, TUNNELS, RAMPS, OR ANY OTHER STRUCTURE OR IMPROVEMENT; OR ANY RIGHTS OR EASEMENTS THEREIN UNLESS SUCH PROPERTY, RIGHTS OR EASEMENTS ARE EXPRESSLY AND SPECIFICALLY SET FORTH IN SAID DESCRIPTION. Exhibit 5-Title Report Policy Number: TBD Subdivision Guarantee Page 2 ADDITIONAL EXCEPTIONS: 1. THIS LAND IS INCLUDED WITHIN SOUTH COLUMBIA BASIN IRRIGATION DISTRICT AND IS SUBJECT TO LAWS AND REGULATIONS OF THE UNITED STATES AND THE STATE OF WASHINGTON APPLICABLE TO THE COLUMBIA BASIN PROJECT AND IS LIABLE FOR FURTHER ASSESSMENTS, IF ANY, LEVIED BY SAID DISTRICT. 2. EXCEPTIONS AND RESERVATIONS CONTAINED IN DEED: FROM: UNITED STATES AND ROGER T. JUSTESEN RECORDED: January 06, 1949 AUDITOR'S FILE NO.: 121169 3. EXCEPTIONS AND RESERVATIONS CONTAINED IN DEED: REGARDING: UNITED STATES AND ROGER T. JUSTESEN RECORDED: October 24, 1952 AUDITOR'S FILE NO.: 148699 4. DEED AND THE TERMS AND CONDITIONS THEREOF: REGARDING: ROGER T. JUSTESEN AND LEO HORRIGAN RECORDED: October 24, 1952 AUDITOR'S FILE NO.: 156526 5. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: UNITED STATES AND LEO HORRIGAN REGARDING: WATER SERVICE AUDITOR'S FILE NO.: 164745 6. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: PUBLIC UTILITY DISTRICT NO. 1 OF FRANKLIN COUNTY AND HORRIGAN FARMS, INC. REGARDING: GUARANTEED ANNUAL REVENUE CONTRACT AND EASEMENT RECORDED: June 10, 1983 AUDITOR'S FILE NO.: 425586 AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: PUBLIC UTILITY DISTRICT NO. 1 AND HORRIGAN FARMS, INC. REGARDING: RELEASE OF GUARANTEED ANNUAL REVENUE CONTRACT RECORDED: July 22, 1993 AUDITOR'S FILE NO.: 500092 7. NOTICE OF ADDITIONAL WATER OR SEWER FACILITY TAP OR CONNECTION CHARGE AND THE TERMS AND CONDITIONS THEREOF: FROM: CITY OF PASCO RECORDED: December 04, 2015 AUDITOR'S FILE NO.: 1838416 8. DEVELOPER REIMBURSEMENT AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: FROM: CITY OF PASCO RECORDED: November 17, 2016 AUDITOR'S FILE NO.: 1854068 9. MATTERS DISCLOSED BY SURVEY RECORDED June 08, 2021 UNDER AUDITOR'S FILE NO. 1940482. Policy Number: TBD Subdivision Guarantee Page 3 10. EASEMENTS DELINEATED ON THE FACE OF FARM UNIT PLAT, IRRIGATION BLOCK 1. 11. EASEMENTS DELINEATED ON THE FACE OF SAID SHORT PLAT. 12. NOTES DELINEATED ON THE FACE OF SAID SHORT PLAT. 13. UNRECORDED LEASEHOLDS, RIGHTS OF VENDORS AND HOLDERS OF SECURITY INTERESTS ON PERSONAL PROPERTY INSTALLED ON THE PREMISES AND RIGHTS OF TENANTS TO REMOVE TRADE FIXTURES, IF ANY SUCH INTEREST EXISTS. 14. ANY SECURITY INTEREST IN GOODS WHICH ARE OR MAY BECOME FIXTURES LOCATED ON SAID PREMISES CREATED OR EXISTING UNDER THE PROVISIONS OF UNIFORM COMMERCIAL CODE R.C.W. 62-A. 15. NOTICE OF ADDITIONAL WATER AND SEWER FACILITY TAP OR CONNECTION CHARGE AND THE TERMS AND CONDITIONS THEREOF RECORDED UNDER AUDITOR'S FILE NO. 1838416. NOTE: INSTRUMENT LACKS ACKNOWLEDGEMENT FROM NAMED GRANTEE AND ALSO LACKS A LEGAL DESCRIPTION OF THE LAND COVERED. END OF SCHEDULE A EXCEPTIONS. Policy Number: TBD Subdivision Guarantee Page 4 NOTES: AT THE REQUEST OF THE ASSURED THE FOLLOWING INFORMATION IS PROVIDED: a. THE ADDRESS OF THE SUBJECT PROPERTY IS: UNDEVELOPED LAND , WA b. ACCORDING TO THE RECORDS OF FRANKLIN COUNTY ASSESSOR, THE CURRENT VALUE OF SAID PREMISES IS AS FOLLOWS: TAX ACCOUNT NO.: 126-160-173 LAND: $2,071,100.00 IMPROVEMENTS: $0.00 TOTAL: $2,071,100.00 c. THE FOLLOWING ABBREVIATED LEGAL DESCRIPTION IS PROVIDED AS A COURTESY TO ENABLE THE DOCUMENT PREPARER TO CONFORM WITH THE REQUIREMENTS OF RCW 65.04.045, PERTAINING TO STANDARDIZATION OF RECORDED DOCUMENTS. ABBREVIATED LEGAL DESCRIPTION: LOT 1, SHORT PLAT 2022-32 d. GENERAL TAXES FOR 2025 IN THE SUM OF $12,062.00 ARE PAID IN FULL. TAX ACCOUNT NO. 126-160-173. (AREA CODE 106, FIRST HALF TAXES ARE DELINQUENT MAY 1. LAST HALF TAXES ARE DELINQUENT NOVEMBER 1.) e. SOUTH COLUMBIA BASIN IRRIGATION DISTRICT FOR 2025 IN THE SUM OF $11,095.77, ARE PAID IN FULL. TAX ACCOUNT NO. 001-105-001-03000-0 (IOP). (FIRST HALF ARE DELINQUENT MAY 1. LAST HALF ARE DELINQUENT NOVEMBER 1.) cj/jp Subdivision Guarantee Page 5 Benton Franklin Title Company Privacy Policy Notice PURPOSE OF THIS NOTICE Title V of the Gramm-Leach-Bliley Act (GLBA) generally prohibits any financial institution, directly or through its affiliates, from sharing nonpublic personal information about you with a nonaffiliated third party unless the institution provides you with a notice of its privacy policies and practices, such as the type of information that it collects about you and the categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are providing you with this document, which notifies you of the privacy policies and practices of Benton Franklin Title Company We may collect nonpublic personal information about you from the following sources: Information we receive from you such as on applications or other forms. Information about your transactions we secure from our files, or from [our affiliates or] others. Information we receive from a consumer reporting agency. Information that we receive from others involved in your transaction, such as the real estate agent or lender. Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal information will be collected about you. We may disclose any of the above information that we collect about our customers or former customers to our affiliates as permitted by law. WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW. We restrict access to nonpublic personal information about you to those employees who need to know that information in order to provide products or services to you. We maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. ORT 287-C 5/07/01 Order No.: BF22514 Exhibit 6-Public Notices Community Development Department 525 N 3rd Ave, Pasco, WA 99301 P: 509.545.3441 Page 1 of 2 CITY OF PASCO NOTICE OF PUBLIC HEARING Si necesita ayuda para entender este aviso o necesita más información, por favor llame al Departamento de Desarrollo Comunitario y Económico de la Ciudad de Pasco a 509-545-3441. A public hearing with the Hearing Examiner will be held on March 11, 2026, at 6:00 pm. Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco, Washington. PP2025-005 Desert Bloom Preliminary Plat: Nick Bonnington with Knutzen Engineering, on behalf of Desert Bloom, LLC, has submitted an application to subdivide one existing lot into 122 lots, to be developed in two phases, for the construction of 122 single-family homes. The proposed development includes right-of-way dedication, utility easements, pedestrian and bicycle accessways, and the extension of Kohler Road into the Broadmoor Area from Burns Road. The project site is zoned High Density Residential (R-4), consistent with the Broadmoor Master Plan land use designation of Medium Density Residential. The subject property is Parcel No. 126160173, located in Pasco, WA 99301. The proposal is subject to the applicable provisions of the Pasco Municipal Code and has been reviewed under the Notice of Adoption for the Broadmoor EIS, along with a SEPA addendum providing additional information and analysis specific to the proposed Desert Bloom Subdivision. Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on March 11, 2026, to be included in the Hearing Examiner’s packet. If you have questions or wish to provide written comments on the proposal, please contact the Planning Division at (509) 544-4146, by email at barragani@pasco-wa.gov, by mail or in person at 525 N. 3rd Avenue, 1st Floor (CED), Pasco, WA 99301. Please note that only written comments submitted prior to the meeting will be accepted and included in the official record. Oral testimony provided during the meeting will also be accepted and entered into the record at that time. If you wish to participate in the hearing virtually, please register at least 2 hours prior to the meeting at the following registration link: www.pasco-wa.gov/publiccomment After registering, you will receive a confirmation email containing information about joining the webinar. Estimated Date of the Decision: It is estimated that the Hearing Examiner will make a decision on the Preliminary Plat within ten (10) working days of the public hearing. Page 2 of 2 Prepared February 23, 2026 by: Ivan Barragan, Planner III, 525 N 3rd Ave, Pasco, WA 99301-(509) 544- 4146 The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability shall be excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require assistance to comment at this public meeting, please contact the Community Development Department at (509) 545-3441 or TDD (509) 585-4425 at least ten days prior to the date of the meeting to make arrangements for special needs. THANK YOU for your legal submission! Your legal has been submitted for publication. Below is a confirmation of your legal placement. You will also receive an email confirmation. ORDER DETAILS Order Number:IPL0316935 Order Status:Submitted Classification:Legals & Public Notic… Package:TRI - Legal Ads Site:tricity Final Cost:$480.04 Referral Code:SEPA2025-039 Deser… 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 February 23, 2026 3:… Amount:$480.04 SCHEDULE FOR AD NUMBER IPL03169350 PREVIEW FOR AD NUMBER IPL03169350 3.22inches x 8.11inches 2/23/26, 2:57 PM Adportal Self Service Advertising Confirmation https://placelegal.mcclatchy.com/legals/tricity/home/confirmation.html?id=295445&returnto=1/2 NUMBER IPL03169350 February 25, 2026 Tri-City Herald Print Publication << Click here to print a printer friendly version >> i-Publish AdPortal: 3.0.69 ©2026 iPublish Media Solutions, LLC Terms and Conditions® 2/23/26, 2:57 PM Adportal Self Service Advertising Confirmation https://placelegal.mcclatchy.com/legals/tricity/home/confirmation.html?id=295445&returnto=2/2 1 NOTICE OF APPLICATION 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. Proposal: Nick Bonnington of Knutzen Engineering submitted an application for Preliminary Plat approval (PP2025-005) and a SEPA checklist (SEPA2025-039-adopted by the Broadmoor EIS) on November 14, 2025, for the proposed Desert Bloom Subdivision. The original proposal included 146 single-family residential lots. On January 28, 2026, a revised preliminary plat was submitted reducing the total to 122 single-family lots; this revised proposal is the version being recommended for preliminary plat approval. Proposed subdivision improvements include mass grading, construction of public roads, installation of public water, sewer, and irrigation infrastructure, and the extension of communication and power utilities. Public pedestrian pathways are also proposed to provide internal connectivity throughout the residential blocks. The site is approximately 18.58 acres and is located on Franklin County Tax Parcel No. 126160173 in Pasco, Washington (99301). The proposal is subject to the applicable provisions of the Pasco Municipal Code. Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on March 11, 2026. Only comments received by the referenced date will be included in the preliminary plat 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: A public hearing will be held before the City of Pasco Hearing Examiner on March 11, 2026 to consider the proposed preliminary plat. A public hearing is not required for the Adoption of the Broadmoor EIS. The determination to adopt the Broadmoor EIS was made administratively by the SEPA Responsible Official. Determination of Completeness: The application has been declared complete for the purpose of processing. Environmental Documents and/or Studies Applicable to this Application: The Broadmoor Area Non-Project Final Environmental Impact Statement prepared by the City of Pasco and published on March 15, 2023 (“Broadmoor EIS”) analyzes significant impacts 2 of and alternatives to development consistent with the Broadmoor Master Plan, such as the Desert Bloom Subdivision. The City has issued a Notice of Adoption of the Broadmoor EIS, and a SEPA Addendum containing additional information and analysis of the proposed Desert Bloom Subdivision. Required Permits: Approval of the preliminary plat by the Pasco Hearing Examiner is required. Approval of civil engineering plans is required before any ground-disturbing activities for construction of roads, utilities and related preliminary plat infrastructure may begin. Completion of preliminary plat construction, final plat approval, and issuance of building permits is required before any ground disturbing activities or residential home construction may begin on individual lots. Preliminary Determination of Regulations Used for Project Mitigation: To evaluate the potential impacts of the proposed project the following was used for mitigation, consistency, and will be used by the Pasco Hearing Examiner to review the proposed subdivision: Title 4 (Permit Process), Title 5 (Title 12 (Streets and Sidewalks), Title 13 (Water and Sewer), Title 14 (Public Works), Title 16 (Buildings and Construction), Title 19 (Residential Parks), Title 21 (Subdivisions), Title 23 (Environmental Regulations), Title 25 (Zoning), 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, and Washington State Department of Natural Resources; Other required agency evaluations, approvals, permits, and mitigations as necessary. Estimated Date of the Decision: The Hearing Examiner will issue a written decision on the proposed preliminary plat within ten (10) working days following the public hearing. The City of Pasco will not act on the proposal until seven (7) days following the date of Notice of Adoption of the Broadmoor EIS, and until for 14 days from this Notice of Application. Appeals: The Pasco Hearing Examiner’s decision on the proposed subdivision may be appealed to the Franklin County Superior Court pursuant to the Land Use Petition Act, Ch. 36.70 RCW (“LUPA”) only by timely filing and serving a land use petition within twenty-one (21) days of issuance of the Hearing Examiner’s final land use decision approving, conditioning or denying the Desert Bloom Subdivision. Adoption of the Broadmoor EIS and the Addendum are not appealable. 3 Responsible Official: Haylie Matson Position/Title: Community and Economic Development Director Phone (509) 545-3451 Address: 525 N 3rd Ave, Pasco, WA 99301 Prepared February 23, 2026 by: Ivan Barragan, Planner III, 525 N 3rd Ave Pasco, WA 99301 (509) 545-3441 Blackfoot D r Ric k y Rd La z y B D r El v y W a y K o h l e r R d S a n d y R i d g e R d Rock Creek D r L a d d R d Blackfoot Dr G a l l a t i n R d Bitterro o t A v e Hunter R d Fla thea d A v e R o a d 1 1 9 R o a d 1 2 2 Dunsmu ir D r Buckingham D r E a g le C r e s t Dr R ec u r v e R d N orfo lk D r R o a d 1 1 4 BristolDr R o a d 1 1 5 C2 L 8 0 B , A R , 9 ER C2 L 8 0 B , A R , 9 ER Ric k y Rd Whiskey River Rd Der b y C t Eagle Crest Dr Norfolk Dr Al d r i d g e D r Ric k y R d Ro a d 1 1 4 Nocking Poin t R d Julies C t Ro a d 1 2 2 Arrow Shelf Dr R o a d 1 1 9 Woodsm an D r Vincenzo Dr St i l l w a t e r S t Sandifur Pkwy S eaha w k C t Whiskey River Rd Talo n Ct Va n H o l l e b e k e R d Fletcher Rd Willettas Pl Bristol Dr Buckingham Dr Vincenzo Dr Ry d e r R d Elv y W a y Ga l lat in Rd S a n d y R i d g e R d L a zy B Dr Ko h l e r R d Dunsmuir Dr Nottingham Dr Rock C r e e k D r Ramsey Dr St e a l t h R d F l a t h ead S t Recurve Rd Blackhawk Ct Blackfoot Dr La d d R d Clark Fork Rd Flathead A v e Rock Creek Dr C l ark Fork Rd Ro a d 1 1 5 Norfolk Dr Clark Fork Rd Nottingham D r Hunter Rd Mathe w s Rd Blackfoot Dr Dunsmuir Dr Bitter r oo t A v e Buckingham D r W hetstone Dr Source Esri, Ma[ar, Earthstar GeograShics, and the G,S 8ser Community 0 610 1,200 1,800 2,400310 Feet Vicinity Map SITE Item: Desert Bloom Subdivision Applicant(s): Knutzen Engineering File #: PP2025-005/SEPA2025-039 ± 1 ADDENDUM TO BROADMOOR AREA NON-PROJECT FINAL ENVIRONMENTAL IMPACT STATEMENT This Addendum adds additional information and analysis to the Broadmoor Area Non- Project Final Environmental Impact Statement published March 15, 2023 by the City of Pasco (“Broadmoor EIS”), concerning the proposed Desert Bloom Subdivision. The subdivision proponent, Nick Bonnington of Knutzen Engineering, submitted an environmental checklist dated November 14, 2025 (attached). Following review of the Broadmoor EIS and the environmental checklist the City has made the following findings: • The proposed residential density of the Desert Bloom Subdivision is below the anticipated eight (8) dwelling units per acre analyzed in the Broadmoor Traffic Impact Analysis (TIA) discussed in the Broadmoor EIS. Payment of transportation impact fees at the applicable rate set by the Pasco Municipal Code and in effect at the time of building permit issuance will be sufficient to address anticipated traffic impacts. The applicant submitted a trip generation letter to demonstrate Desert Bloom’s trip generation consistency with the TIA. • A cultural resource survey was submitted and initially reviewed by the City. No cultural resources were identified as part of the initial City review. The Inadvertent Discovery Protocol shall be followed during project construction. • The proposal will not impact priority habitat species. Current Priority Habitat and Species mapping indicates little to no shrub-steppe habitat within the project area, and the Broadmoor EIS identified no affected species within this area. Based on the above, the potential environmental impacts from the proposed Desert Bloom subdivision are within the range of impacts analyzed in the Broadmoor EIS. The Broadmoor EIS analyzed potential impacts to erosion and stormwater, groundwater, wildlife and habitats, aesthetics and visual setting, traffic, earth, water resources, fish and wildlife habitats, environmental health, noise, land and shoreline use, transportation, public services and utilities, and historic and cultural resources. The Desert Bloom site is within the Broadmoor area, and the Information provided in the environmental checklist for the Desert Bloom subdivision is within the range of significant impacts and alternatives Exhibit 7-SEPA Documents 2 considered in the Broadmoor EIS, and did not change the EIS’ analysis of impacts and alternatives. __________________________________ February 23, 2026 Signature Date Haylie Matson, CED Director & SEPA Responsible Official 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. SEPA2025-039 Desert Bloom Subdivision 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: Desert Bloom Subdivision 2. Name of applicant: Nick Bonnington (Knutzen Engineering) 3. Address and phone number of applicant and contact person: 5401 Ridgeline Drive Suite 160, Kennewick, WA 99338 Nick Bonnington – (509) 222-0959 4. Date checklist prepared: 11/11/2025 5. Agency requesting checklist: City of Pasco 6. Proposed timing or schedule (including phasing, if applicable): Phase 1: Physical site improvements will begin Fall 2026 and end Spring 2027. Phase 2: Physical site improvements will begin Summer 2027 and end Spring 2028. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. None with this proposal. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. • Geotech Report, Baer Testing & Engineering, Inc, June 2025 • Phase 1 Environmental Site Assessment, Apex, July 2025 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. None known at this time. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 3 of 15 10. List any government approvals or permits that will be needed for your proposal, if known. The project will require a general construction stormwater permit from the Department of Ecology (DOE) as well as a UIC registration. The project will require construction permits through the City of Pasco. 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.) The project proposes a single family residential subdivision, totaling 146 lots. Improvements associated with the subdivision include mass grading, public roads, public water, public sewer, public irrigation, and the extension of communication and power facilities. Two public pedestrian pathways are also proposed to provide walking pathways through the residential blocks. 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. The site is approximately 18.58 acres on parcel #126160173 according to the City of Pasco GIS. 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)? According to a topographical survey by Rogers Surveying Inc, the site is relatively flat and doesn’t exceed ≈ 11% of 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. Silty Sand (SM) and Poorly Graded Gravel with Sand (GP) was encountered on-site according to a SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 4 of 15 Geotech report prepared by Baer Testing & Engineering, Inc. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None known. 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. Approximately 50,000 CY of soil will be moved on-site to grade in new public roads and establish building pads for future homes. The site is expected to balance without the import or export of materials. f. Could erosion occur because of clearing, construction, or use? If so, generally describe. Erosion could occur on this site but will be minimized through implementation of BMP's during construction, including silt fencing, construction entrance, ground cover, waddles, site watering for dust control, catch basin inserts and protection. All storm water runoff will be contained and managed on site. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 33% will be covered by impervious surfaces. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. Standard erosion control methods will be used such as catch basin protection (Witch Hats), Silt Fencing, and Stabilized Construction Entrances. Dust during construction will be controlled by a water truck as necessary. 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. During construction, minor amounts of dust and exhaust from equipment activity may occur. The completed project will not affect air quality. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. None known. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 5 of 15 c. Proposed measures to reduce or control emissions or other impacts to air, if any. Dust control measures will be implemented in accordance with recommendations by the Department of Ecology. Measures include, but are not limited to, watering, lowering speed, limit of construction vehicles, and reducing the amount of dust-generating activities on windy days. 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. No. 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. No. 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. Not applicable. 4. Will the proposal require surface water withdrawals or diversions? Give a general description, purpose, and approximate quantities if known. No. 5. Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. 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. No. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 6 of 15 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. No. 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. None. 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. The new impervious area on site will generate stormwater runoff which will be conveyed via curb and gutter, conveyance pipes, and sheet flow to underground infiltration trenches compliant with the City of Pasco’s standard details and specifications. b) Could waste materials enter ground or surface waters? If so, generally describe. No. c) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. No, all runoff produced will be contained and infiltrated on-site. d) Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any. Runoff generated from pervious surfaces will either infiltrate into underlying soils or flow to collection systems. Stormwater generated from impervious surfaces will be collected and treated prior to on-site infiltration. Stormwater disposal will be designed by a licensed engineer and submitted for review to the City of Pasco. 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? The site will be grubbed of weeds and native grasses during grading. c. List threatened and endangered species known to be on or near the site. None according to the Washington Department of Fish and Wildlife (WDFW). d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. Proposed landscaping along street frontages will comply with City of Pasco landscaping requirements. e. List all noxious weeds and invasive species known to be on or near the site. None according to the WDFW. 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. The Burrowing Owl is listed as an non-sensitive species according to the WDFW. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 8 of 15 c. Is the site part of a migration route? If so, explain. Yes, the Columbia basin is a part of the pacific flyway. d. Proposed measures to preserve or enhance wildlife, if any. None at this time. e. List any invasive animal species known to be on or near the site. None according to the WDFW. 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. Power will be used for lighting, heating, and appliances associated with the future homes. 2. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. 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. None currently. The future homes will meet current energy efficiency standards. 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. No. 1. Describe any known or possible contamination at the site from present or past uses. None known. 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. None known. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 9 of 15 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. None known. 4. Describe special emergency services that might be required. The site will utilize typical City of Pasco Emergency Services. 5. Proposed measures to reduce or control environmental health hazards, if any. None currently. b. Noise 1. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Vehicle traffic on nearby streets. These noises are not expected to negatively impact this project. 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)? Short-term - traffic and construction noise during the City’s allowed hours of operation Long-term - Additional traffic from residents. 3. Proposed measures to reduce or control noise impacts, if any. Noise impacts from construction activities and ongoing operations are expected to be minimal. All operations will be conducted in a manner compliant with City of Pasco Municipal Code and Washington State Maximum Environmental Noise Levels (Chapter 173-60-040 WAC). 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. The property is currently undeveloped. The property is bordered by single family residential to the east, a crop circle to the south, farm use land to the west and single family residential land to the north. The proposal is not expected to negatively affect current land uses on nearby or adjacent properties. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 10 of 15 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? The project appears to have been used as agricultural land in the past based on google aerial images. Based on available images, it appears a crop circle used to extend onto the project property. All property acreage will be converted to residential land 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? No. c. Describe any structures on the site. There are no existing structures on-site. d. Will any structures be demolished? If so, what? No buildings will be demolished. e. What is the current zoning classification of the site? R-4 (High-Density Residential District) f. What is the current comprehensive plan designation of the site? The project site has a Residential designation according to the City of Pasco’s Comprehensive Plan Map. g. If applicable, what is the current shoreline master program designation of the site? N/A. h. Has any part of the site been classified as a critical area by the city or county? If so, specify. No. i. Approximately how many people would reside or work in the completed project? After project completion, approximately 438 people will reside in this subdivision (assuming an average of 3 residents per lot). j. Approximately how many people would the completed project displace? The project would not displace anyone. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 11 of 15 k. Proposed measures to avoid or reduce displacement impacts, if any. None. l. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any. The project will be permitted through the local jurisdictions in accordance with all applicable zoning ordinances. m. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any. None. 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. 146 Single Family Residential Lots will be created. No buildings are proposed at this time. The nature on the future units provided on the lots will be determined by the future home builder. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any. Impact fees will be paid to the City of Pasco per the City’s municipal code. The completed development will generate additional tax revenue for the City. 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? No buildings are proposed at this time. b. What views in the immediate vicinity would be altered or obstructed? No views will be obstructed as a result of this project. c. Proposed measures to reduce or control aesthetic impacts, if any. The project will abide by City of Pasco setbacks, landscaping, screening, and building standards. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 12 of 15 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? The proposal proposes street lighting along the new roads, which will be active at night. b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? None known. d. Proposed measures to reduce or control light and glare impacts, if any. All outdoor lighting will be in conformance with City of Pasco code requirements. Outdoor lighting will be shielded per City of Pasco Municipal Code. 12. Recreation Find help answering recreation questions a. What designated and informal recreational opportunities are in the immediate vicinity? There are no informal recreational opportunities located within immediate proximity to the project site. b. Would the proposed project displace any existing recreational uses? If so, describe. N/A. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any. None at this time. 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. No. 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. Based on the Cultural Report prepared by RLR, no cultural resources were located. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 13 of 15 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. WISAARD was used in research for this property. 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. Upon any discovery of potential or known archaeological resources at the subject properties prior to or during future on-site construction, the developer, contractor, and/or any other parties involved in construction shall immediately cease all on-site construction, shall act to protect the potential or known historical and cultural resources area from outside intrusion, and shall notify, within a maximum period of twenty-four hours from the time of discovery, the City of Pasco of said discovery. 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. The site will be accessed off Burns Rd. 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? No bus stops are immediate proximity of the project site. 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). The project will construct new public roadways to provide access to the proposed lots. The project will also construct new pedestrian sidewalks along the new roadways, per City of Pasco standards. Two pedestrian pathways are also proposed through the proposed residential blocks to encourage pedestrian travel through the subdivision. d. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. e. How many vehicular trips per day would be generated by the completed project or proposal? If SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 14 of 15 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? Please refer to the TA Letter prepared for the project by Knutzen Engineering. 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. No. g. Proposed measures to reduce or control transportation impacts, if any. Traffic impact fees will be paid to the City of Pasco according to City code requirements. 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. Yes, this site will utilize fire, police, health care, schools and public transit services. b. Proposed measures to reduce or control direct impacts on public services, if any. The project will pay impact fees to the City of Pasco and Pasco School District according to City code requirements. 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. Sewer & Water – City of Pasco Telephone & Cable – Charter Internet – Lumen Power – Franklin PUD Irrigation – City of Pasco 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 SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 15 of 15 agency is relying on them to make its decision. X Type name of signee: Nick Bonnington Position and agency/organization: Project Engineer / Knutzen Engineering Date submitted: 11/14/2025 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: _____________ Ivan Barragan Planner III 12/12/2025 1 NOTICE OF APPLICATION 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. Proposal: Nick Bonnington of Knutzen Engineering submitted an application for Preliminary Plat approval (PP2025-005) and a SEPA checklist (SEPA2025-039-adopted by the Broadmoor EIS) on November 14, 2025, for the proposed Desert Bloom Subdivision. The original proposal included 146 single-family residential lots. On January 28, 2026, a revised preliminary plat was submitted reducing the total to 122 single-family lots; this revised proposal is the version being recommended for preliminary plat approval. Proposed subdivision improvements include mass grading, construction of public roads, installation of public water, sewer, and irrigation infrastructure, and the extension of communication and power utilities. Public pedestrian pathways are also proposed to provide internal connectivity throughout the residential blocks. The site is approximately 18.58 acres and is located on Franklin County Tax Parcel No. 126160173 in Pasco, Washington (99301). The proposal is subject to the applicable provisions of the Pasco Municipal Code. Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on March 11, 2026. Only comments received by the referenced date will be included in the preliminary plat 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: A public hearing will be held before the City of Pasco Hearing Examiner on March 11, 2026 to consider the proposed preliminary plat. A public hearing is not required for the Adoption of the Broadmoor EIS. The determination to adopt the Broadmoor EIS was made administratively by the SEPA Responsible Official. Determination of Completeness: The application has been declared complete for the purpose of processing. Environmental Documents and/or Studies Applicable to this Application: The Broadmoor Area Non-Project Final Environmental Impact Statement prepared by the City of Pasco and published on March 15, 2023 (“Broadmoor EIS”) analyzes significant impacts 2 of and alternatives to development consistent with the Broadmoor Master Plan, such as the Desert Bloom Subdivision. The City has issued a Notice of Adoption of the Broadmoor EIS, and a SEPA Addendum containing additional information and analysis of the proposed Desert Bloom Subdivision. Required Permits: Approval of the preliminary plat by the Pasco Hearing Examiner is required. Approval of civil engineering plans is required before any ground-disturbing activities for construction of roads, utilities and related preliminary plat infrastructure may begin. Completion of preliminary plat construction, final plat approval, and issuance of building permits is required before any ground disturbing activities or residential home construction may begin on individual lots. Preliminary Determination of Regulations Used for Project Mitigation: To evaluate the potential impacts of the proposed project the following was used for mitigation, consistency, and will be used by the Pasco Hearing Examiner to review the proposed subdivision: Title 4 (Permit Process), Title 5 (Title 12 (Streets and Sidewalks), Title 13 (Water and Sewer), Title 14 (Public Works), Title 16 (Buildings and Construction), Title 19 (Residential Parks), Title 21 (Subdivisions), Title 23 (Environmental Regulations), Title 25 (Zoning), 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, and Washington State Department of Natural Resources; Other required agency evaluations, approvals, permits, and mitigations as necessary. Estimated Date of the Decision: The Hearing Examiner will issue a written decision on the proposed preliminary plat within ten (10) working days following the public hearing. The City of Pasco will not act on the proposal until seven (7) days following the date of Notice of Adoption of the Broadmoor EIS, and until for 14 days from this Notice of Application. Appeals: The Pasco Hearing Examiner’s decision on the proposed subdivision may be appealed to the Franklin County Superior Court pursuant to the Land Use Petition Act, Ch. 36.70 RCW (“LUPA”) only by timely filing and serving a land use petition within twenty-one (21) days of issuance of the Hearing Examiner’s final land use decision approving, conditioning or denying the Desert Bloom Subdivision. Adoption of the Broadmoor EIS and the Addendum are not appealable. 3 Responsible Official: Haylie Matson Position/Title: Community and Economic Development Director Phone (509) 545-3451 Address: 525 N 3rd Ave, Pasco, WA 99301 Prepared February 23, 2026 by: Ivan Barragan, Planner III, 525 N 3rd Ave Pasco, WA 99301 (509) 545-3441 Blackfoot D r Ric k y Rd La z y B D r El v y W a y K o h l e r R d S a n d y R i d g e R d Rock Creek D r L a d d R d Blackfoot Dr G a l l a t i n R d Bitterro o t A v e Hunter R d Fla thea d A v e R o a d 1 1 9 R o a d 1 2 2 Dunsmu ir D r Buckingham D r E a g le C r e s t Dr R ec u r v e R d N orfo lk D r R o a d 1 1 4 BristolDr R o a d 1 1 5 C2 L 8 0 B , A R , 9 ER C2 L 8 0 B , A R , 9 ER Ric k y Rd Whiskey River Rd Der b y C t Eagle Crest Dr Norfolk Dr Al d r i d g e D r Ric k y R d Ro a d 1 1 4 Nocking Poin t R d Julies C t Ro a d 1 2 2 Arrow Shelf Dr R o a d 1 1 9 Woodsm an D r Vincenzo Dr St i l l w a t e r S t Sandifur Pkwy S eaha w k C t Whiskey River Rd Talo n Ct Va n H o l l e b e k e R d Fletcher Rd Willettas Pl Bristol Dr Buckingham Dr Vincenzo Dr Ry d e r R d Elv y W a y Ga l lat in Rd S a n d y R i d g e R d L a zy B Dr Ko h l e r R d Dunsmuir Dr Nottingham Dr Rock C r e e k D r Ramsey Dr St e a l t h R d F l a t h ead S t Recurve Rd Blackhawk Ct Blackfoot Dr La d d R d Clark Fork Rd Flathead A v e Rock Creek Dr C l ark Fork Rd Ro a d 1 1 5 Norfolk Dr Clark Fork Rd Nottingham D r Hunter Rd Mathe w s Rd Blackfoot Dr Dunsmuir Dr Bitter r oo t A v e Buckingham D r W hetstone Dr Source Esri, Ma[ar, Earthstar GeograShics, and the G,S 8ser Community 0 610 1,200 1,800 2,400310 Feet Vicinity Map SITE Item: Desert Bloom Subdivision Applicant(s): Knutzen Engineering File #: PP2025-005/SEPA2025-039 ± 1 NOTICE OF ADOPTION OF EXISTING ENVIRONMENTAL DOCUMENT Adoption of: ___ DNS _X_ EIS. Adoption is pursuant to WAC 197-11-600(4)(a) and -630. Proposal: Desert Bloom Subdivision. Description of Proposal: The Desert Bloom Subdivision proposes a single family residential subdivision totaling 122 lots. Improvements associated with the subdivision include mass grading, public roads, public water, public sewer, public irrigation, and the extension of communication and power facilities. Public pedestrian pathways are also proposed to provide walking pathways through the residential blocks. Location of Proposal: The Desert Bloom Subdivision is proposed to be located on 18.58 acres on Franklin County Tax Parcel No. 126160173 in Pasco, WA 99301. The proposal is subject to regulations contained in the Pasco Municipal Code. Document Being Adopted: Broadmoor Area Non-Project Final Environmental Impact Statement prepared by the City of Pasco and published on March 15, 2023 (“Broadmoor EIS”). Agency Preparing Adopted Document: City of Pasco. Description of Adopted Document: The Broadmoor EIS evaluates the probable significant adverse environmental impacts resulting from the adoption of the Broadmoor Master Plan for a 1,240-acre area in the northwest portion of the City of Pasco and within the Pasco Urban Growth Area boundary. The Broadmoor Master Plan allowed for a wide range of mixed residential and commercial development within the Broadmoor area. The Broadmoor EIS was not appealed. The Broadmoor EIS is available to be read at the City of Pasco Department of Community & Economic Development, Monday through Friday between the hours of 8 a.m. and 5 p.m. The City of Pasco and SEPA Responsible Official Haylie Matson have identified and adopted this document as being appropriate for this proposal after independent review. The document meets the City’s environmental review needs for the current Desert Bloom Subdivision proposal and will accompany the proposal to the Pasco Hearing Examiner. The City has also prepared an Addendum containing an environmental checklist and additional 2 analysis and information showing that the Desert Bloom Subdivision is within the range of significant impacts and alternatives considered in the Broadmoor EIS. Questions regarding adoption of the Broadmoor EIS may be directed to Ivan Barragan at (509) 544-4146 or via e-mail to barragani@pasco-wa.gov, or to Community & Economic Development Director / SEPA Responsible Official Haylie Matson at 509-544-4136 or via e- mail to matsonh@pasco-wa.gov. __________________________________ Haylie Matson, CED Director & SEPA Responsible Official Date: February 23, 2026 1 REVISED SEPA MEMORANDUM TO: Knutzen Engineering DATE: 2/23/2026 FROM: City of Pasco Planning Division PROJECT NO.: SEPA2025-039 SUBJECT: SEPA Process PROJECT NAME: Desert Bloom Subdivision This memorandum addresses the review process conducted under the State Environmental Policy Act, Ch. 43.21C RCW (“SEPA”) and Title 23 (and specifically Ch. 23.30) of the Pasco Municipal Code (“PMC”). On November 14, 2025, Nick Bonnington of Knutzen Engineering, on behalf of Desert Bloom LLC, submitted a SEPA environmental checklist for a proposed subdivision consisting of 146 single-family detached residential lots. On January 28, 2026, a revised preliminary plat was submitted proposing 122 single-family homes; this is the proposal being recommended for preliminary plat approval. The subject property is zoned R-4 (High-Density Residential) and is governed by the Broadmoor Overlay District. For reference, the site was annexed into the City of Pasco under Ordinance No. 4786 and subsequently zoned under Ordinance No. 4796. Proposed subdivision improvements include mass grading; construction of public roadways; installation of public water, sewer, and irrigation infrastructure; and the extension of communication and power utilities. The proposal also includes public pedestrian pathways to provide walkable connections throughout the residential blocks. The purpose of this memorandum is to document the Planning Division’s findings regarding application of the State Environmental Policy Act (“SEPA”) process to the proposed Desert Bloom Subdivision. By way of background, the Pasco City Council adopted Ordinance No. 4659 on April 17, 2023, which adopted the Broadmoor Master Plan along with a new Chapter 25.97 of the Pasco Municipal Code, establishing the Broadmoor Overlay District and related development regulations. Ordinance 4659 was adopted following the March 15, 2023 publication of the Broadmoor Final Non-Project Environmental Impact Statement (EIS) for the Broadmoor Area. The Broadmoor EIS contained a comprehensive environmental review of potential impacts of adoption of the Broadmoor Master Plan for the 1,240-acre Broadmoor area in the northwest portion of the City of Pasco, and development of the entire Broadmoor area as set forth in the Broadmoor Master Plan. The EIS included a detailed 2 traffic impact analysis prepared by an outside traffic engineering consultant, evaluation of priority habitat species, and other elements of the environment. Instead of preparing a new EIS for every project, the City may instead rely on “existing environmental documents,” including an EIS prepared for an earlier proposal, to provide SEPA analysis. RCW 43.21C.034; WAC 197-11-600. SEPA allows adoption of existing environmental documents where the proposal currently being reviewed is either the same as, or different than, the proposal previously analyzed. WAC 197-11-600(2). If additional analysis is necessary, the City can prepare an addendum “that adds analyses or information about a proposal but does not substantially change the analysis of significant impacts and alternatives in the existing document.” WAC 197-11-600(4)(c). Because the Broadmoor EIS comprehensively evaluated the probable significant adverse environmental impacts the Broadmoor Master Plan, the City is not required to issue a separate SEPA threshold determination or conduct additional environmental review for proposed projects that are consistent with the development or redevelopment described in the Broadmoor Master Plan and evaluated in the EIS, except for any impacts that were expressly deferred to the project level at the time of the ordinance’s adoption. Instead, the City may adopt the Broadmoor EIS by reference, and discuss any additional environmental information that adds analysis or information about the proposed Desert Bloom subdivision analysis but does not substantially change the analysis of significant impacts and alternatives in the Broadmoor Master Plan. This memorandum addresses the typical SEPA-related review areas, including traffic, cultural resources and tribal coordination, Washington State Department of Fish and Wildlife (WDFW), and overall environmental impacts associated with the preliminary plat, which have already been analyzed in the Broadmoor EIS and will otherwise be addressed and mitigated by application of the Pasco Municipal Code following review of the Desert Bloom preliminary plat application. Following review of the Broadmoor EIS and the environmental checklist submitted for the Desert Bloom subdivision by Nick Bonnington of Knutzen Engineering, the City has made the following findings: • The proposed residential density is below the anticipated eight (8) dwelling units per acre analyzed in the Broadmoor Traffic Impact Analysis (TIA) discussed in the Broadmoor EIS. Payment of transportation impact fees at the applicable rate set by the Pasco Municipal Code and in effect at the time of building permit issuance will be sufficient to address anticipated traffic impacts. The applicant submitted a trip generation letter to demonstrate Desert Bloom’s trip generation consistency with the TIA. 3 • A cultural resource survey was submitted and initially reviewed by the City. No cultural resources were identified as part of the initial City review. The Inadvertent Discovery Protocol shall be followed during project construction. • The proposal will not impact priority habitat species. Current Priority Habitat and Species mapping indicates little to no shrub-steppe habitat within the project area, and the Broadmoor EIS identified no affected species within this area. Based on these findings, the City has determined that the potential environmental impacts from the proposed Desert Bloom subdivision are within the range of impacts analyzed in the Broadmoor Final Environmental Impact Statement (EIS). The EIS analyzed potential impacts to erosion and stormwater, groundwater, wildlife and habitats, aesthetics and visual setting, traffic, earth, water resources, fish and wildlife habitats, environmental health, noise, land and shoreline use, transportation, public services and utilities, and historic and cultural resources. Information provided in the environmental checklist did not substantially change the analysis of significant impacts and alternatives considered in the Broadmoor EIS, and preparation of a supplemental environmental impact statement is not necessary. No public hearing is required for SEPA purposes. This SEPA memorandum was issued administratively under the direction of the Pasco SEPA Administrator. An open record hearing for the preliminary plat will be scheduled with the Hearing Examiner at a later date. Ivan Barragan Ivan Barragan Planner III, City of Pasco 2/23/2026 SEPA PLANNED ACTION SEPA MEMO TO: Knutzen Engineering DATE: 12/15/2025 FROM: City of Pasco Planning Division PROJECT NO.: SEPA2025-039 SUBJECT: RCW 43.21C.440 Planned Action SEPA PROJECT NAME: Desert Bloom Subdivision On November 14, 2025, Nick Bonnington of Knutzen Engineering, on behalf of Desert Bloom LLC, submitted a SEPA environmental checklist for a proposed subdivision consisting of 146 single-family detached residential lots. The subject property is zoned R-4 (High-Density Residential) and is governed by the Broadmoor Overlay District. For reference, the site was annexed into the City of Pasco under Ordinance No. 4786 and subsequently zoned under Ordinance No. 4796. Proposed subdivision improvements include mass grading; construction of public roadways; installation of public water, sewer, and irrigation infrastructure; and the extension of communication and power utilities. The proposal also includes two public pedestrian pathways to provide walkable connections throughout the residential blocks. The purpose of this memorandum is to document the Planning Division’s findings relative to Planned Action SEPA Ordinance No. 4659, which approved the Broadmoor Master Plan and established the Broadmoor Overlay District in April 2023. This ordinance was adopted following publication of the Broadmoor Final Environmental Impact Statement (EIS) in March 2023. As part of the Planned Action process, the City conducted a comprehensive, non- project environmental review for the entire Broadmoor area, including retention of a traffic consultant and evaluation of priority habitat species. Because the City identified the Broadmoor area under a Planned Action SEPA ordinance, the City is not required to issue a SEPA threshold determination or conduct additional environmental review for proposals that are consistent with the development or redevelopment described in the Planned Action, except for impacts that were expressly deferred to the project level at the time of the ordinance’s adoption, pursuant to RCW 43.21C.440(3)(b). This memorandum addresses the typical SEPA-related review areas, including traffic, cultural resources and tribal coordination, Washington State Department of Fish and Wildlife (WDFW), and overall environmental impacts associated with the preliminary plat, which will otherwise be addressed through Pasco Municipal Code review. The following findings apply: • The proposed residential density is below the anticipated eight (8) dwelling units per acre analyzed in the Broadmoor Traffic Impact Analysis (TIA). Transportation impact fees are sufficient to address anticipated traffic impacts, and a trip generation letter was provided to confirm consistency with the TIA. • A cultural resource survey was submitted and initially reviewed by the City. No cultural resources were identified as part of the initial City review. The Inadvertent Discovery Protocol shall be followed during project construction. • The proposal will not impact priority habitat species. Current Priority Habitat and Species mapping indicates little to no shrub-steppe habitat within the project area, and the Broadmoor EIS identified no affected species within this area. Based on these findings, the City has determined that the proposed subdivision is adequately addressed under the Broadmoor Final Environmental Impact Statement (EIS) and the Planned Action SEPA Ordinance. Notwithstanding this memorandum, the City will continue to coordinate internally on traffic-related matters and externally with the Department of Archaeology and Historic Preservation (DAHP) and, if necessary, the Washington State Department of Fish and Wildlife. Letters of concurrence will be requested upon completion of their respective reviews. No public hearing is required for SEPA purposes. This SEPA memorandum was issued administratively under the direction of the Pasco SEPA Administrator. An open record hearing for the preliminary plat will be scheduled with the Hearing Examiner at a later date. Ivan Barragan Ivan Barragan Planner III, City of Pasco 12/15/2025 5401 Ridgeline Drive, Suite 160, Kennewick, Washington 99338 | 509.222.0959 PHONE 1 knutzenengineering.com November 11, 2025 Community & Economic Development City of Pasco Streets & Traffic 525 N 3rd Ave Pasco, WA 99301 RE: Desert Bloom Development / Trip Accounting Calculation To Whom it May Concern: This trip accounting letter estimates the number of vehicular trips to be generated by the proposed Desert Bloom development located at Franklin County Parcel #126160173. The Desert Bloom Development proposes 146 single-family dwelling units on Lot 1 of Short Plat No. 2022-32, recorded under Auditor’s File NO. 196989. The preliminary plat for the proposed development is attached for reference. DESERT BLOOM – TRIP GENERATION The trip generation calculations for the proposed Desert Bloom development are based on land use code 210, “Single-Family Detached Housing,” of the Institute of Transportation Engineers’ (ITE) Trip Generation Manual, 11 Edition (2021). See Table 1 for the average daily trips (ADT), weekday AM peak hour trips, and weekday PM peak hour trips. Trip generation calculations are attached for reference. After full project completion, the Desert Bloom project is anticipated to generate approximately 1,378 average daily weekday trips, including 103 new vehicle trips in the AM peak hour and 138 new trips during the PM peak hour. Exhibit 8-Traffic 2 knutzenengineering.com Please feel free to contact me at (509) 222-0959 or nick@knutzenengineering.com with any questions or concerns. Sincerely, Nick Bonnington, EIT Project Engineer Attachments: Desert Bloom Preliminary Plat Desert Bloom Trip Generation Calculations \2 0 2 5 \ 2 5 0 2 3 - B u r n s & K o h l e r S u b d i v i s i o n \ D W G \ 2 5 0 2 3 P P 0 1 . d w g - N o v 1 1 , 2 0 2 5 - 1 0 : 5 0 a m - n b o DE S E R T B L O O M 5401 RIDGELINE DR. SUITE 160 KENNEWICK, WA 99338 1-509-222-0959 www.knutzenengineering.com PR E L I M I N A R Y P L A T PP01PRELIMINARY PLATA1 0' 1"= 50' 25'50'100'150' NORTH 2 BUSINESS DAYS BEFORE YOU DIG CALL 811 VICINITY MAP NORTH DESERT BLOOM PRELIMINARY PLAT CONTACT INFO BASIS OF BEARINGS BASIS OF ELEVATION LEGAL DESCRIPTION PRELIMINARY PLAT BU R N S R D SITE LAND USE SUMMARY PHASE 1 PHASE 2 NOTE KOHLER RD SA N D I F U R P K W Y Project:Desert Bloom Development Project Number: Land Use Code(ITE):210 - Single-Family Detached Housing Quantity: Calculations Completed By: Date: Day / Period Total Trips Pass-By Trips Avg Rate Min Rate Max Rate Std Dev Avg Size % Enter % Exit Equation R2 Weekday Average Daily Trips Source: ITE Trip Generation Manual, 11th Edition 1378 0 9.43 4.45 22.61 2.13 246 50 50 Ln(T) = 0.92Ln(X) + 2.68 0.95 Weekday AM Peak Hour of Adjacent Street Traffic Source: ITE Trip Generation Manual, 11th Edition 103 0 0.7 0.27 2.27 0.24 226 26 74 Ln(T) = 0.92Ln(X) + 0.12 0.90 Weekday PM Peak Hour of Adjacent Street Traffic Source: ITE Trip Generation Manual, 11th Edition 138 0 0.94 0.35 2.98 0.31 248 63 37 Ln(T) = 0.94Ln(X) + 0.27 0.92 25023 146 Dwelling Units Nick Bonnington, EIT 16-Jul-25 MEMORANDUM DATE: August 26, 2019 TO: Randy Hermann | TerraGraphics FROM: Garth Appanaitis | DKS Associates SUBJECT: Broadmoor Master Plan Preliminary Transportation Analysis P# 19072-000 The City of Pasco is preparing a land-use Master Plan for approximately 1,600-2,000 acres of undeveloped property in the northwest portion of Pasco, known as the Broadmoor Area. It is the City’s vision that the Broadmoor area become a complete mixed-use, residential community, providing a variety of commercial venues and housing to meet the needs of all residents and their families. Defining the predictability for future development in this area is especially important, as current Washington State planning data projects dynamic population growth for the City of Pasco, increasing the residential population by two-thirds over the next 20 years. The transportation analysis summarized in this memorandum provides a preliminary traffic analysis and supplements the Non-Project EIS to better understand the transportation impacts of future development patterns, however a broader regional traffic analysis may be required in a future scope of work. EXECUTIVE SUMMARY The City of Pasco is preparing a land-use Master Plan for approximately 1,600-2,000 acres of undeveloped property in the northwest portion of Pasco, known as the Broadmoor Area. Three potential land use alternatives were identified by the Broadmoor Non-Project EIS: a Coordinated High-Density Development, a Coordinated Moderate-Density Development, and a No Action Alternative (consistent with the Comprehensive Plan). Each alternative has the potential to result in differing traffic patterns and implications throughout the study area and the overall region of Pasco and the Tri-Cities. Traffic analysis was performed for six study intersections during the weekday AM and PM peak hours along Broadmoor Boulevard using Highway Capacity Manual (HCM) methodology. Under existing conditions, all intersections currently meet performance standards except Harris Road / Broadmoor Boulevard, which was identified by the City of Pasco’s 2020-2025 6-year Transportation Improvement Plan (TIP) to be realigned with the existing traffic signal at Sandifur Parkway / Broadmoor Boulevard. Each of the three land use alternatives was modeled using the Benton Franklin Council of Governments (BFCG) travel demand model. The model results indicated that the High-Density Development would approximately double the number of daily trips relative to the No Action alternative, however an additional 10 percent of the daily trips (15 percent compared to the 5 percent in the No Action alternative) would be served within the internal transportation network of the Broadmoor area. This degree of internal trip activity would be due to the mix of uses planned for the area (residential, commercial, employment, etc.) and would allow August 26, 2019 | 2 Broadmoor Master Plan | Preliminary Transportation Analysis residents to both live and work within the area and not impact the external roadway system on a daily basis. While the moderate density alternative would have less overall land use and would generate less daily trips than the high density alternative, having proportionately less non-residential uses relative to the high density alternative would reduce potential for internal trip capture. Thus the moderate density alternative would be reliant on regional connections to non-residential uses and would further rely on access to and from I-182. ITE’s 10th Edition Trip Generation Manual rates were also used to estimate vehicle trips and understand the potential for internal trip activity due to the mix of uses present in each scenario. These results followed similar trends indicated by the travel demand model - the Coordinated High-Density Development would generate the most trips but would also have the most potential for internal trip activity. Year 2040 traffic volumes were projected using existing traffic counts and growth from the BFCG travel demand model to estimate future year traffic volumes and operations. With existing intersection configurations and the proposed realignment of Harris Road / Broadmoor Boulevard, nearly all of the study intersections are projected to fail to meet City of Pasco and WSDOT mobility standards, (LOS D). Potential intersection solutions were identified to accommodate the high-volume demand, including signal installation at Burns Road / Broadmoor Boulevard and Dent Road / Broadmoor Boulevard and additional turn lanes at Harris Road / Sandifur Parkway / Broadmoor Boulevard. Future studies should confirm what intersection improvements would be the most beneficial for the Broadmoor area including consideration of roundabouts. To accommodate future growth expected in the Broadmoor area that is likely in all three scenarios, a 5-lane roadway extending from the I-182 Eastbound ramps to Dent Road / Broadmoor Boulevard is needed. Access control along Broadmoor Boulevard as well as the construction of east-west collectors through the study area (and providing connectivity through the site) will help to relieve the demand on the existing intersections. In addition, alternative ramp configurations that would provide necessary ramp capacity will need to be further explored. EXISTING CONDITIONS The Broadmoor Master Plan area includes parcels of land owned by several independent property and business owners. The properties are situated to the North of I-182 directly east of the Columbia River. Also included are adjacent commercial/residential properties north of Burns Road, on both sides of Sandifur Pkwy adjacent to Broadmoor Blvd., and select properties south of I-182 along Broadmoor Blvd. Figure 1 shows the boundary area and project vicinity. The transportation analysis includes the following six study intersections along Broadmoor Boulevard, also shown in Figure 1: • I-182 Eastbound Ramp/Broadmoor Boulevard • I-182 Westbound Ramp/Broadmoor Boulevard • Harris Road/Broadmoor Boulevard • Sandifur Parkway/Broadmoor Boulevard • Burns Road / Broadmoor Boulevard • Dent Road/Broadmoor Boulevard August 26, 2019 | 3 Broadmoor Master Plan | Preliminary Transportation Analysis Figure 1: Broadmoor Study Area August 26, 2019 | 4 Broadmoor Master Plan | Preliminary Transportation Analysis Existing Traffic Patterns Weekday morning (7-9 AM) and evening (4- 6 PM) traffic counts were collected at the six study intersections, as shown in Figure 2.1 At the southernmost study intersection (I- 182 ramps), Broadmoor Boulevard is four lanes wide. It widens to a 5-lane cross- section from Harris Road / Broadmoor Boulevard to approximately 700 feet north of the intersection with Sandifur Parkway. The intersections with the highest intersecting volume are located within this stretch of Broadmoor Boulevard. North of the 5-lane section, Broadmoor tapers into a 3-lane section until Burns Road / Broadmoor Boulevard where it transitions to a 2-lane section. Traffic volumes at the northern end of the study area are much lower than volumes near the interchange. Existing traffic counts indicate that approximately 53 percent of the AM peak 2-hour traffic volume occurs during the peak hour (7:15 to 8:15 AM) and 54 percent of the PM peak 2-hour traffic volume occurs during the peak hour (4:30 to 5:30 PM). 1 Traffic counts collected on March 26, 2019. Figure 2. Existing 2019 Traffic Volumes August 26, 2019 | 5 Broadmoor Master Plan | Preliminary Transportation Analysis Local Traffic Distribution Using the traffic counts, general existing local trip distribution patterns were identified for the area, shown in Figure 3. Currently most traffic along the corridor is using the interstate and traveling to and from existing residential developments that are located south of the interchange and east of Broadmoor Boulevard along Sandifur Parkway. Figure 3. Existing 2019 Traffic Distribution August 26, 2019 | 6 Broadmoor Master Plan | Preliminary Transportation Analysis Intersection Operations Analysis Base year (2019) intersection operations for the AM and PM peak hours were analyzed using Highway Capacity Manual (HCM) 6th Edition capacity methods. The resulting intersection operations summaries are listed in Table 1. All study intersections are subject to the City of Pasco and Benton Franklin Council of Governments (BFCOG) regional intersection service standards, which is level of service (LOS) D. Table 1. Existing Study Intersection Operations (2019 AM and PM Peak Hours) Intersection Mobility Standard2 AM Peak PM Peak Delay LOS V/C Delay LOS V/C I-182 Eastbound Ramp / Broadmoor Blvd D 13.9 B 0.76 21.7 C 0.84 I-182 Westbound Ramp / Broadmoor Blvd D 8.9 A 0.79 8.1 A 0.84 Harris Road / Broadmoor Blvd D 40.1 B / E 0.11 / 0.40 46.5 B / E 0.05 / 0.40 Sandifur Pkwy / Broadmoor Blvd D 8.7 A 0.67 10.3 B 0.73 Burns Rd / Broadmoor Blvd D 16.7 A / C 0.05 / 0.24 26.1 A / D 0.12 / 0.35 Dent Rd / Broadmoor Blvd D 11.0 A / B 0.01 / 0.13 11.1 A / B 0.01 / 0.12 *Two way stop-controlled intersections report worst case of major approach / worst case of minor approach. **Bolded and red LOS results indicate that the intersection is failing to meet the mobility standards identified by the City. All study intersections currently meet the LOS D operating standard with the exception of Harris Road / Broadmoor Boulevard. The intersection performs at LOS E during both the AM and PM peak periods due to the high conflicting volumes on Broadmoor Boulevard. As an unsignalized intersection, delay is based on the availability of gaps in the major street to allow minor street movements to occur. Driver delay at Harris Road / Broadmoor Boulevard may be resulting in driver frustration and anxiety, loss of time, unnecessary fuel consumption and contributions to air pollution. The intersection is planned to be realigned with the existing Sandifer Parkway traffic signal and is identified in the City of Pasco 6-year 2020-2025 Transportation Improvement Plan (TIP) and will be included in the Future Year (2040) analysis. 2 Level of Service standards, City of Pasco Comprehensive Plan, 2007. August 26, 2019 | 7 Broadmoor Master Plan | Preliminary Transportation Analysis 2040 MASTER PLAN ALTERNATIVES The City of Pasco is preparing a land-use Master Plan for approximately 1,600-2,000 acres of undeveloped property in the northwestern portion of Pasco, known as the Broadmoor Area. It is the City’s vision that the Broadmoor area become a complete mixed-use, residential community, providing a variety of commercial venues and housing to meet the needs of all residents and their families. Defining the predictability for future development in this area is especially important, as current Washington State planning data projects dynamic population growth for the City of Pasco, increasing the residential population by two-thirds over the next 20 years. Three alternatives have been identified for the Master Plan, which are further described in the following section. Land Use Descriptions The Non-project EIS analyzes three build-out alternatives for potential impacts with a 20-year planning horizon: 1) Coordinated High Density Development (Maximum Density) 2) Coordinated Moderate Density Development, and 3) No Action Alternative (Existing Comprehensive Plan) The following sections summarize the character and land use quantities for each alternative. Preferred Alternative 1 – A Coordinated High Density Development This alternative will adjust the current land-use zoning to accommodate a denser retail, commercial and residential development, as shown in Figure 2. The planning and positioning of the land uses will promote clusters of diverse residential and commercial land uses that will be connected by open spaces, greenbelts, roadways, and arterials. This alternative alters the existing land-use zoning significantly. Table 2 describes each land use-designation and its respective design guidelines and size throughout the Broadmoor site. Figure 4 provides an overview of the locations of each land use. August 26, 2019 | 8 Broadmoor Master Plan | Preliminary Transportation Analysis Table 2. Coordinated High Density Development Proposed Land Use Descriptions Sample Uses Acres Units Standards Low Density Residential Single family detached residential 402 1,600 3 – 5 Dwelling Units per acre Medium Density Residential Single family detached residential, single family attached residential, duplexes 569 3,250 3 – 8 dwelling units per acre Med-High Density Residential Single family attached residential, townhouses, condominiums, and multi- family 125 1,700 8 – 15 dwelling units per acre Commercial Retail, wholesale, service and ancillary office uses, as well as appropriate public uses such as government 60 120,000 SF Varying Office Professional office, personal services, offices & technology resource centers, and daycares, ancillary commercial uses 85 280,000 SF Varying Mixed-Use Neighborhood Townhouses, multi-family developments, neighborhood grocer, drug stores, coffee/sandwich/ice-cream shops, live- work spaces, dry cleaner/laundromat, salons/spas, daycares, neighborhood- scale professional offices, medical/dental clinics 78 800 units, 50,000 SF Varying, minimum 40% residential with 6 – 12 dwelling units per acre Mixed-Use Regional Retail operations and shops, grocery stores, residential above commercial or office, high density residential, restaurants, entertainment uses, major employment centers, clean industry, and other appropriate regional serving uses 208 500 units, 750,000 SF General mixed-use, minimum 10% residential, no more than 50% retail Mixed-Use Interchange Commuter services, technology/research, business parks, limited office, retail 24 120,000 SF Varying August 26, 2019 | 9 Broadmoor Master Plan | Preliminary Transportation Analysis Figure 4. Coordinated High Density Development Proposed Land Use August 26, 2019 | 10 Broadmoor Master Plan | Preliminary Transportation Analysis Preferred Alternative 2 – A Coordinated Moderate Density Development The Moderate Density alternative adopts a majority of the current land use zoning but creates new land use areas with denser residential development. This alternative will accommodate open space for parks and recreation as well as green belts, roadways, and arterials. Detailed land-use designation descriptions and design guidelines are included in Table 3. Figure 5 provides an overview of the described land use. Table 3. Coordinated Moderate Density Development Proposed Land Use Descriptions Sample Uses Acres Units Standards Low Density Residential Single family detached residential 366 78 3 – 5 Dwelling Units per acre High Density Housing Overlay Multi-family housing mixed with single family, pocket retail and commercial districts 682.2 3,802 3 – 15 Dwelling Units per acre High Density Housing Single family attached residential, townhouses, condominiums, and multi- family 210 1,077 8 – 15 Dwelling Units per acre Mixed Residential Retail, wholesale, service and ancillary office uses, as well as appropriate public uses such as government 240 598 DU 300,000 SF Varying Regional Commercial Commuter services, technology/research, business parks, limited office, retail 166 400,000 SF Varying August 26, 2019 | 11 Broadmoor Master Plan | Preliminary Transportation Analysis Alternative 3 – No Action Alternative The no-action alternative assumes that development would occur consistent with the existing land use designations and would undergo developmental and environmental review on a project-by-project basis. Because there is no guiding masterplan, the ultimate build out of the parcels under a no action alternative is less predictable. Figure 6 shows current Land Use zoning according to the City of Pasco’s Comprehensive Plan designations. Figure 5. Coordinated Moderate Density Development Proposed Land Use August 26, 2019 | 12 Broadmoor Master Plan | Preliminary Transportation Analysis Summary of Land Use Alternatives Table 4 provides a brief summary of the three land use alternatives and lists residential units and non- residential square footage. Number of units and non-residential square footage for the no action alternative were estimated from the BFCG Travel Demand Model3. As shown, the coordinated high-density development has the greatest number of units and non-residential square footage, with nearly triple the number of residential units than the no action alternative and nearly double the amount of non-residential square footage from the moderate density development. The following section will describe how each alternative would impact the street network. 3 It has been noted that the regional travel model may underestimate the amount of land use for the Comprehensive Plan in the Broadmoor Area. However, this summary is provided from the travel model as a relative comparison to the other alternatives and to provide a consistent basis for the estimated trips on the street network. Figure 6. No Action Proposed Land Use August 26, 2019 | 13 Broadmoor Master Plan | Preliminary Transportation Analysis Table 4. Master Planned Alternatives Comparison Alternative Residential Units Non-Residential 1) Coordinated High Density Development 9,266 1,320,000 sf 2) Coordinated Moderate Density Development 7,492 700,000 sf 3) No Action 3,062 unknown Trip Generation Comparison To estimate the impact of each land use alternative, vehicle trips entering and exiting the proposed development were estimated using two methods: the Institute of Transportation Engineer’s (ITE) Trip Generation 10th Edition methodology, and land use adjustments made in the Benton Franklin Council of Government (BFCG) Travel Demand Model. While the travel model results were used to derive future traffic volume projections for the intersection capacity analysis, the ITE Trip generation estimates provide a comparison and indicate potential for internal trip activity. ITE 10th Edition The Institute of Transportation Engineers (ITE) Trip Generation, 10th Edition manual was used to determine the estimated number of trips each alternative will generate.4 Land uses described in the Draft EIS were matched to ITE land use categories and descriptions, as shown in Table 5. For land uses that include a mix of uses, trips can be made between the various land uses on site without utilizing the external major street system. These internally captured trips can be made by walking or driving using internal roadways and are therefore subtracted from the overall trip generation of the development. An internal capture rate was estimated for the portion of the study area north of the interchange using the methodologies outlined in the ITE Trip Generation Handbook. Resulting internal capture rates vary among the land uses, as shown in Table 5. . 4 Trip Generation, 10th Edition, Institute of Transportation Engineers, 2017. August 26, 2019 | 14 Broadmoor Master Plan | Preliminary Transportation Analysis Table 5. ITE Trip Generation Categories and Internal Trip Reductions Land Use Description ITE Land Use (Code) Land Use Category Internal Trip Reduction Rate AM PM Commercial Shopping Center (820) Retail 23% entering, 23% exiting 18% entering, 28% exiting Office General Office Building (710) Office 7% entering, 27% exiting 82% entering, 20% exiting Mixed-Use Neighborhood – Neighborhood grocer, drug stores, coffee/sandwich/ice- cream shops, daycares, etc Shopping Center (820) Retail 23% entering, 23% exiting 18% entering, 28% exiting Mixed-Use Regional – Retail Operations and Shops Shopping Center (820) Retail 23% entering, 23% exiting 18% entering, 28% exiting All residential uses Single Family Detached Home (210), Multifamily Housing (Low- Rise) (220), or Mid-Rise Residential with 1st-Floor Commercial (231) Residential 1% entering, 1% exiting 4% entering, 3% exiting In addition to internally captured trips, pass-by vehicle trips coming from the adjacent traffic stream that would not create new trips within the study area were estimated using the methodology outlined in the ITE Trip Generation Handbook. Pass-by trips would result in new driveway turning movement trips only and would not increase the total traffic to the adjacent roadways. Notably, pass-by rates are only applied to retail uses and were estimated to be 34% for retail within the Broadmoor study area. Detailed trip generation calculations for each alternative are included in the Appendix. The trip generation calculations indicate that with higher density development and a balance of land use types (residential, office, commercial, etc.) there is a higher percentage of trips that will be internally captured within the internal street network, therefore resulting in a proportionately smaller impact on the external street network. Table 6 provides an overall comparison for the alternatives. The High Density Alternative includes additional land use and would contribute to more trips during the weekday AM and PM peak hour than the Moderate Density alternative. August 26, 2019 | 15 Broadmoor Master Plan | Preliminary Transportation Analysis Table 6. ITE Trip Generation Comparison of Coordinated Development Master Planned Alternatives (Weekday Peak Hour, Net New External Trips) Alternative AM Total PM Total Coordinated High Density Development 4,612 5,919 Coordinated Moderate Density Development 2,739 4,273 Travel Demand Model Trip generation was also estimated using the BFCG travel demand model by adjusting the number of households and employees in the Broadmoor area under each alternative. Table 7 lists estimated units per acre and employee calculations for each land use. Notably, total households are already provided in the EIS for mixed-use development and are not included in the table below. Table 7. Land Use Types and Employee Calculations for BFCG Travel Demand Model Land Use Household Calculations Employee Calculations Units / Acre Type of Employment % of total employment in land use Employee density / KSF Low Density Residential 4 - - - Medium Density Residential 6.5 (multifamily), 4 (single family) - - - Medium-High Density Residential 8.5 - - - Commercial - Retail 100% 1.5 Office - FIRE a 100% 3 Mixed-Use Neighborhood - Retail 25% 1.5 - FIRE 25% 3 - Service 50% 1.5 Mixed-Use Regional - Retail 50% 1.5 - FIRE 50% 3 Mixed-Use Interchange - Wholesale 25% 0.5 - Other 75% 1.5 a FIRE = Financial, Insurance, Real Estate and Engineering employment. August 26, 2019 | 16 Broadmoor Master Plan | Preliminary Transportation Analysis A summary of the estimations for total households, population, and employees added to the Broadmoor area under each alternative is shown in Table 8. Both coordinated development alternatives estimate additional households and employees than what was originally included in the 2040 travel demand model. Table 8. Household and Employee Estimations for each Master Planned Alternative Alternative Households Average HH Size Population Employees Coordinated High Density Development 9,266 2.82 26,168 3,530 Coordinated Moderate Density Development 6,850 2.81 19,248 1,551 No Action 3,027 2.55 7,730 751 A summary of the resulting daily trips for each alternative is shown in Table 9. Trips are categorized as either internal or external to the Broadmoor area, where external trips start or end outside of the study area and internal trips start and end inside of the study area. Table 9. BFCG Travel Demand Model Daily Trip Estimations Alternative Internal External Overall Total Coordinated High Density Development 15,137 85,549 100,686 Coordinated Moderate Density Development 3,543 70,172 73,715 No Action 2,128 43,411 45,539 Due to the nature of higher density development, the percentage of internal trips greatly increases under the coordinated high-density development alternative, resulting in a smaller relative impact on the existing external roadway network. In addition, average trip lengths in the coordinated high-density alternative are over 10% shorter than the no action alternative. Summary of Trip Generation The Coordinated High-Density Development and Moderate Density Development Alternatives generate more trips than the no action alternative according to trip generation estimates using both ITE methodology and results from the BFCG travel demand model. Notably, the coordinated high-density development has the potential to keep some of the additional trips within the development site, which would create less of an impact on the external street network. By addressing the expected mixed-use development in the Broadmoor Master August 26, 2019 | 17 Broadmoor Master Plan | Preliminary Transportation Analysis Plan, the City can plan the internal street network to account for the larger volume of internal trips and manage congestion within the study area as well as along Broadmoor Boulevard. Travel Model Corridor Impacts The following figures show the approximate difference in 2-hour peak traffic volume for each proposed alternative and the existing traffic. Figure 7 shows the difference in volume between the high density coordinated development alternative and existing volumes, Figure 8 shows the difference in volume between the moderate density coordinated development alternative and existing volumes, and Figure 9 shows the difference in volume between the no action alternative (Regional Transportation Plan) and existing volumes. The highest increase in traffic volumes along the corridor would be in the northbound direction during the PM period, where the directional 2-hour traffic volume would increase approximately 2,600 vehicles. The most significant volume differences for each alternative would occur near the intersection of Sandifur Parkway / Harris Road / Broadmoor Boulevard, which is expected to be realigned in the future.5 Additionally, greater volume differences are apparent along Broadmoor Boulevard between Sandifur Parkway and Powerline / Burns Road under all three scenarios. The added volume may require additional widening of Broadmoor Boulevard north of Powerline / Burns Road, regardless of which alternative is identified in the Master Plan. The following section will discuss the corridor impacts further, as well as the operational impact at the intersection level under the Preferred Alternative. 5 Proposed realignment and extension of Harris Road / Sandifur Boulevard identified in the City of Pasco 2020 -2025 6- year Transportation Improvement Plan (TIP). August 26, 2019 | 18 Broadmoor Master Plan | Preliminary Transportation Analysis Figure 7. High Density Future Year (2040) 2-Hour Volume Difference from Existing Traffic August 26, 2019 | 19 Broadmoor Master Plan | Preliminary Transportation Analysis Figure 8. Moderate Density Future Year (2040) 2-Hour Volume Difference from Existing Traffic August 26, 2019 | 20 Broadmoor Master Plan | Preliminary Transportation Analysis Figure 9. No Action Future Year (2040) 2-Hour Volume Difference from Existing Traffic August 26, 2019 | 21 Broadmoor Master Plan | Preliminary Transportation Analysis Preferred Land Use Alternative Analysis The High Density Coordinated development alternative has been selected as the Preferred Alternative by the EIS. To better understand what conditions travelers would experience, traffic volumes were developed and analyzed at an intersection level to determine whether the existing size of Broadmoor Boulevard will appropriately serve the City of Pasco and the Broadmoor Area. As previously noted, Harris Road was identified by the City’s Transportation Improvement Plan (TIP) to be realigned with the intersection of Sandifur Parkway / Broadmoor Boulevard. The approach geometry for the new intersection is unknown at this time. Additional projects to be completed within the study area include the extension of Sandifur Parkway directly west towards the river, as well as bicycle and pedestrian improvements on Broadmoor Boulevard on the I-182 overpass between the ramps. 2040 Preferred Alternative Volumes Future 2040 intersection turn movement volumes were developed for the AM and PM peak hours using existing traffic counts and the land use alternative modeled in the BFCG travel demand model. Intersection turn movements were post-processed following NCHRP 765 methods and are shown in Figure 10. Figure 10. Future 2040 Traffic Volumes August 26, 2019 | 22 Broadmoor Master Plan | Preliminary Transportation Analysis 2040 Preferred Alternatives Intersection Operations Analysis Future year (2040) intersection operations for the AM and PM peak hours were analyzed using Highway Capacity Manual (HCM) 6th Edition capacity methods, and the results are summarized in Table 10. Table 10. Preferred Alternative 2040 Peak Hour Intersection Operations Intersection Mobility Standard6 AM Peak PM Peak Delay LOS V/C Delay LOS V/C I-182 Eastbound Ramp / Broadmoor Blvd D 43.2 D 1.27 74.3 E 1.13 I-182 Westbound Ramp / Broadmoor Blvd D 9.6 A 0.85 47.5 D 0.98 Harris Road / Sandifur Pkwy / Broadmoor Blvd D 211.8 F > 2 291.8 F > 2 Burns Rd / Broadmoor Blvd D > 300 B / F > 2 > 300 B / F 0.34 Dent Rd / Broadmoor Blvd D 12.7 A / B 0.39 36.7 B / E 0.75 *Two way stop-controlled intersections report worst case of major approach / worst case of minor approach. **Bolded and red results indicate that the intersection is failing to meet the mobility standards. In PM peak hour conditions, nearly all intersections fail to meet City of Pasco and regional mobility standards. Harris Road / Sandifur Parkway / Broadmoor Boulevard and Burns Road / Broadmoor Boulevard are projected to be failing in both the AM and PM peak hour. Major traffic control upgrades are necessary at these intersections to achieve LOS standards. Potential solutions include the installation of a traffic signal at Burns Road / Broadmoor Boulevard and widening for additional turn lanes at Harris Road / Sandifur Parkway / Broadmoor Boulevard. Resulting operations with these improvements are listed in Table 11, however prior to implementation of these mitigations additional alternatives should be considered to address the higher volume demand including roundabouts and other potential solutions. 6 Level of Service standards, City of Pasco Comprehensive Plan, 2007. August 26, 2019 | 23 Broadmoor Master Plan | Preliminary Transportation Analysis Table 11. Future Year (2040) Mitigated Operations with Potential Solutions Intersection Mobility Standard7 AM Peak PM Peak Delay LOS V/C Delay LOS V/C Harris Road / Sandifur Pkwy / Broadmoor Blvd D 39.5 D 0.95 45.4 D 0.91 Burns Rd / Broadmoor Blvd D 16.8 B 0.89 14.5 B 0.84 Dent Rd / Broadmoor Blvd D 11.1 B 0.72 10.0 B 0.54 Potential transportation improvements along the corridor are described in the following sections. Study Area Improvements To mitigate additional traffic within the study area resulting from the Preferred Alternative High Density Coordinated Development, several high-level improvements were identified as shown in Figure 11. While intersection operations analysis was not completed for the Moderate Density Coordinated Development or the No Action alternative, it is expected that many of these improvements would be beneficial for traffic under all three scenarios according to the additional volume that would result from any development within the study area. 7 Level of Service standards, City of Pasco Comprehensive Plan, 2007. August 26, 2019 | 24 Broadmoor Master Plan | Preliminary Transportation Analysis Note: Descriptions for each numbered improvement appear in narrative following figure. 1 6 4,5 2,9 3 10 11 8 7 Figure 11. Potential Study Area Improvements August 26, 2019 | 25 Broadmoor Master Plan | Preliminary Transportation Analysis Corridor Needs As shown in Figure 11 and based on volume estimations resulting from the high-density coordinated development alternative, the following recommendations could mitigate future volumes: 1. Broadmoor Boulevard should be widened to a 5-lane cross section with two northbound lanes, two southbound lanes, and a two-way left-turn lane in the median from the I-182 Westbound Ramps to approximately halfway between Dent Road / Edelman Road and Dent Road – which is assumed to be the site of a new signalized intersection that would provide access to the Broadmoor Area. 2. An additional east-west connection located approximately mid-way between Dent Road / Broadmoor Boulevard and Edelman Road / Dent Road / Broadmoor Boulevard would provide an alternative access for vehicles entering the proposed developments, relieving demand on intersections further south. 3. The new collector extending west from the realigned intersection of Sandifur Parkway / Harris Road / Broadmoor Boulevard should be 5-lanes wide to accommodate project-related traffic. 4. Development on the west side of Broadmoor Boulevard should accommodate larger easements to account for potential future widening that may be necessary within the study area (including the flexibility to expand to seven lanes). This widening may be needed to support future development to the north and the critical regional connection to I-182 that is served by Broadmoor Boulevard. 5. Access points along Broadmoor Boulevard should be controlled to limit the number of intersections and decrease the potential number of conflict points. This strategy will improve the efficiency of traffic flow along the corridor and help manage additional widening needs. Intersection Needs Multiple intersections fail to meet City mobility standards in both AM and PM peak hour conditions with future traffic volumes under the Preferred Alternative. The following recommendations would mitigate failing operations at the study intersections not associated with I-182: 6. Install a traffic signal at Dent Road / Broadmoor Boulevard and widen each approach to allow for dedicated left turn lanes. 7. Install a traffic signal at Dent Road / Edelman Road / Broadmoor Boulevard and widen each approach to allow for dedicated left turn lanes. The eastbound right turn movement would also benefit from a dedicated right turn lane. 8. Widen the intersection of Sandifur Parkway / Harris Road / Broadmoor Boulevard for dual northbound left turn lanes, dual southbound left turn lanes, and dual eastbound right turn lanes. Signal timing will need to include an overlap phase so that eastbound right turn movements can occur simultaneously with the northbound left turn movements. 9. Provide a new signalized intersection serving the Broadmoor Area approximately mid-way between Dent Road / Edelman Road and Dent Road. This access will help relieve turning movements at other major intersections along Broadmoor Boulevard. August 26, 2019 | 26 Broadmoor Master Plan | Preliminary Transportation Analysis Portal Needs (I-182 Ramps) [Note: More Clarification to be Added] Both I-182 ramp intersections with Broadmoor Boulevard are either failing or close to failing in future year AM and PM peak hour conditions under the preferred alternative. The following recommendations provide guidance for future improvements necessary to maintain mobility throughout the study area and along I-182. Future interchange improvements or configurations should be explored to address the following needs: Eastbound I-182 Ramps 10. Explore capacity improvements to the eastbound I-182 ramps, which include: • Address high volume going north through the intersection. • Explore on and off-ramp configuration to provide additional capacity for eastbound travelers. Westbound I-182 Ramps 11. Explore capacity improvements to the westbound I-182 ramps, which include: • Widen westbound off-ramp approach at intersection to include a second westbound right turn lane. • Explore on and off-ramp configuration to provide additional capacity for westbound travelers. August 26, 2019 | 27 Broadmoor Master Plan | Preliminary Transportation Analysis APPENDIX ITE 10th Edition High Density Alternative Trip Generation Estimations Land Use Described in EIS ITE Land Use Code Size AM Peak PM Peak In Out Total IN OUT Total No n -Re s i d e n t i a l U s e s Commercial 820 120 KSF 70 43 113 219 238 457 Internal Reduction (AM 23% in, 23% out; PM 18% in, 28% out) 16 10 26 40 67 107 Pass-By Trips (34%) 18 11 30 61 58 119 Office (above interchange) 710 184 KSF 184 30 214 34 178 212 Internal Reduction (82% entering, 20% exiting) 13 8 21 28 36 64 Office (below interchange) 710 58 KSF 58 9 67 11 56 67 Mixed-Use Neighborhood Neighborhood grocer, drug stores, coffee/sandwich/ice- cream shops, daycares, etc 820 50 KSF 29 18 47 91 99 190 Internal Reduction (AM 23% in, 23% out; PM 18% in, 28% out) 7 4 11 16 28 44 Pass-By Trips (34%) 8 5 12 24 26 50 Mixed-Use Regional Retail operations and shops 820 50 KSF 29 18 47 91 99 190 Internal Reduction (AM 23% in, 23% out; PM 18% in, 28% out) 7 4 11 16 28 44 Pass-By Trips (34%) 8 5 12 24 26 50 Mixed-Use Interchange Technology, research, business parks, limited office, retail 770 216 KSF 53 34 87 42 49 91 Total Non-Res Trips 422 152 575 488 719 1207 Internal Trips 43 26 69 100 159 259 Pass-By Trips 34 21 54 109 110 219 Net New Non-Residential Trips 346 105 452 279 450 729 Re s i d e n t i a l Low-Density Res (above interchange) 210 1220 DU 226 676 902 761 446 1207 Medium-Density Res 220 2550 DU 270 903 1173 900 528 1428 210 700 DU 130 388 518 437 256 693 Medium-High Density Res 220 1700 DU 180 602 782 600 352 952 High Density Res 220 440 DU 36 122 158 155 91 246 Townhomes, multi-family development 220 800 DU 85 283 368 282 166 448 Res above commercial or office 231 60 DU 5 13 18 15 7 22 Total Internal Trips for above residential land uses (AM 1% in, 1% out; PM 4% in, 3% out) 9 30 40 125 56 182 Low-Density Res (below interchange) 210 380 DU 70 211 281 237 139 376 Total Residential Trips 1002 3198 4200 3387 1985 5372 Internal Trips 9 30 40 125 56 182 Pass-By Trips - - - - - - Net New Residential Trips 993 3168 4160 3262 1929 5190 OVERALL TOTAL 4612 5919 August 26, 2019 | 28 Broadmoor Master Plan | Preliminary Transportation Analysis ITE 10th Edition Moderate Density Alternative Trip Generation Estimations No n -Re s i d e n t i a l Us e s Land Use Described in EIS ITE Land Use Code Size AM Peak PM Peak In Out Total IN OUT Total Mixed Residential Retail, wholesale service and ancillary office uses (# above interchange, # below interchange) 820 93 KSF (12.3 KSF) 54 (7) 33 (4) 88 (12) 170 (22) 184 (24) 355 (47) Internal Reduction to trips above interchange (AM 22% in, 22% out; PM 18% in, 28% out) 12 7 19 31 52 82 Pass-By Trips (34%) 14 (2) 9 (1) 23 (4) 47 (8) 45 (8) 93 (16) 710 173 KSF (22.8 KSF) 172 (23) 28 (4) 201 (26) 32 (4) 167 (22) 199 (26) Internal Reduction to trips above interchange (AM 7% in, 27% out; PM 73% in, 20% out) 12 8 20 23 33 57 Regional Commercial Commuter services, technology/research, business parks, limited office, retail (# above interchange, # below interchange) 820 147 KSF (52.5 KSF) 86 (31) 53 (19) 138 (49) 269 (96) 291 (104) 560 (200) Internal Reduction to trips above interchange (AM 22% in, 22% out; PM 18% in, 28% out) 19 12 30 48 82 130 Pass-By Trips (34%) 23 (10) 14 (6) 37 (17) 75 (33) 71 (35) 146 (68) 770 147 KSF (52.5 KSF) 36 (13) 23 (8) 59 (21) 28 (10) 33 (12) 62 (22) Internal Reduction to trips above interchange (AM 7% in, 27% out; PM 73% in, 20% out) 3 6 9 21 7 27 Total Non-Res Trips 422 172 594 631 837 1471 Internal Trips 46 33 78 123 174 296 Pass-By Trips 49 30 81 163 159 323 Net New Non-Residential Trips 327 109 435 345 504 852 Re s i d e n t i a l Low-Density Res 210 78 DU 14 43 58 49 29 77 High Density Housing Overlay 220 1342 DU 142 475 617 473 278 752 221 2460 DU 230 655 886 660 422 1082 High Density Res 220 1077 DU 114 381 495 380 223 603 Mixed Res (above interchange) 220 336 DU 36 119 155 119 70 188 Total Internal Trips for above residential land uses (AM – 2% in, 1% out; PM - 8% in, 8% out) 11 17 28 134 82 216 Mixed Res (below interchange) 220 262 DU 28 93 121 92 54 147 Total Residential Trips 564 1766 2332 1773 1076 2849 Internal Trips 11 17 28 134 82 216 Pass-By Trips - - - - - - Net New Residential Trips 553 1749 2304 1639 994 2633 OVERALL TOTAL 2739 4273 DEVELOPMENT STANDARDS: STREET ENVIRONMENT & PUBLIC REALM Broadmoor Master Plan and Development Regulations Page 82 FIGURE 3-30: PRINCIPAL ARTERIAL STREET STANDARDS Exhibit 9-Broadmoor Master Plan Road Sections DEVELOPMENT STANDARDS: STREET ENVIRONMENT & PUBLIC REALM Broadmoor Master Plan and Development Regulations Page 84 FIGURE 3-32: COLLECTOR STREET STANDARDS Resolution – 2026-2031 Six-Year TIP - 1 RESOLUTION NO. 4608 A RESOLUTION ADOPTING THE 2026-2031 SIX-YEAR TRANSPORTATION IMPROVEMENT PROGRAM FOR THE CITY OF PASCO FOR THE PURPOSE OF GUIDING THE DEVELOPMENT, DESIGN, AND CONSTRUCTION OF LOCAL AND REGIONAL TRANSPORTATION IMPROVEMENTS. WHEREAS, RCW 35.77.010 provides for annual revision and extension of the comprehensive transportation program of each city and town, after public hearing thereon; and WHEREAS, the City shall annually review the work accomplished under the program and determine current City transportation needs and from these findings shall prepare and adopt a revised and extended comprehensive transportation program before July 1 of each year; and WHEREAS, on April 21, 2025, and May 7, 2025, City staff held open house opportunities on the revision and extension of the comprehensive transportation program, received and evaluated all comments; and WHEREAS, on May 19, 2025, the City Council held a public hearing on the revision and extension of the comprehensive transportation program, received and evaluated all comments; and WHEREAS, it is now time to revise and extend the comprehensive transportation program as identified as the Six-Year Transportation Improvement Program (TIP); and WHEREAS, the City has determined, based on an assessment of the work accomplished under this program and the current City transportation needs, that this revised comprehensive transportation program adequately addresses the City’s future transportation needs. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON: That the City of Pasco hereby adopts the revision and extension of the comprehensive transportation program for the ensuing six years as attached hereto as Exhibit A, and labeled 2025-2031 Transportation Improvement Program” incorporated by this reference as though fully set forth herein; and Be It Further Resolved, that the comprehensive transportation program shall be filed with the Benton-Franklin Council of Governments and the Washington State Department of Transportation. Be It Further Resolved, that this Resolution shall take effect immediately. Exhibit 10-Resolution 4608-6-year TIP Resolution – 2026-2031 Six-Year TIP - 2 PASSED by the City Council of the City of Pasco, Washington, on this 16th day of June, 2025. Pete Serrano Mayor ATTEST: APPROVED AS TO FORM: Debra Barham, CMC Kerr Ferguson Law, PLLC City Clerk City Attorneys 2026-2031 Transportation Improvement Program Final 06/11/2025 Column1 Project Title Road Name Begin/End Termini Prior Year 2026 Year 2027 Year 2028 Year 2029 Year 2030 Year 2031 REMAINDER 6 year- plan PROJECTS 1 SRTS Argent Rd/Rd 88 & Sandifur Pkwy/Rd 90 Pedestrian Crossings Argent Road Road 88 679,056$ 500,000$ 500,000 2 Lewis Street Underpass Demolition Lewis Street 1st Ave to Tacoma Ave 500,000$ 2,800,000$ 2,800,000 3 Rd 40 E Extension Road 40 East 'A' Street/ East Lewis Place 400,000$ 528,000$ 1,400,000$ 1,928,000 4 Ainsworth Ave Pavement Preservation Ainsworth Ave Oregon Ave/10th ave 400,000$ 1,682,000$ 1,682,000 5 Sylvester St Overpass Pedestrian/Bicycle Access Sylvester Street US 395 Overpass 340,660$ 659,340$ 3,229,340$ 3,888,680 6 Lewis Street Pavement Preservation Lewis Street US12/27th Ave 100,000$ 996,000$ 4,150,000$ 5,146,000 7 Sandifur Pkwy/Rd 76 Intersection Safety Enhancements Sandifur Parkway Road 76 31,000$ 300,000$ 1,700,000$ 2,000,000 8 Clark St Improvements Clark Street 10th St/2nd St 50,000$ 300,000$ 1,450,000$ 1,750,000 9 Rd 76 Overpass Road 76 Chapel Hill/Burden Blvd 2,659,000$ 3,100,000$ 8,000,000$ 12,000,000$ 5,000,000$ 30,759,000 10 Burns Rd/Rd 68 Intersection Improvements Burns Road Rd 68 150,000$ 350,000$ 1,500,000$ 2,000,000 11 Harris Rd Realignment Rd 103 Sandifur Pkwy 250,000$ 1,650,000$ 1,900,000 12 Burns Rd Extension - Missing link Burns Road Road 68/Rio Grande Lane 300,000$ 1,000,000$ 4,700,000$ 6,000,000 13 Burden Blvd/Rd 60 Intersection Improvements Burden Road Road 60 360,000$ 1,810,000$ 2,170,000 14 City Wide Traffic Signal Improvements (Phase 3) Multiple Locations Multiple Locations 300,000$ 2,877,500$ 3,177,500 15 E Lewis St/Heritage Blvd Intersection Improvements E Lewis Street Heritage Blvd 400,000$ 1,500,000$ 500,000$ 2,400,000 16 South Rd 68 Pavement Preservation Court St I-182 700,000$ 1,500,000$ 2,200,000 17 Safe Routes to School Project TBD TBD 300,000$ 1,000,000$ 1,300,000 18 Road 44 FCID Canal Crossing Road 44 FCID Canal (North of Argent PI) 400,000$ 1,600,000$ 2,000,000 19 South 4th Ave (Festival Street Improvements) S 4th Avenue Lewis Street / Columbia Street 290,000$ 790,000$ 1,080,000 20 Sandifur Pkwy/Rd 84 Intersection Improvements Sandifur Parkway Road 84 350,000$ 1,900,000$ 2,250,000 21 Sacajawea Heritage Trail Levee Lowering Sacajawea Heritage Trail Road 54/Road 72 250,000$ 1,500,000$ 1,500,000$ 3,250,000 22 Court & Rd 100 Intersection Improvements Court St Rd 100 500,000$ 1,000,000$ 4,500,000$ 6,000,000 23 Court Street/Road 60 Intersection Improvements Court St Rd 60 450,000$ 2,500,000$ 2,950,000 24 Sandifur Pkwy/Convention Dr Intersection Improvements Sandifur Parkway Convention Dr 410,000$ 1,900,000$ 2,310,000 25 I-182/Broadmoor Blvd I/C Multiuse Pathway/Bridge Broadmoor Boulevard I-182 500,000$ 1,000,000$ 4,000,000$ 4,000,000$ 9,500,000 26 Columbia St Improvements Columbia Street 10th St/2nd St 390,000$ 1,190,000$ 1,580,000 27 Burden Rd/Rd 44 Intersection Improvements Burden Road Road 44 360,000$ 1,810,000$ 2,170,000 28 Rd 40 East Pathway Road 40 East Sacajawea Park/East Lewis Place 540,000$ 590,000$ 840,000$ 1,970,000 29 Rainier Ave/Kartchner St Intersection Improvements Rainier Ave Kartchner 200,000$ 200,000$ 1,500,000$ 500,000$ 2,400,000 30 Court St Improvements- Ped/Bike Court Street Road 96/Harris Road 180,000$ 1,340,000$ 3,456,000$ 2,304,000$ 7,280,000 31 Rd 76 Improvements - Sandifur Pkwy to Cordero Dr Road 76 Sandifur Pkwy/Cordero Dr 300,000$ 1,700,000$ 2,000,000 32 N 4th Ave Pavement Preservation (I-182 to County Line) I-182 County Line (Glade Rd) 150,000$ 1,600,000$ 1,750,000 33 Argent Rd Widening (Phase 4) Argent Road Road 36/Road 44 1,180,000$ 2,360,000$ 2,360,000$ 5,900,000 34 Franklin County Irrigation District Canal Bicycle/Pedestrian Pathway N/A Road 100/Road 76 300,000$ 500,000$ 2,000,000$ 2,800,000 35 Rd 100 Widening Road 100 Court St/Chapel Hill Blvd 625,000$ 950,000$ 7,000,000$ 8,575,000 36 Shoreline Rd Realignment Shoreline Road Court/Burns Road 250,000$ 2,000,000$ 1,000,000$ 7,700,000$ 3,250,000 37 Burns Rd Extension to Glade Rd Burns Road "Road 44"/N Glade Road 2,400,000$ 3,400,000$ 3,000,000$ 24,750,000$ 8,800,000 38 Burden Rd/Madison Ave Intersection Improvements Burden Road Madison Ave 360,000$ 1,810,000$ 2,170,000 39 Court St Safety Improvements Court Street Road 40/Road 68 110,000$ 340,000$ 450,000 40 James St Improvements James Street Oregon Ave/Frontier Lp 250,000$ 1,600,000$ 1,850,000 41 Harris Rd / Crescent Rd Overpass Harris Road Harris Road/Crescent Rd 1,000,000$ 3,000,000$ 47,600,000$ 4,000,000 42 Lewis Street Corridor Improvements (Phase 1) Lewis Street 2nd Ave/ 5th Ave 530,000$ 450,000$ 780,000$ 4,000,000$ 1,230,000 43 Lewis Street Corridor Improvements (Phase 2) Lewis Street 5th Ave/10th Ave 300,000$ 4,800,000$ 300,000 44 I-182/Broadmoor Blvd I/C Improvements - Westbound Broadmoor Boulevard I-182 750,000$ 6,940,000$ 750,000 45 Court St Safety Improvements (Phase 2) Court Street Road 68/Road 96 680,000$ 680,000$ 5,100,000$ 1,360,000 PROGRAMS 161,526,180 46 Annual Pavement Preservation Multiple Locations Multiple Locations 701,000$ 715,500$ 737,000$ 759,200$ 782,000$ 805,500$ 4,500,200$ 47 Ped/Bike Gap Program Multiple Locations Multiple Locations 105,000$ 110,250$ 115,763$ 121,551$ 127,628$ 580,191$ 48 Neighborhood Traffic Calming program Multiple Locations Multiple Locations 110,250$ 115,763$ 121,551$ 127,628$ 134,010$ 609,201$ PLANS AND STUDIES 5,689,592$ 49 Comprehensive Safety Action Plan(SS4A) 250,000$ 150,000$ 150,000$ 50 Traffic Analysis for US 12 US 12 A /Tank Farm Road 1,530,000$ 1,530,000$ 3,060,000$ 51 Interchange Feasibility Study on I-182 I-182 Multiple Existing Interchanges 200,000$ 250,000$ 450,000$ 52 Rd 68/Taylor Flats Rd Intersection Study Road 68 Taylor Flats Rd/Columbia River 350,000$ 350,000$ 53 Sign Reflectivity Analysis and Implementation 112,000$ 400,000$ 512,000$ 4,522,000 15,265,340$ 31,439,590$ 31,323,013$ 31,731,513$ 29,487,179$ 32,491,138$ 171,737,772 Exhibit A 2026-2031 Transportaon Improvement Plan (TIP) Project Descripons 1 1. SRTS Argent Rd/Rd 88 & Sandifur Pkwy/Rd 90 Pedestrian Crossings Curb extensions/bulb-outs, crossing advance stop bars, median refuge island, reduced curb radii, stop signs, new marked crosswalks, rectangular rapid flashing beacon (RRFB), lane width reducon, sidewalk 5' +) with curb, pedestrian scale crossing illuminaon, ADA curb ramps. 2. Lewis Street Underpass Demolion This project will demolish the Lewis Street underpass, to 6 feet depth. Backfill aer demolion will be consistent with BNSF requirements. 3. Rd 40 E Extension This project will extend Road 40 E, as a 1-lane northbound roadway north of A Street to connect to E Lewis Place. This extension will eliminate a dead-end road at East Lewis Place. Signal adjustments, striping and signage will be included in the scope of work. 4. Ainsworth Ave Pavement Preservaon This project involves the overlay and restriping of Ainsworth Street/Avenue (SR397) from 10th Avenue to the West and S Oregon Avenue to the East. 5. Sylvester St Overpass Pedestrian/Bicycle Access Pedestrian/Bicyclist Overpass, Sidewalk (6'+) with curb, ADA Curb Ramps, Shared use Path/Trail, Bridge Part of Shared-use Path). 6. Lewis Street Pavement Preservaon Mill and overlay enre exisng pavement area. Work includes cung and patching failed areas (Alligator cracking and spalling), taper mill at curved edges and then overlay with HMA. This allows for unchanged elevaons at exisng curbs and addional structural secon for the majority of the roadway. ADA upgrades will also be included as needed. 7. Sandifur Parkway & Road 76 Intersecon Safety Enhancement This project will convert the two-way stop-controlled intersecon into a roundabout or signalized intersecon and will include the following safety enhancements: ADA compliant ramps, marked crosswalks, and push buon assemblies; Flashing yellow arrows (FYA) for all le-turn movements; emergency vehicle detecon; intersecon lighng. The project will also include design and construcon of intelligent transportaon systems (ITS) connecons to the Sandifur Parkway/Road 68 intersecon for interconnect capabilies. 8. Clark St Improvements This project will adjust Clark Street roadway configuraon to include vehicle travel lanes, bike lanes, lighng, and bulb-outs at crossing locaons for increased pedestrian safety. Conceptual improvements for this project are included in the adopted Downtown Masterplan. 9. Rd 76 Overpass This project will extend Road 76 north from Chapel Hill Blvd to Burden Blvd by construcng an overpass across I-182 to connect communies north and south of the exisng interstate. This project will include bicycle and pedestrian facilies. 2026-2031 Transportaon Improvement Plan (TIP) Project Descripons 2 10. Burns Rd/ Rd 68 Intersecon Improvements This project will install a traffic signal at the intersecon of Burns Road and Road 68 and include any necessary ADA improvements. 11. Harris Rd Realignment This project will re-align Harris Road from Road 103 to Broadmoor Blvd to connect to Sandifur Parkway and eliminate the exisng intersecon on Broadmoor. 12. Burns Rd Extension – Missing Link This project will extend Burns Road, from Road 68 to Rio Grande Lane to improve connecvity and access. 13. City Wide Traffic Signal Improvements (Phase 3) This project will replace obsolete signal equipment with updated signal controllers, signal equipment, opmized corridor ming plans, vehicle detecon system and emergency vehicle priority system. Pedestrian access will be upgraded to meet current ADA right of way accessibility design guidelines for the signalized intersecons. 14. Burden Rd/Rd 60 Intersecon Improvements This project will install a traffic signal at the intersecon of Burden Road and Road 60 and include any necessary ADA improvements. 15. E Lewis St/Heritage Blvd Intersecon Improvements This project will install a traffic signal at the intersecon of E Lewis Street and Heritage Blvd and include any necessary ADA improvements. 16. South Rd 68 Pavement Preservaon (NEW) This project involves the asphalt overlay and restriping of South Road 68 from Court Street to eastbound on/off I-182 ramp. 17. Safe Routes to School Project City will connue to work closely with Pasco School District and parents/residents to idenfy and priorize projects that qualify for the state’s biannual Safe Routes to School Program, which could include several locaons. This project typically involves providing sidewalks, enhancing intersecon crossings, providing ADA curb ramps, providing school zone beacons or rectangular rapid flashing beacons (RRFBs), and other safety related improvements within designated school walking routes. 18. Road 44 FCID Canal Crossing (NEW) Project along the west side of Road 44 to provide sidewalk connecvity to address exisng gap across Franklin County Irrigaon Canal structure. 2026-2031 Transportaon Improvement Plan (TIP) Project Descripons 3 19. South 4th Ave (Fesval Street Improvements) This project will revise roadway configuraon and install sidewalk furnishings, lighng, street trees and landscaping to create a Fesval Street on South 4th Avenue from Lewis Street to Columbia Street. The street will be able to be closed to motor vehicles during special events and further enhance the completed Peanuts Park improvement project to allow for greater and more varied use of Peanuts Park Plaza. Conceptual improvements for this project are included in the adopted Downtown Masterplan. 20. Sandifur Pkwy/Rd 84 Intersecon Improvements This project will install a traffic signal at the intersecon of Sandifur Parkway and Rd 84 and include any necessary ADA improvements. 21. Sacajawea Heritage Trail Levee Lowering This project will lower the levee and re-install a wider pathway for pedestrians and bicyclists from Road 52 to Road 72. 22. Court & Rd 100 Intersecon Improvements This project will convert the exisng angled T-intersecon at Court St and Road 100 into a roundabout or signalized intersecon, enhance traffic flow and safety in the area, and include any necessary ADA improvements. 23. Court St/Rd 60 Intersecon Improvements This project will install a traffic signal at the intersecon of Court St and Road 60 and include any necessary ADA improvements. 24. Sandifur Pkwy/Convenon Drive Intersecon Improvements This project will install a traffic signal at the intersecon of Sandifur Parkway and Convenon Drive and include any necessary ADA improvements. 25. I-182/Broadmoor Blvd I/C Muluse Pathway/Bridge Construct a ped/bike bridge with a mul-use pathway across I-182 on the west side of the exisng overpass, between ramp terminals. 26. Columbia St Improvements This project will adjust Columbia Street roadway configuraon to include vehicle travel lanes, bike lanes, lighng, and bulb-outs at crossing locaons for increased pedestrian safety. Conceptual improvements for this project are included in the adopted Downtown Masterplan. 27. Burden Rd/Rd 44 Intersecon Improvements This project will install a traffic signal at the intersecon of Burden Road and Road 44 and include any necessary ADA improvements. 28. Rd 40 East Pathway This project will construct a mul-use pathway along Road 40 E from ”A” Street to Sacajawea Park E. 2026-2031 Transportaon Improvement Plan (TIP) Project Descripons 4 29. Rainier Ave/Kartchner St Intersecon Improvements This project will install a traffic signal at the intersecon of Rainier Avenue and Kartchner Street at the locaon of the US 395 SB On/Off Ramps and include any necessary ADA improvements. 30. Court Street Improvements – Ped/Bike This project will improve Court Street from Road 96 to Harris Road to include bike and pedestrian facilies and permanent traffic calming features. 31. Rd 76 Improvements – Sandifur Pkwy to Cordero Dr This project will install a traffic signal at the intersecon of Wrigley Drive and Road 76 and include any necessary ADA improvements and reconfigure corridor between Sandifur Pkwy and Cordero Dr. 32. N 4th Ave Pavement Preservaon (I-182 to County Line) (NEW) This project involves the asphalt overlay and restriping North 4th Ave from westbound on/off I-182 ramp to County Line (Glade Road). 33. Argent Road Widening (Phase 4) This project is Phase 4 of urban road improvements to Argent Road from Road 36 to Road 44. Improvements include street widening to a three-lane secon, illuminaon, stormwater facilies, curb/guer, sidewalk, and related improvements. 34. Franklin County Irrigaon District Canal Bicycle/Pedestrian Pathway This project will construct a mul-use pathway along the piped irrigaon canal from Road 100 to Road 76. 35. Rd 100 Widening This project will widen the Road 100 corridor to a 3-lane secon from W Court St to Chapel Hill Blvd. Intersecon Improvements (such as turn lanes) will be evaluated and implemented as part of this project. 36. Shoreline Rd Realignment This project will provide for the realignment of Shoreline Road from Shoreline Court to Burns Road. The realignment would be coordinated with the construcon of a park, to the west of the proposed roadway. 37. Burns Rd Extension to Glade Rd This project will extend Burns Road from the approximate alignment of Road 44 to Glade Road. 38. Burden Rd/Madison Ave Intersecon Improvements This project will install a traffic signal at the intersecon of Burden Rd and Madison Ave and include any necessary ADA improvements. 39. Court St Safety Improvements This project will reconfigure Court Street from Road 40 to Road 68 to three lanes, with one lane in each direcon and a center two-way-le-turn lane and provides designated bike lanes in each direcon, and pedestrian facility enhancements. 2026-2031 Transportaon Improvement Plan (TIP) Project Descripons 5 40. James St Improvements This project is intended to provide pavement preservaon/reconstrucon of E James Street. 41. Harris Rd/Crescent Rd Overpass This project will construct an overpass over I-182 to connect Harris Road and Crescent Road. This project will connect the communies north and south of I-182 and relieve some of the demand at Broadmoor Boulevard and the I-182 interchange. 42. Lewis Street Corridor Improvements (Phase 1) The project is intended to e the improvements made with the overpass project into those made under the Peanuts Park improvement project. This project will include ADA improvements, crosswalks, widened sidewalks, streetlights, re-striping and streetscape. NOTE: A revised scope is being considered to minimize impacts to businesses during construcon. 43. Lewis Street Corridor Improvements (Phase 2) This project will include ADA improvements, crosswalks, widened sidewalks, streetlights, re-striping and streetscape between 5th Ave and 10th Ave. NOTE: A revised scope is being considered to minimize impacts to businesses during construcon. 44. I-182/Broadmoor Blvd I/C Improvements – Westbound New mul-lane roundabout at the I-182 westbound ramp terminal at Broadmoor Blvd on the north side of I-182. 45. Court St Safety Improvements (Phase 2) (NEW) This project will reconfigure Court Street from Road 68 to Road 96 to provide designated bike lanes in each direcon, and pedestrian facility enhancements, as well as . 46. Annual Pavement Preservaon The City has implemented an annual Pavement Preservaon Program to assess and maintain quality streets within the City. The program includes crack seal, overlay, chip seal, etc. of city streets. 47. Ped/Bike Gap Program This program idenfies and closes gaps in the pedestrian and bicycle network to enhance connecvity and safety. Annually, locaons are selected with stakeholder and community input, priorizing areas based on traffic volumes, crash history, and proximity to schools, hospitals, transit, and essenal services. 48. Neighborhood Traffic Calming Program This program aims to enhance safety and livability in residenal areas by implemenng measures to reduce vehicle speeds and discourage cut-through traffic. This program includes the implementaon of traffic calming measures, such as: chicanes, islands, speed cushions, traffic circles, radar speed feedback signs, and other calming devices to create a safer and more pleasant environment for pedestrians, cyclists, and residents. 2026-2031 Transportaon Improvement Plan (TIP) Project Descripons 6 49. Comprehensive Safety Acon Plan (SS4A) Pasco’s Comprehensive Safety Acon Plan (CSAP) will help idenfy the updated 2024 problem areas through systemac data collecon, recommending innovave and appropriate countermeasures, and priorizing safety improvements that will benefit all users. The recommended soluons will aim to reduce the frequency and severity of crashes, with an emphasis in reducing fatalies and serious injuries. 50. Traffic Analysis for US 12 This project will consist of a traffic analysis for US 12 from the intersecons of A Street to Tank Farm Road/Sacajawea Park Road. This study will be completed in partnership with WSDOT in search of praccal soluons for safety improvements at these locaons. 51. Interchange Feasibility Study This study will evaluate the potenal for modifying exisng interchanges along I-182, in order to improve traffic flow and safety. It serves as a planning document, defining "purpose and need" and conducng traffic analysis to coordinate potenal soluons with DOT and FHWA. 52. Rd 68/Taylor Flats Rd Intersecon Study (NEW) This study will consist of a traffic and safety analysis for the intersecon of Road 68 and Taylor Flats Road. The intersecon has split ownership with Franklin County. 53. Sign Reflecvity Analysis & Implementaon The project will evaluate up to 500 stop signs that are near the end of their service life older than 12 years) and upgrade the retro-reflecvity as needed. The project will also include the evaluaon of the stop sign size and may increase stop signs from 30” to 36” signs. In addion, red reflecve strips will be added to the stop sign poles as warranted. 2026-2031 Transportaon Improvement Plan (TIP) Project Descripons 7 REMOVED PROJECTS 1. Burns Rd/Broadmoor Blvd Intersecon Improvements This project will install a traffic signal at the intersecon of Burns Road and Broadmoor Blvd. Sidewalks and any necessary ADA improvements will be included. 2. Sandifur Pkwy Extension This project will extend Sandifur Parkway from the vicinity of Road 103 to Road 108. Provisions for future traffic signals will be included at the intersecon of Sandifur and Road 105. A roundabout will be constructed at the intersecon of Sandifur Parkway and Road 108. 3. Sandifur Pkwy/Broadmoor Blvd Intersecon Improvements This project will improve the intersecon of Sandifur Parkway and Broadmoor Boulevard. Addionally, Broadmoor Blvd. widening will be included as part of this project extending north up to Burns Road. Provisions for a future traffic signal at Buckingham Dr are considered in this project. 4. Road 108 Extension This project will construct a 2-lanes road from Harris Road to Sandifur Parkway. 5. W 'A' St/6th Ave Pedestrian Crossing Install Rectangular Rapid Flashing Beacons, curb extensions, illuminaon, signing, pavement markings, and curb ramps. 6. Commercial Ave/Kartchner St Intersecon Improvements This project will install a traffic signal at the intersecon of Commercial Ave and Kartchner St at the locaon of the US 395 NB On/Off Ramps and include any necessary ADA improvements. 7. Citywide Injury Minimizaon & Speed Management Implementaon Conduct Citywide speed data collecon and study. Install speed limit signing and radar speed feedback signs. Ro a d 4 4 E Hillsboro St Ro a d 8 4 W Pearl St E Lewis St R o a d 6 8 Ro a d 3 6 S 10Th Ave N 4 T h A v e EDockSt S Oregon Ave N O r e g o n A v e N 1 4 T h A v e N R a i l r o a d A v e I n d u s t r i a l W a y Harris Rd Pasco K a h l o t u s R d Burns Rd Ro a d 5 2 G l a d e N o r t h R d Ro a d 6 8 W C o u rt St N C a p i t o l A v e Burns Rd N 2 0 T h A v eWLewisSt W Court St W Wernett Rd N C o m m e rcia l A v e W Argent Rd Chapel Hill Blvd W Argent Rd W Court St EAinsworthAve Sandifur Pkwy W Sylvester St N 4 T h A v e E A St 50 52 1 9 25 18 5 4 1 11 242 3 12 43 40 31 9 26 8 4 33 35 21 6 28 6 3 6 37 16 34 39 30 45 3 2 15 29 7 24 13 38 27 20 23 44 10 22 1 1 Transportation Improvement Program (TIP) 2026-2031 Legend Project Type Ped Crossing Signal/Intersection Bike/Ped New Road Other Study Area Admin Boundary City Limits Pasco Urban Growth Boundary Date Saved: 6/12/2025 11:06 AM 50 CITY OF PASCO | PARKS, RECREATION AND OPEN SPACE MASTER PLAN 0 0.5 10.25 Mi Kennewick Map 1: Future Park and Recreation System Richland Colombia River Chamna Natural Preserve YakimaRiverDelta ColumbiaPointSouth Columbia Park BatemanIsland SacajaweaState Park ChiawanaPark Memorial Park VolunteerPark WaysidePark CapitalPark HeritagePark DesertDunesPark RichardsonPark McGeePlayfield Highland Park KurtzmanPark CentennialParkLucas Park SunnyMeadowsParkIslandPark SylvesterPark VintagePark Casa DelSol Park MercierPark MariposaPark LibertyPark CableBridgeTrail PeanutsPark TCYSA TierraVida Park WadePark EdgarBrownStadium SchlagelPark GesaStadium RiverviewPark Big CrossDisc Golf Course LincolnPark PascoSportingComplex Road 36 Soccer Fields Road 48Soccer Fields Pasco YouthBaseballComplex Franklin County Benton County City of Pasco Boundary Urban Growth Boundary Benton County Waterbodies Streets and Roads Trails Base Features Franklin County Map Date: Jul 2022 Source: City of Pasco Prepared by MIG, Inc. 395 12 182 W Court St Rd 6 8 W Argent Rd 397 Existing Parks and Recreation Facilities Community Park Linear Parks & Trails Special Use Site Sports Complexes Other Resources Neighborhood Park New neighbor-hood park PalominoPark AccessPark Future Park Search Area Future Parks and Recreation Facilities (All locations approximate) NP7 NP6 NP5 NP4 NP2 NP3 NP1 NA1 NA2 LP1 CP3 CP2 CP1 Capacity Project Renovation Project Capacity Project Types City Hall Activity Center City Hall Activity Center Sun WillowsGolf CourseSun WillowsGolf CourseSun WillowsGolf Course Exhibit 11-Park Plan 0 0.5 10.25 Mi Kennewick Map 1: Future Park and Recreation System Richland Colombia River Chamna Natural Preserve YakimaRiverDelta ColumbiaPointSouth Columbia Park BatemanIsland SacajaweaState Park ChiawanaPark Memorial Park VolunteerPark WaysidePark CapitalPark HeritagePark DesertDunesPark RichardsonPark McGeePlayfield Highland Park KurtzmanPark CentennialParkLucas Park SunnyMeadowsParkIslandPark SylvesterPark VintagePark Casa DelSol Park MercierPark MariposaPark LibertyPark CableBridgeTrail PeanutsPark TCYSA TierraVida Park WadePark EdgarBrownStadium SchlagelPark GesaStadium RiverviewPark Big CrossDisc Golf Course LincolnPark PascoSportingComplex Road 36 Soccer Fields Road 48Soccer Fields Pasco YouthBaseballComplex Franklin County Benton County City of Pasco Boundary Urban Growth Boundary Benton County Waterbodies Streets and Roads Trails Base Features Franklin County Map Date: Jul 2022 Source: City of Pasco Prepared by MIG, Inc. 395 12 182 W Court St Rd 6 8 W Argent Rd 397 Existing Parks and Recreation Facilities Community Park Linear Parks & Trails Special Use Site Sports Complexes Other Resources Neighborhood Park New neighbor-hood park PalominoPark AccessPark Future Park Search Area Future Parks and Recreation Facilities (All locations approximate) NP7 NP6 NP5 NP4 NP2 NP3 NP1 NA1 NA2 LP1 CP3 CP2 CP1 Capacity Project Renovation Project Capacity Project Types City Hall Activity Center City Hall Activity Center Sun WillowsGolf CourseSun WillowsGolf CourseSun WillowsGolf Course MAP 2 FUTURE PARKS AND RECREATION SYSTEM 0 0.5 10.25 Mi Kennewick Map 1: Future Park and Recreation System Richland Colombia River Chamna Natural Preserve YakimaRiverDelta ColumbiaPointSouth Columbia Park BatemanIsland SacajaweaState Park ChiawanaPark Memorial Park VolunteerPark WaysidePark CapitalPark HeritagePark DesertDunesPark RichardsonPark McGeePlayfield Highland Park KurtzmanPark CentennialParkLucas Park SunnyMeadowsParkIslandPark SylvesterPark VintagePark Casa DelSol Park MercierPark MariposaPark LibertyPark CableBridgeTrail PeanutsPark TCYSA TierraVida Park WadePark EdgarBrownStadium SchlagelPark GesaStadium RiverviewPark Big CrossDisc Golf Course LincolnPark PascoSportingComplex Road 36 Soccer Fields Road 48Soccer Fields Pasco YouthBaseballComplex Franklin County Benton County City of Pasco Boundary Urban Growth Boundary Benton County Waterbodies Streets and Roads Trails Base Features Franklin County Map Date: Jul 2022 Source: City of Pasco Prepared by MIG, Inc. 395 12 182 W Court St Rd 6 8 W Argent Rd 397 Existing Parks and Recreation Facilities Community Park Linear Parks & Trails Special Use Site Sports Complexes Other Resources Neighborhood Park New neighbor-hood park PalominoPark AccessPark Future Park Search Area Future Parks and Recreation Facilities (All locations approximate) NP7 NP6 NP5 NP4 NP2 NP3 NP1 NA1 NA2 LP1 CP3 CP2 CP1 Capacity Project Renovation Project Capacity Project Types City Hall Activity Center City Hall Activity Center Sun WillowsGolf CourseSun WillowsGolf CourseSun WillowsGolf Course 1 Ivan Barragan From:Rodgers,Deborah (CONTR) - TERR-TRI CITIES RMHQ <dxrodgers@bpa.gov> Sent:Tuesday, December 23, 2025 12:52 PM To:Ivan Barragan Subject:RE: Preliminary Plat Review Notice of Application-PP2025-005 & SEPA2025-039 (Memo) Desert Bloom Subdivision - 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-PP2025-005 & SEPA2025-039 (Memo) Desert Bloom Subdivision - City of Pasco. In researching our records, we have found that this proposal will not directly impact BPA facilities approximately 8 miles east of the subject property. 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: Monday, December 15, 2025 10:26 AM To: Ivan Barragan <barragani@pasco-wa.gov> Subject: Preliminary Plat Review Notice of Application-PP2025-005 & SEPA2025-039 (Memo) Desert Bloom Subdivision - City of Pasco All, Please ﬁnd attached the Preliminary Plat application (PP2025-005) and SEPA environmental checklist (SEPA2025-039), submitted on November 14, 2025, for a proposed 146-lot single-family detached residential subdivision. The project is located within the R-4 (High-Density Residential) zoning district and the Broadmoor Overlay District. Development is proposed in two phases and will consist of single- family detached homes. Exhibit 12-Comments 2 Proposed subdivision improvements include mass grading; construction of public roadways; installation of public water, sewer, and irrigation infrastructure; and the extension of communication and power utilities. The proposal also includes two public pedestrian pathways to provide walkable connections throughout the residential blocks. The site is located on Parcel No. 126160173, which was recently annexed into the City of Pasco under Ordinance No. 4786 and subsequently zoned under Ordinance No. 4796 (Pasco, WA 99301). This proposal is largely addressed under SEPA Ordinance No. 4659, a Planned Action SEPA ordinance that approved the Broadmoor Master Plan and established the Broadmoor Overlay District in April 2023, following completion of the Broadmoor Final Environmental Impact Statement (EIS) in March 2023. Through the Planned Action SEPA process, the City conducted a comprehensive, non-project environmental review for the entire Broadmoor area. As a result, proposals consistent with the Planned Action are not subject to additional SEPA threshold determinations or environmental review, except for impacts expressly deferred to the project level pursuant to RCW 43.21C.440(3)(b). The City will continue to coordinate with the Department of Archaeology and Historic Preservation (DAHP), ﬁnalize traƯic-related details with Engineering, and conﬁrm with the Washington State Department of Fish and Wildlife (WDFW) whether the Critical Areas Ordinance applies. All other SEPA- related considerations have been addressed. Additional details are provided in the attached memorandum. All project-related submittal materials, including—but not limited to—the Preliminary Plat, Phase 1 Environmental Site Assessment, Trip Generation Letter, and other supporting documents, can be accessed at the link below, as the attachments may be too large to distribute via email. PP2025-005 & SEPA2025-039 File Share Please submit any comments on the proposed preliminary plat by 5:00 PM on December 29, 2025. If you have any questions or need additional information, please let me know. 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. 1 Ivan Barragan From:Casey Roberts <CRoberts@franklinpud.com> Sent:Wednesday, December 17, 2025 2:21 PM To:Ivan Barragan Subject:RE: Preliminary Plat Review Notice of Application-PP2025-005 & SEPA2025-039 (Memo) Desert Bloom Subdivision - City of Pasco Attachments:Easements.pdf [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.] Hello Ivan, Please see the attached that illustrates our comments: - In Phase 1 along the east side of Kohler Rd we will need a 15’ easement. This would go along Lots 4, 33, 40, 67, 75, 103, 112, and 142 - In Phase 2 we will need a 10’ utility easement along the west side of Lots 126, 127, and 128 going south. From the SW corner of Lot 128 we will need a 10’ utility easement going to the SE corner of Lot 128. This is so we can reach the poles along the east side of Phase 2 and continue the power the ones going south and getting rid of the poles in the development. Casey Roberts Field Engineer II (O)509-546-5952 (C)509-412-4034 From: Ivan Barragan <barragani@pasco-wa.gov> Sent: Monday, December 15, 2025 10:26 AM To: Ivan Barragan <barragani@pasco-wa.gov> Subject: Preliminary Plat Review Notice of Application-PP2025-005 & SEPA2025-039 (Memo) Desert Bloom Subdivision - City of Pasco All, Please ﬁnd attached the Preliminary Plat application (PP2025-005) and SEPA environmental checklist (SEPA2025-039), submitted on November 14, 2025, for a proposed 146-lot single-family detached External: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. When in doubt, report it as phishing for further analysis. 2 residential subdivision. The project is located within the R-4 (High-Density Residential) zoning district and the Broadmoor Overlay District. Development is proposed in two phases and will consist of single- family detached homes. Proposed subdivision improvements include mass grading; construction of public roadways; installation of public water, sewer, and irrigation infrastructure; and the extension of communication and power utilities. The proposal also includes two public pedestrian pathways to provide walkable connections throughout the residential blocks. The site is located on Parcel No. 126160173, which was recently annexed into the City of Pasco under Ordinance No. 4786 and subsequently zoned under Ordinance No. 4796 (Pasco, WA 99301). This proposal is largely addressed under SEPA Ordinance No. 4659, a Planned Action SEPA ordinance that approved the Broadmoor Master Plan and established the Broadmoor Overlay District in April 2023, following completion of the Broadmoor Final Environmental Impact Statement (EIS) in March 2023. Through the Planned Action SEPA process, the City conducted a comprehensive, non-project environmental review for the entire Broadmoor area. As a result, proposals consistent with the Planned Action are not subject to additional SEPA threshold determinations or environmental review, except for impacts expressly deferred to the project level pursuant to RCW 43.21C.440(3)(b). The City will continue to coordinate with the Department of Archaeology and Historic Preservation (DAHP), ﬁnalize traƯic-related details with Engineering, and conﬁrm with the Washington State Department of Fish and Wildlife (WDFW) whether the Critical Areas Ordinance applies. All other SEPA- related considerations have been addressed. Additional details are provided in the attached memorandum. All project-related submittal materials, including—but not limited to—the Preliminary Plat, Phase 1 Environmental Site Assessment, Trip Generation Letter, and other supporting documents, can be accessed at the link below, as the attachments may be too large to distribute via email. PP2025-005 & SEPA2025-039 File Share Please submit any comments on the proposed preliminary plat by 5:00 PM on December 29, 2025. If you have any questions or need additional information, please let me know. 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. 3 If you think you have received this email in error, please notify the sender immediately by email and delete this email and any attachments from your system. Additionally, any correspondence exchanged with Franklin PUD, including emails, are public records. Public records may be produced for third-party requesters under the Public Records Act. 1 Ivan Barragan From:Hatfield, Aaron <aaron.hatfield@wsdot.wa.gov> Sent:Monday, December 29, 2025 4:51 PM To:Ivan Barragan Cc:Prilucik, Jacob Subject:RE: [EXTERNAL] Preliminary Plat Review Notice of Application-PP2025-005 & SEPA2025-039 (Memo) Desert Bloom Subdivision - City of Pasco Attachments:PP2025-005 & SEPA2025-039 - Desert Bloom Subdivision.pdf [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.] Good evening. AƩached is the WSDOT comment leƩer for the above noted noƟﬁcaƟon. Please let us know if you cant access the leƩer or if anything is missing. Thank you. Aaron Hatfield SCR Development Services Email: HatfieA@wsdot.wa.gov Cell: (509) 268-8497 Washington State Department of Transportation South Central Region – Development Services 2809 Rudkin Road, Union Gap, WA 98903-1648 From: Ivan Barragan <barragani@pasco-wa.gov> Sent: Monday, December 15, 2025 10:26 AM To: Ivan Barragan <barragani@pasco-wa.gov> Subject: [EXTERNAL] Preliminary Plat Review Notice of Application-PP2025-005 & SEPA2025-039 (Memo) Desert Bloom Subdivision - City of Pasco WARNING: This email originated from outside of WSDOT. Please use caution with links and attachments. All, Please ﬁnd attached the Preliminary Plat application (PP2025-005) and SEPA environmental checklist (SEPA2025-039), submitted on November 14, 2025, for a proposed 146-lot single-family detached residential subdivision. The project is located within the R-4 (High-Density Residential) zoning district and the Broadmoor Overlay District. Development is proposed in two phases and will consist of single- family detached homes. Proposed subdivision improvements include mass grading; construction of public roadways; installation of public water, sewer, and irrigation infrastructure; and the extension of communication and power You don't often get email from aaron.hatfield@wsdot.wa.gov. Learn why this is important 2 utilities. The proposal also includes two public pedestrian pathways to provide walkable connections throughout the residential blocks. The site is located on Parcel No. 126160173, which was recently annexed into the City of Pasco under Ordinance No. 4786 and subsequently zoned under Ordinance No. 4796 (Pasco, WA 99301). This proposal is largely addressed under SEPA Ordinance No. 4659, a Planned Action SEPA ordinance that approved the Broadmoor Master Plan and established the Broadmoor Overlay District in April 2023, following completion of the Broadmoor Final Environmental Impact Statement (EIS) in March 2023. Through the Planned Action SEPA process, the City conducted a comprehensive, non-project environmental review for the entire Broadmoor area. As a result, proposals consistent with the Planned Action are not subject to additional SEPA threshold determinations or environmental review, except for impacts expressly deferred to the project level pursuant to RCW 43.21C.440(3)(b). The City will continue to coordinate with the Department of Archaeology and Historic Preservation (DAHP), ﬁnalize traƯic-related details with Engineering, and conﬁrm with the Washington State Department of Fish and Wildlife (WDFW) whether the Critical Areas Ordinance applies. All other SEPA- related considerations have been addressed. Additional details are provided in the attached memorandum. All project-related submittal materials, including—but not limited to—the Preliminary Plat, Phase 1 Environmental Site Assessment, Trip Generation Letter, and other supporting documents, can be accessed at the link below, as the attachments may be too large to distribute via email. PP2025-005 & SEPA2025-039 File Share Please submit any comments on the proposed preliminary plat by 5:00 PM on December 29, 2025. If you have any questions or need additional information, please let me know. Thank you, Ivan Barragan Planner III To help protect your priv acy, Microsoft Office prevented automatic download of this picture from the Internet. O: 509-544-4146 barragani@pasco-wa.gov | www.pasco-wa.gov City Hall, 525 N. 3rd Avenue, Pasco, WA 99301 To help protect your privacy, Micro soft Office To help protect your privacy, Microsoft Office To help protect your privacy, Micro soft Office To help protect your privacy, Micro soft Office 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. December 29, 2025 City of Pasco Community Development Department 525 N. 3rd Avenue Pasco, WA 99301 Attn: Ivan Barragan, Planner III Re: SEPA PP2025-005 & SEPA2025-039 - Desert Bloom Subdivision I-182 Exit 7 vicinity We have reviewed the proposed project and have the following comment. • The subject property is not adjacent to Interstate 182 (I-182); however, I-182 is the sole arterial providing access between north Pasco and the surrounding area. As such, WSDOT anticipates the majority of 1,378 proposed vehicle trips generated by this project, as identified in the Traffic Accounting Letter prepared by Knutzen Engineering on November 11, 2025, will utilize the I-182 Exit 7 (Broadmoor Blvd.) interchange, and we are concerned these new trips may adversely impact the ramp terminals. We request that the city require the applicant to revise their Traffic Accounting Letter and analyze this project’s potential impacts to the Exit 7 interchange and submit the report to WSDOT for review and comment. If any impacts are identified, the report should include mitigation recommendations, including funding strategies. Thank you for the opportunity to review and comment on this proposal. If you have any questions regarding this letter, please contact Jacob Prilucik at jacob.prilucik@wsdot.wa.gov. Sincerely, Stephen P. (Phil) Nugent Region Planning Manager SPN: jjp/akh cc: SR 182, File #2025-011 1 Ivan Barragan From:Ivan Barragan Sent:Monday, February 2, 2026 1:49 PM To:Hatfield, Aaron; Prilucik, Jacob Cc:Craig Raymond Subject:FW: Desert Bloom Preliminary Plat Resubmission Attachments:01-27-26_Desert Bloom_PP01 Rev1.pdf; 4608 Resolution - 2026-2031 Transportation Improvement Program.pdf; BarkerRanchTIARevised11-9-21_FINAL.pdf; BarkerRanchFinalTrafficMemo11-10-21.pdf Good afternoon, It was a pleasure meeting with you both, Aaron and Jacob. I’m hopeful we can continue to build a positive working relationship as we identify where additional information may be helpful. While I’m not certain this will aƯect our current comment period deadlines, it is something we can continue to consider as discussions move forward. Attached is the revised proposal reﬂecting 122 lots, a six-year TIP (Item No. 44 – Desert Bloom comment), and the Barker Ranch TIA. The Barker Ranch materials are provided in response to your request related to Barker Heights; this TIA was completed several years ago. I look forward to receiving your comments at your earliest convenience regarding the Desert Bloom proposal. 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: Nick Bonnington <nick@knutzenengineering.com> Sent: Wednesday, January 28, 2026 1:59 PM To: Ivan Barragan <barragani@pasco-wa.gov> Cc: Robert McLeod <Robert@knutzenengineering.com>; Cody Fielding <cody@lfre.com> Subject: Desert Bloom Preliminary Plat Resubmission [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, Attached is the resubmittal package for the Desert Bloom Subdivision. Let me know if there is anything else you need from me. Thank you, Nick Bonnington Project Engineer, EIT, CESCL 2 O: 509.222.0959 C: 509.551.6264 PLEASE NOTE: This message, including any attachments, may include privileged, confidential and/or inside information. Any distribution or use of this communication by anyone other than the intended recipient is strictly prohibited and may be unlawful. If you are not the intended recipient, please notify the sender by replying to this message and then delete it from your system. From:Brian Scott To:nick@knutzenengineering.com Cc:Ivan Barragan Subject:RE: Preliminary Plat Review Notice of Application-PP2025-005 & SEPA2025-039 (Memo) Desert Bloom Subdivision - City of Pasco Date:Thursday, January 8, 2026 12:04:19 PM Attachments:PP2025-005, SEPA2025-039, Desert Bloom REVIEW LETTER B1 U105.pdf [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.] Nick, I wanted to reach out to you directly because I missed the window for comment on the Preliminary Plat and SEPA you submitted for the Desert Bloom Subdivision. This parcel is within the South Columbia Basin Irrigation District, Block 1 Farm Unit 105 and has an irrigation allotment for agricultural purposes. Prior to Development, this allotment must be released back to the District. It looks like irrigation water will be provided by the City of Pasco for the development, but if by any change irrigation water is needed from the District, a Municipal and Industrial (M&I) contract will be needed. I have included these comments in my typical response letter and attached those here. Please reach out to me if you have any questions or contact the District to start the release process. Thank you, Brian M Scott. P.E. Chief Engineer South Columbia Basin Irrigation District 1135 E Hillsboro St, Suite A, Pasco, WA 99301 O: 509-547-1735|C: 509-521-7321| bscott@scbid.org From: Ivan Barragan <barragani@pasco-wa.gov> Sent: Monday, December 15, 2025 10:26 AM To: Ivan Barragan <barragani@pasco-wa.gov> Subject: Preliminary Plat Review Notice of Application-PP2025-005 & SEPA2025-039 (Memo) Desert Bloom Subdivision - City of Pasco All, Please find attached the Preliminary Plat application (PP2025-005) and SEPA environmental checklist (SEPA2025-039), submitted on November 14, 2025, for a proposed 146-lot single-family detached residential subdivision. The project is located within the R-4 (High-Density Residential) zoning district and the Broadmoor Overlay District. Development is proposed in two phases and will consist of single-family detached homes. Proposed subdivision improvements include mass grading; construction of public roadways; installation of public water, sewer, and irrigation infrastructure; and the extension of communication and power utilities. The proposal also includes two public pedestrian pathways to provide walkable connections throughout the residential blocks. The site is located on Parcel No. 126160173, which was recently annexed into the City of Pasco under Ordinance No. 4786 and subsequently zoned under Ordinance No. 4796 (Pasco, WA 99301). This proposal is largely addressed under SEPA Ordinance No. 4659, a Planned Action SEPA ordinance that approved the Broadmoor Master Plan and established the Broadmoor Overlay District in April 2023, following completion of the Broadmoor Final Environmental Impact Statement (EIS) in March 2023. Through the Planned Action SEPA process, the City conducted a comprehensive, non-project environmental review for the entire Broadmoor area. As a result, proposals consistent with the Planned Action are not subject to additional SEPA threshold determinations or environmental review, except for impacts expressly deferred to the project level pursuant to RCW 43.21C.440(3)(b). The City will continue to coordinate with the Department of Archaeology and Historic Preservation (DAHP), finalize traffic-related details with Engineering, and confirm with the Washington State Department of Fish and Wildlife (WDFW) whether the Critical Areas Ordinance applies. All other SEPA-related considerations have been addressed. Additional details are provided in the attached memorandum. All project-related submittal materials, including—but not limited to—the Preliminary Plat, Phase 1 Environmental Site Assessment, Trip Generation Letter, and other supporting documents, can be accessed at the link below, as the attachments may be too large to distribute via email. PP2025-005 & SEPA2025-039 File Share Please submit any comments on the proposed preliminary plat by 5:00 PM on December 29, 2025. If you have any questions or need additional information, please let me know. 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. File: Block 1 Farm Unit 75 January 8, 2026 ATTN: Mr. Ivan Barragan Planner III City of Pasco 525 N 3rd Ave Pasco, WA 99301 Re: Proposed Preliminary Plat and SEPA Determination, PP2025-005, SEPA2025-039, Desert Bloom LLC. Dear Mr. Ivan Barragan The District has reviewed the proposed Preliminary Plat and SEPA Determination, PP2025-005, SEPA2025-039, for Desert Bloom LLC and has the following comments: • This parcel is within farm unit 105 of irrigation block 1 of South Columbia Basin Irrigation District and receives an allotment of water for agricultural purposes. This allotment must be released through the District prior to development . To start this release process please contact South Columbia Basin Irrigation District at 509-547- 1735. Completed release agreements and a check for the recording fee must be received by the District no later than November 1 to be effective for the next irrigation season. If you have any questions, please do not hesitate to contact me at 509-547-1735 or by email at bscott@scbid.org. Thank you, Brian Scott, P.E. Chief Engineer South Columbia Basin Irrigation District REPORT TO HEARING EXAMINER PUBLIC HEARING City Hall – 525 North Third Avenue – Council Chambers March 11, 2026, 6:00 PM 1 MASTER FILE #: Z2026-003/Rezone R-4 & C-1 to Mixed Use APPLICANTS: Elite Investment Group, LLC C/o Trini Garibay 5804 Road 90, Suite A Pasco, WA 99301 REQUEST: Rezone: Recommendation to rezone R-4 (High Density Residential) and C-1 (Retail Business) to Mixed-Use. TIMELINE February 5, 2026 Application Submitted. February 13, 2026 Application Deemed Complete. February 19, 2026 Application Noticed for Public Hearing to Property Owners within 300 feet. February 25, 2026 Application Noticed for Public Hearing to the Tri-City Herald. February 27, 2026 Public Hearing Staff Report Published Exhibits: 1.Maps 2.Application 3.Public Notice BACKGROUND 1.PROPERTY DESCRIPTION: Parcel No.: 115392077 (R-4 to Mixed-Use) Legal: LOT 23, COLE ESTATES Property Size: Approximately 1.91 Acres (83,200 square feet) Parcel No.: 115392022 (C-1 to Mixed-Use) Legal: LOT 10, COLE ESTATES 2 Property Size: Approximately 2.99 Acres (130,500 square feet) General Location: The subject properties are located in Pasco, WA 99301, generally north of Sandifur Parkway, west of Road 90, south of Ruven Street, and east of Road 92. Total Property Size: 4.9 acres 2. ACCESS: The sites will have access from Road 90 and Road 92. 3. UTILITIES: Municipal water and sewer are available on Road 90 and Road 92. 4. LAND USE AND ZONING: The subject properties are currently zoned R-4 and C-1. The applicant is requesting to rezone both parcels to Mixed Use. The R-4 parcel is currently undeveloped, while the C-1 parcel is developed with an existing commercial building. Surrounding properties are zoned and developed as follows: North: R-4/R-3 High/Medium Density Residential/Multifamily/Single Family Attached/Detached Homes East: C-1 Retail Business/Office/Restaurant South: Mixed-Use/C-1 Mixed-Use/Retail Business/Undeveloped West: C-1 Retail/Mini-Storage 5. COMPREHENSIVE PLAN: The City’s Comprehensive Plan designates the subject property as Mixed Residential/Commercial. This designation allows for a mix of housing types, nonresidential and 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, consistent with Pasco Municipal Code (PMC) Table 25.215.015. Zoning districts implementing this land use designation include R-1 (Low Density Residential), R-2 (Medium Density Residential), R-3, R-4, C-1, O (Office), and Mixed Use (formerly known as “Waterfront”). 6. ENVIRONMENTAL DETERMINATION: The City has determined this proposal to be exempt under Washington Administrative Code 197-11-800 (6) Land use decisions. (c) Where an exempt project requires a rezone, the rezone is exempt only if: (i) The project is in an urban growth area in a city or county planning under RCW 36.70A.040; (ii) The proposed rezone is consistent with and does not require an amendment to the comprehensive plan; and (iii) The applicable comprehensive plan was previously subjected to environmental review and analysis through an EIS under the requirements of this chapter prior to adoption; and the EIS adequately addressed the environmental impacts of the rezone. No further Washington State Environmental Policy Act (SEPA) review is required for this proposal. 3 Analysis Trini Garibay with Elite Investment Group, LLC is requesting approval to rezone Parcel Nos. 115392077 (from R-4 to Mixed Use) and 115392022 (from C-1 to Mixed Use), totaling approximately 4.9 acres. While the existing zoning classifications are consistent with the City’s Comprehensive Plan designation, the applicant is requesting the Mixed Use district to allow greater flexibility in site design and permitted uses. The Mixed Use zoning district may reduce certain development constraints that could otherwise apply under the current zoning designations. Parcel No. 115392022 is currently developed with an existing commercial building and is intended to remain in use; however, inclusion in the Mixed Use district would allow the property to contribute toward overall site density calculations. This request is not associated with a specific development proposal; therefore, no project-level action is under review at this time. History In 1981, the subject properties were annexed into the City under Ordinance No. 2388 and assigned R-T zoning pursuant to Resolution No. 1396. In 2007, the properties were rezoned from R-T to C-1 under Ordinance No. 3833. In 2021, Ordinance No. 4554 rezoned Parcel No. 115392077 from C-1 to R-4. Parcel No. 115392022 has remained zoned C-1 and was developed with a commercial building in 2017 under Building Permit No. B16-0644. Rezone Criteria The initial review criteria for considering a rezone application are explained in PMC. 25.210.030. The criteria are listed below as follows: 1. The date the existing zone became effective: Parcel No. 115392022 was assigned its current zoning designation on June 4, 2007. Parcel No. 115392077 was assigned its current zoning designation on October 4, 2021. 2. The changed conditions, which are alleged to warrant other or additional zoning: Since the original zoning designation was established, the surrounding area has transitioned from primarily low-density development to a more urbanized environment characterized by adjacent development activity, including the development of Parcel No. 115392022 and continued growth on surrounding properties. This evolution in land use patterns represents a material change in circumstances. The increased development intensity in the vicinity now supports a broader range of land uses and greater density than permitted under the existing zoning. In particular, the addition of Parcel No. 115392022, comprising approximately 2.99 acres, contributes to an overall development pattern that is more consistent with mixed residential and commercial uses. The requested mixed-use zoning designation better reflects the current character of the area and constitutes an appropriate response to these changed conditions. 4 3. Facts to justify the change on the basis of advancing the public health, safety and general welfare: The proposed rezone advances the public health, safety, and general welfare by implementing the City’s Comprehensive Plan policies for coordinated growth and mixed-use development. The City of Pasco is required under state law to plan for and accommodate significant population growth. This rezone supports that obligation by allowing a mix of residential and commercial uses that promote housing diversity, economic vitality, and efficient land use patterns. By encouraging integrated development, the proposal supports walkability and access to services, which benefits public health. Overall, the rezone furthers orderly growth consistent with the City’s adopted vision and long-term planning objectives. 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: The proposed rezone of one residentially zoned lot and one commercially zoned lot to a mixed- use designation is not anticipated to adversely impact the value or character of adjacent properties. The mixed-use zone allows continued residential use while maintaining commercial opportunities, functioning as a transitional designation between residential and commercial development patterns. The integration of residential and commercial uses within a mixed-use framework promotes compatible, pedestrian-oriented development and supports orderly growth. The proposal is consistent with the Comprehensive Plan’s long-term vision for integrated land use patterns and efficient utilization of land. Accordingly, the rezone is consistent with the Comprehensive Plan and is not expected to negatively affect adjacent property values or neighborhood character. 5. The effect on the property owner or owners if the request is not granted: If the rezone request is denied, the subject property would remain limited to development under the existing zoning classifications. The residentially zoned portion would be restricted to residential uses only, while the commercially zoned portion could pursue mixed-use development solely through a conditional or special permit process, subject to additional review criteria. This would reduce development flexibility, increase regulatory burden, and may limit the owner’s ability to develop the sites in a cohesive and economically viable manner. Denial would therefore constrain the property’s reasonable development potential compared to the proposed mixed-use designation. 6. The Comprehensive Plan land use designation for the property: The City of Pasco Comprehensive Plan designates the sites as Mixed Residential/Commercial. 7. Such other information as the Hearing Examiner requires: The proposed rezone is consistent with and implements the Comprehensive Plan by aligning the zoning classification with the City’s long-range growth policies. The proposal promotes orderly and predictable development, enhances regulatory clarity, and advances the City’s housing 5 capacity and economic vitality objectives. The rezone also satisfies the requirements of Washington’s Growth Management Act by maintaining internal consistency between the Comprehensive Plan and its implementing development regulations. STAFF FINDINGS OF FACT 1) Pursuant to PMC 25.210.040, Public notice for this hearing was mailed to property owners within 300 feet of the boundaries of the proposal on February 19, 2026, in compliance with this requirement. 2) Pursuant to PMC 25.210.040, Public notice for this hearing was published in the Tri- City Herald on February 25, 2026, in compliance with this requirement. 3) Pursuant to PMC 25.210.060(2), the Hearing Examiner’s rezone recommendation based on its findings and conclusions must be forwarded to the City Council. 4) The requested mixed-use zoning designation request is consistent with the Comprehensive Plan and aligns with the designated land use for the subject sites. TENTATIVE CONCLUSIONS BASED ON FINDINGS OF FACT Following the conclusion of an open record hearing on a property rezone petition, the Hearing Examiner shall issue findings and conclusions based on the record, determining whether: (a) The proposal is in accord with the goals and policies of the Comprehensive Plan; The Land Use Element of the Comprehensive Plan designates the sites as Mixed Residential/Commercial. The proposed mixed-use rezone is consistent with this Land Use Map designation and advances the goals and policies of the Comprehensive Plan. Specifically, the proposal supports Land Use Policy LU-4(B) through (D), which promote infill and higher-density development in proximity to major travel corridors and public transportation; encourage walkable communities through increased mixed-use development; and designate areas for higher density where utilities and transportation infrastructure allow for efficient use of public capital resources. (b) The effect of the proposal on the immediate vicinity will be materially detrimental; The proposed rezone is not expected to be materially detrimental to properties in the immediate vicinity. The sites are located in an area where residential and commercial uses already exist in close proximity. The mixed-use designation allows residential uses to continue while permitting limited commercial activity consistent with surrounding development patterns. Because the mixed-use zone functions as a transitional designation between residential and commercial areas, it provides compatibility rather than conflict. The range of permitted uses and applicable development standards are intended to mitigate impacts related to scale, intensity, traffic, and site design. Given the existing context and the regulatory controls that apply to mixed-use development, the proposal is not anticipated to adversely affect the value, use, or character of adjacent properties. 6 Therefore, the rezone would not result in a materially detrimental effect on the immediate vicinity. (c) There is merit and value in the proposal for the community as a whole; There is merit and value in the proposed rezone because it implements the Comprehensive Plan’s designation of the sites are Mixed Residential/Commercial. Applying the mixed-use zoning classification ensures consistency between the City’s adopted long-range plan and its development regulations. The proposal creates opportunities for additional housing and commercial development within the same area, supporting a more efficient and integrated land use pattern. By encouraging mixed-use development, the rezone advances housing availability, promotes economic activity, and supports walkable, connected neighborhoods. Additionally, the proposal facilitates the efficient use of existing public infrastructure and services, promotes orderly growth, and advances the community’s long-term goals related to livability, connectivity, and economic vitality. For these reasons, the rezone provides clear merit and value to the community as a whole. (d) Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal; No conditions are necessary at the rezone stage. The proposed zoning classification establishes a regulatory framework but does not authorize specific development. Any future development of the sites will be subject to the applicable provisions of the Pasco Municipal Code and the City of Pasco Design and Construction Standards. Subsequent project-level applications will undergo independent review, including environmental review as applicable, to identify and mitigate any potential significant adverse impacts. Because no specific development is proposed at this time and adequate regulatory controls are already in place, the imposition of conditions as part of this rezone is not warranted. (e) A concomitant agreement should be entered into between the City and the petitioner, and, if so, the terms and conditions of such an agreement. A concomitant agreement is not necessary for this proposal. The requested rezoning complies with all applicable City standards and requirements, and no additional terms or conditions beyond those already established in the PMC and adopted development regulations are warranted. Accordingly, no further commitments or agreements are required. RECOMMENDATION Staff recommends that the City Council approve the assignment of Mixed Use zoning to Parcel Nos. 115392077 and 115392022, owned by Elite Investment Group, LLC, totaling approximately 4.9 acres. Exhibit 1 Maps Exhibit 2 Application Type text here re Exhibit 3 Public Notice re pe t e x t h e r e Community Development Department PO Box 293, 525 N 3rd Ave, Pasco, WA 99301 P: 509.545.3441 / F: 509.545.3499 Page 1 of 2 CITY OF PASCO NOTICE OF PUBLIC HEARING Si necesita ayuda para entender este aviso o necesita más información, por favor llame al Departamento de Desarrollo Comunitario y Económico de la Ciudad de Pasco a 509-545-3441. A public hearing with the Hearing Examiner will be held on March 11, 2026, at 6:00 pm. Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco, Washington. Z2026-003 Elite Investment Grp, LLC R-4 (High Density Residential) & C-1 (Retail Business) to Mixed Use: The City of Pasco Hearing Examiner will hold a public hearing to consider a rezone application submitted by Trini Garibay of Elite Investment Group, LLC. The request proposes rezoning Parcel No. 115392077 (R- 4) and Parcel No. 115392022 (C-1), addressed as 5804 Road 90, totaling approximately 4.9 acres, to Mixed Use. The proposal is subject to the Pasco Municipal Code and is categorically exempt from SEPA review pursuant to WAC 197-11-800(6)(c)(i)–(iii). Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on March 11, 2026, to be included in the Hearing Examiner’s packet. If you have questions or wish to provide written comments on the proposal, please contact the Planning Division at (509) 544-4146, by email at barragani@pasco-wa.gov, by mail at P.O. Box 293, Pasco, WA 99301, or in person at 525 N. 3rd Avenue, 1st Floor (CED), Pasco, WA 99301. Please note that only written comments submitted prior to the meeting will be accepted and included in the official record. Oral testimony provided during the meeting will also be accepted and entered into the record at that time. General Location: The subject property is located in Pasco, WA 99301, generally north of Sandifur Parkway, west of Road 90, south of Ruven Street, and east of Road 92. If you wish to participate in the hearing virtually, please register at least 2 hours prior to the meeting at the following registration link: www.pasco-wa.gov/publiccomment After registering, you will receive a confirmation email containing information about joining the webinar. Estimated Date of the Decision: It is estimated that the Hearing Examiner will make a recommendation to City Council on the rezone within ten (10) working days of the public hearing. Prepared February 18, 2026 by: Ivan Barragan, Planner III, PO Box 293 Pasco, WA 99301-(509) 544-4146 The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability shall be excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require assistance to comment at this public meeting, please contact the Community Development Department at (509) 545-3441 or TDD (509) 585-4425 at least ten days prior to the date of the meeting to make arrangements for special needs. Page 2 of 2 REPORT TO HEARING EXAMINER PUBLIC HEARING City Hall – 525 North Third Avenue – Council Chambers March 11, 2026, 6:00 PM 1 MASTER FILE #: Z2026-001/Rezone C-1 & R-4 to Mixed Use APPLICANTS: Elite Investment Group, LLC C/o Trini Garibay 5804 Road 90, Suite A Pasco, WA 99301 PROPONENTS: Dennis Gisi 5109 N Rd 68 Ste E Pasco, WA 99301 Terry & Karen Gilmore 2101 N Columbia River Rd Pasco, WA 99301 REQUEST: Rezone: Recommendation to rezone C-1 (Retail Business) and R-4 (High Density Residential) to Mixed-Use. TIMELINE January 9, 2026 Application Submitted. February 23, 2026 Application Deemed Complete. February 25, 2026 Application Noticed for Public Hearing to Property Owners within 300 feet. February 25, 2026 Application Noticed for Public Hearing to the Tri-City Herald. March 5, 2026 Public Hearing Staff Report Published BACKGROUND 1. PROPERTY DESCRIPTION: Parcel No.: 116140049 (C-1 to Mixed-Use) Legal: LOT 2, BINDING SITE PLAN 2019-03 2 Property Size: Approximately 2.20 Acres (95,775 square feet) Parcel No.: 116140050 (R-4 to Mixed-Use) Legal: LOT 3, BINDING SITE PLAN 2019-03 Property Size: Approximately 2.49 Acres (108,539 square feet) General Location: The subject properties are located in Pasco, WA 99301, generally north of Wrigley Dr., west of Road 68, south of Sandifur Pkwy., and east of Road 76. Total Property Size: 4.49 acres 2. ACCESS: The sites will have access from Wrigley Dr. and Road 76. 3. UTILITIES: Municipal water is available in Wrigley Dr. and Road 76, and sewer is available in Wrigley Dr. 4. LAND USE AND ZONING: The subject properties are currently zoned C-1 and R-4. The applicant is requesting to rezone both parcels to Mixed Use. Both parcels are currently undeveloped. Surrounding properties are zoned and developed as follows: North: C-1 Retail Business Fire Station/ Water Tower East: C-1 Retail Business Medical facilities / Restaurant/ Commercial South: C-1 Retail Business Undeveloped/ Medical facilities/ Library West: R-1 Low Density Residential Single Family Dwellings 5. COMPREHENSIVE PLAN: The City’s Comprehensive Plan designates the subject property as Mixed Residential/Commercial. This designation allows for a mix of housing types, nonresidential and 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, consistent with Pasco Municipal Code (PMC) Table 25.215.015. Zoning districts implementing this land use designation include R-1 (Low Density Residential), R-2 (Medium Density Residential), R-3, R-4, C-1, O (Office), and Mixed Use (formerly known as “Waterfront”). 6. ENVIRONMENTAL DETERMINATION: The City has determined this proposal to be exempt under Washington Administrative Code 197-11-800 (6) Land use decisions. (c) Where an exempt project requires a rezone, the rezone is exempt only if: (i) The project is in an urban growth area in a city or county planning under RCW 36.70A.040; (ii) The proposed rezone is consistent with and does not require an amendment to the comprehensive plan; and (iii) The applicable comprehensive plan was previously 3 subjected to environmental review and analysis through an EIS under the requirements of this chapter prior to adoption; and the EIS adequately addressed the environmental impacts of the rezone. No further Washington State Environmental Policy Act (SEPA) review is required for this proposal. Analysis Elite Investment Group LLC, on behalf of the landowners, is requesting approval to rezone Parcel Nos. 116140049 (from C-1 to Mixed Use) and 116140050 (from R-4 to Mixed Use), totaling approximately 4.49 acres. While the existing zoning classifications are consistent with the City’s Comprehensive Plan designation, the applicant is requesting the Mixed Use district to allow greater flexibility in site design and permitted uses. The Mixed Use zoning district may reduce certain development constraints that could otherwise apply under the current zoning designations. The eventual development proposal is likely to include not only higher density residential uses but also commercial uses. The intent is to develop both parcels as one mixed use contiguous site. History In 1981, the subject properties were annexed into the City under Ordinance No. 2388 and assigned R-T (Residential Transition) zoning pursuant to Resolution No. 1396. In 2003, Ordinance No. 3615 rezoned both parcels from R-T to C-1. In 2025, Ordinance No. 4752 rezoned Parcel No. 116140050 from C-1 to R-4. The Site is undeveloped and is currently bare ground. Rezone Criteria The initial review criteria for considering a rezone application are explained in PMC. 25.210.030. The criteria are listed below as follows: 1. The date the existing zone became effective: Parcel No. 116140049 was assigned its current zoning designation in 2003. Parcel No. 116140050 was assigned its current zoning designation on January 12, 2025. 2. The changed conditions, which are alleged to warrant other or additional zoning: Since the 2003 zoning designation was established, the surrounding area has transitioned from low-density residential development and vacant fields to a more urban commercial environment, consisting of the development of commercial and medical facilities on adjacent parcels to the east, and south as well as municipal development of a fire station to the north. This evolution in land use patterns represents a material change in circumstances. 4 Additionally, the advent of a unique mixed-use development concept that takes advantage of the existing development patterns, requires an adjustment of the zoning designations in order for it to successfully move from concept to reality. The property proposed for the rezone is located between three roadways classified in the City of Pasco Transportation Systems Master Plan. Wrigley Dr. to the south is classified as a neighborhood collector, Sandifur Pkwy. to the north is classified as a major collector, and Road 68 to the east is classified as a minor arterial. As such, a mixed-use development concept is ideal given the existing transportation system capacity. 3. Facts to justify the change on the basis of advancing the public health, safety and general welfare: The proposed rezone advances the public health, safety, and general welfare by implementing the City’s Comprehensive Plan policies for coordinated growth and mixed-use development. The City of Pasco is required under state law to plan for and accommodate significant population growth. This rezone supports that requirement by allowing a mix of residential and commercial uses that promote housing diversity, economic vitality, and efficient land use patterns. By encouraging integrated development, the location of the rezoned parcels would offer walkable access to commercial and medical services, benefiting any future development of the property. Overall, the rezone furthers orderly growth consistent with the City’s adopted vision and long- term planning objectives. 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: The proposed rezone of one residentially zoned lot and one commercially zoned lot to a mixed- use designation is not anticipated to adversely impact the value or character of adjacent properties. The mixed-use zone allows continued residential use while maintaining commercial opportunities, functioning as a transitional area between residential and commercial development. As such, the rezone is consistent with the Comprehensive Plan and is not expected to negatively affect adjacent property values or neighborhood character. 5. The effect on the property owner or owners if the request is not granted: If the rezone request is denied, the subject property would remain limited to development under the existing zoning classifications. The residentially zoned portion would be restricted to residential development, while the commercially zoned portion could pursue mixed-use development through the special permit process, subject to additional review criteria. This would reduce development flexibility and may limit the land owner’s ability to develop the site in a contiguous, cohesive and economically viable manner. Denial would hamper the property’s development potential when compared to the proposed mixed-use designation. 6. The Comprehensive Plan land use designation for the property: The City of Pasco Comprehensive Plan designates the sites as Mixed Residential/Commercial. The proposed Mixed-Use zoning designation is permitted in accordance with PMC 25.215.015. 5 7. Such other information as the Hearing Examiner requires: The proposed rezone is consistent with and implements the Comprehensive Plan by aligning the zoning classification with the City’s long-range growth policies. The proposal aligns with the City’s housing capacity and economic vitality objectives and introduces flexibility to the site to promote development. The rezone satisfies the requirements of Washington’s Growth Management Act by maintaining consistency between the City’s Comprehensive Plan and zoning districts. STAFF FINDINGS OF FACT 1) Pursuant to PMC 25.210.040, Public notice for this hearing was mailed to property owners within 300 feet of the boundaries of the proposal on February 25, 2026, in compliance with this requirement. 2) Pursuant to PMC 25.210.040, Public notice for this hearing was published in the Tri- City Herald on February 25, 2026, in compliance with this requirement. 3) Pursuant to PMC 25.210.060(2), the Hearing Examiner’s rezone recommendation based on its findings and conclusions must be forwarded to the City Council. 4) The requested mixed-use zoning designation request is consistent with the Comprehensive Plan and aligns with the designated land use for the subject sites. TENTATIVE CONCLUSIONS BASED ON FINDINGS OF FACT Following the conclusion of an open record hearing on a property r ezone petition, the Hearing Examiner shall issue findings and conclusions based on the record, determining whether: (a) The proposal is in accord with the goals and policies of the Comprehensive Plan ; The Land Use Element of the Comprehensive Plan designates the sites as Mixed Residential/Commercial. The proposed mixed-use rezone is consistent with this Land Use Map designation and Comprehensive Plan Goal LU-5 Maintain a broad range of residential land use designations to accommodate a variety of lifestyles and housing opportunities; Policy LU-4-B Encouraging infill and higher density uses within proximity to major travel corridors and public transportation service areas; Policy LU-4-C Encouraging the development of walkable communities by increasing mixed-use (commercial/residential) developments that provide households with neighborhood and commercial shopping opportunities; Policy LU-4-D Designating areas for higher density residential developments where utilities and transportation facilities enable efficient use of capital resources; And Policy LU-6-A Encouraging commercial and higher-density residential uses along major corridors and leverage infrastructure availability. (b) The effect of the proposal on the immediate vicinity will be materially detrimental; 6 The proposed rezone is not expected to be materially detrimental to properties in the immediate vicinity. The parcels are located in an area where residential and commercial uses already exist in proximity to each other, divided by a local access road. The mixed-use designation allows for greater residential development on the site while permitting limited commercial activity consistent with surrounding development patterns. As a transitional area between residential and commercial districts, the mixed-use zone provides space for compatible, integrated uses that reduce the sharp separation between the two. Its range of permitted uses and development standards are designed to lessen impacts related to building scale, activity intensity, traffic, and site design. Given the levels of development on surrounding properties and the regulatory controls that apply to mixed-use development, the proposal is not anticipated to adversely affect the value, use, or character of adjacent properties. Therefore, the rezone would not result in a materially detrimental effect on the immediate vicinity. (c) There is merit and value in the proposal for the community as a whole; There is merit and value in the proposed rezone because it implements the Comprehensive Plan’s Mixed Residential/Commercial designation. The proposal supports a more efficient and integrated land use pattern, by allowing opportunities for residential and commercial development within the same area. By encouraging mixed-use development, the rezone advances housing availability, promotes economic activity, supports walkable access to surrounding services. (d) Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal; No conditions are necessary at the rezone stage. The proposed zoning classification establishes a regulatory framework but does not authorize specific development. Any future development of the sites will be subject to the applicable provisions of the Pasco Municipal Code and the City of Pasco Design and Construction Standards.(e) A concomitant agreement should be entered into between the City and the petitioner, and, if so, the terms and conditions of such an agreement. A concomitant agreement is not necessary for this proposal. The requested rezoning complies with all applicable City standards and requirements, and no additional terms or conditions beyond those already established in the PMC and adopted development regulations are warranted. Accordingly, no further commitments or agreements are required. RECOMMENDATION Staff recommends that the Hearing Examiner recommend that the City Council approve the assignment of Mixed Use zoning to Parcel Nos. 116140049 and 116140050, owned by Dennis Gisi and Terry and Karen Gilmore, totaling approximately 4.49 acres. REPORT TO HEARING EXAMINER PUBLIC HEARING City Hall – 525 North Third Avenue – Council Chambers March 11, 2026, 6:00 PM 1 MASTER FILE #: Z2026-002/Rezone C-3 to I-1 PROPONENT: Paul Knutzen 5401 Ridgeline Drive. Suite 160 Kennewick WA 99338 APPLICANT: Chavoshi LLC PO Box 3170 Pasco, WA 99302 REQUEST: Rezone: Recommendation to rezone C-3 (Retail Business) to I-1 (Light Industrial). TIMELINE February 2, 2026 Application Submitted. February 25, 2026 Application Deemed Complete. February 25, 2026 Application Noticed for Public Hearing to Property Owners within 300 feet. February 25, 2026 Application Noticed for Public Hearing to the Tri-City Herald. March 4, 2026 Public Hearing Staff Report Published BACKGROUND 1.PROPERTY DESCRIPTION: Parcel Nos.: 113493122, 113493140, 113493159, 113493131 Legal: LOTS 1, 9, 13, and 19, BLOCK 12, FREYS ADDITION, respectively Property Size: Approximately 2.37 acres (103,258.16 square feet) General Location: The subject property is addressed as 1010 N Oregon Ave. Pasco, WA 99301, generally west of N Oregon Ave., south of E Salt Lake St., north of E Spokane St., and east of the Burlington Northern and Santa Fe Railway (BNSF) 2.ACCESS: The has access from N Oregon Ave. and E Salt Lake St. 2 3. UTILITIES: Municipal sewer is available in the alley to the west the subject property and within E Salt Lake St. to the north. Municipal water is available within N Oregon Ave. east of the site and within E Salt Lake St. to the north of the property. 4. LAND USE AND ZONING: The site is currently zoned C-3, and the applicant is requesting a rezone to I-1. Surrounding properties are zoned and developed as follows: North: C-3 General Business/ Bus Service and Sales East: C-3 General Business/ Steel Recycling South: C-3 General Business/ Fencing Contractor’s Yard & Concrete Materials Supplier West: I-1 Light Industrial/ Bare ground & Industrial Equipment Rental 5. COMPREHENSIVE PLAN: The City’s Comprehensive Plan designates the site as Industrial, which supports Manufacturing, food processing, storage and wholesale distribution of equipment and products, hazardous material storage, and transportation related facilities. Permitted zoning designations within this land use category include I-1 (Light Industrial), I-2 (Medium Industrial), & I-3 (Heavy Industrial). 6. ENVIRONMENTAL DETERMINATION: The City has determined this proposal to be exempt under Washington Administrative Code 197-11-800 (6) Land use decisions. (c) Where an exempt project requires a rezone, the rezone is exempt only if: (i) The project is in an urban growth area in a city or county planning under RCW 36.70A.040; (ii) The proposed rezone is consistent with and does not require an amendment to the comprehensive plan; and (iii) The applicable comprehensive plan was previously subjected to environmental review and analysis through an EIS under the requirements of this chapter prior to adoption; and the EIS adequately addressed the environmental impacts of the rezone. No further Washington State Environmental Policy Act (SEPA) review is required for this proposal. Analysis Knutzen Engineering on behalf of the landowner is requesting to rezone Parcel Nos. 113493131, 113493159, 113493140, 113493122, from C-3 to I-1. The subject site comprises approximately 2.37 acres. Parcel 113493131 and parcel 113493159 are currently being combined by the Franklin County Assessor’s office into parcel 113493160. The existing C-3 zoning is not consistent with the City’s Comprehensive Plan. Approval of the requested rezone would bring the property into conformance with the adopted Comprehensive Plan land use designation. History In September 2020, a Non-Project Environmental Impact Statement (EIS) was completed for the City’s Comprehensive Plan. The EIS identified 7,768.43 acres of Industrial land within Pasco city limits. Alternative 3, which the city chose to pursue, “proposes to allow development to occur 3 within currently undeveloped or infill areas of the city and in smaller UGA area compared to Alternative 2”. This rezone would follow the City of Pasco’s chosen Alternative in allowing infill industrial development of several lots within city limits. The property was counted in the EIS as it was annexed into the City of Pasco in 1963 through Ordinance #1078. The property was developed as a car wash in 1992. Rezone Criteria The initial review criteria for considering a rezone application are explained in PMC. 25.210.030. The criteria are listed below as follows: 1. The date the existing zone became effective: The property has been zoned commercially since at least 1992; the property was annexed into the city in 1/15/1963 through ordinance #1078. 2. The changed conditions, which are alleged to warrant other or additional zoning: The applicant states “The rezone is necessary for the proposed project. The rezone will also align with the current comprehensive plan designation of “Industrial”, the current zone C-3 is a non- conforming zone for that land use.”. The applicant has met with city staff, in an official pre- application meeting, about changing the use of the property from a car wash to a soil testing company. To better align with the City’s Comprehensive Plan and support future intended development, the applicant is requesting a rezone from the current C-3 designation. The existing C-3 zone is intended as a commercial district and does not allow development consistent with the land use standards and density objectives of the Comprehensive Plan which designates the property as Industrial. 3. Facts to justify the change on the basis of advancing the public health, safety and general welfare: The existing C-3 zoning does not align with the adopted Comprehensive Plan land use designation, limiting the property’s ability to develop in a manner that promotes public health, safety, and general welfare. The proposed I-1 zoning would bring the property into conformance with the Comprehensive Plan, facilitating orderly, efficient industrial development that is compatible with surrounding uses. The rezone would support the following sections of the Comprehensive plan: Goal LU-6 Encouraging distinctive quality community and regional commercial and industrial developments that support the city’s overall development goals, Policy LU-6-E Supporting the growth Management Act’s goal to encourage growth, including industrial growth, in urban areas, and Goal ED-2 Assuring appropriate location and design of commercial and industrial facilities . 4 Additionally, the proposal is consistent with City Council–approved Comprehensive Plan amendments. These amendments have been determined to be in the public interest and supportive of the City’s objectives for an increase of industrial facilities, coordinated growth, and effective provision of public facilities. 4. The effect it will have on the value and character of the adjacent property and the Comprehensive Plan: The proposed Light Industrial (I-1) zoning supports commercial and industrial development that is compatible with neighboring properties, located to the north, south, east, and west of the subject property. By aligning with the Comprehensive Plan’s Industrial designation, the rezone promotes orderly and compatible growth while maintaining the area’s intended character. Any future development actions will be subject to review under the Pasco Municipal Code and possibly SEPA to ensure that potential impacts on the natural and built environment, as well as on adjacent property values, are properly identified and mitigated. 5. The effect on the property owner or owners if the request is not granted: If the rezone request is not granted, the subject site would limit the applicant. The applicant states the project of the soil testing facility would not move forward. The current C-3 zoning does not permit experimental laboratories, however laboratories are a permitted use in the I-1 zone. Under these standards, the site would remain as it is currently with a car/ truck wash. In addition, development under C-3 zoning would not meet the intended development pattern within the Comprehensive Plan’s designation of Industrial, further highlighting the inconsistency with the City’s adopted land use policies. 6. The Comprehensive Plan land use designation for the property: The City of Pasco Comprehensive Plan designates the site as Industrial. The proposed zoning designation of I-1 is consistent with the Industrial land use designation. 7. Such other information as the Hearing Examiner requires: The rezone application is consistent with and supports the intent of the Comprehensive Plan as well as the City Council’s goals. STAFF FINDINGS OF FACT 1) Pursuant to PMC 25.210.040, Public notice for this hearing was mailed to property owners within 300 feet of the boundaries of the proposal on February 25, 2026, in compliance with this requirement. 2) Pursuant to PMC 25.210.040, Public notice for this hearing was published in the Tri- City Herald on February 25, 2026, in compliance with this requirement. 3) Pursuant to PMC 25.210.060(2), the Hearing Examiner’s rezone recommendation based on its findings and conclusions must be forwarded to the City Council. 4) The requested I-1 zoning designation request is consistent with the Comprehensive Plan and aligns with the designated land use for the subject site. 5 TENTATIVE CONCLUSIONS BASED ON FINDINGS OF FACT Following the conclusion of an open record hearing on a property r ezone petition, the Hearing Examiner shall issue findings and conclusions based on the record, determining whether: (a) The proposal is in accord with the goals and policies of the Comprehensive Plan ; The Land Use Element of the Comprehensive Plan designates the site as Industrial. The proposed I-1 rezone is consistent with the Land Use Map designation and advances the goals and policies of the Comprehensive Plan. In particular, it supports Land Use Goal LU-6 which encourages distinctive quality community and regional commercial and industrial developments that support the city’s overall development goals, as well as Policy LU-6-E, which emphasizes support for the Growth management Act’s goal to encourage industrial growth in urban areas, and Goal ED-2 assuring appropriate location and design of commercial and industrial facilities. The rezone supports Land Use Goal LU-6 by changing the zone of the property to match both the character of the site and the Land use Map. The rezone supports Policy LU-6-E by zoning the property for industrial development within city limits on a property already served by city service and transportation network. The rezone supports Goal ED-2 by ensuring the industrial development is within an area bordered by the industrial zone, train tracks, and intense commercial activity. By aligning the zoning with the Comprehensive Plan designation, the rezone helps ensure orderly, compatible, and efficient development in the area. (b) The effect of the proposal on the immediate vicinity will be materially detrimental; The proposed zoning change is not anticipated to create materially detrimental impacts to the immediate vicinity. The requested I-1 designation is compatible with adjacent industrial and general commercial uses as well as being consistent with the Comprehensive Industrial land use designation. Any future development will be required to comply with all applicable City standards, including setbacks, landscaping, buffering, and traffic mitigation, ensuring that potential impacts on neighboring properties are minimized and appropriately managed. (c) There is merit and value in the proposal for the community as a whole; There is merit and value in the proposed rezone in that it aligns with the guidance of the Comprehensive Plan for the subject site. The Plan identifies the site for Industrial use and applying the I-1 zoning designation is consistent with that guidance. The rezone will create opportunities for industrial and business redevelopment and allowing for economic growth. Additionally, the proposal promotes planned and orderly redevelopment, and supports the long-term goals of the community, including ensuring the appropriate location, and development of Industrial uses within city limits. (d) Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal; No conditions are necessary as part of this rezone request. The application, as well as any future development, will be subject to the applicable provisions of the PMC and the City of Pasco Design and Construction Standards. Accordingly, the imposition of conditions at this stage is not warranted. 6 (e) A concomitant agreement should be entered into between the City and the petitioner, and, if so, the terms and conditions of such an agreement. A concomitant agreement is not necessary for this proposal. The requested rezoning complies with all applicable City standards and requirements, and no additional terms or conditions beyond those already established in the PMC and adopted development regulations are warranted. Accordingly, no further commitments or agreements are required. RECOMMENDATION Staff recommends that the Hearing Examiner recommend approval to the City Council to assign I-1 (Light Industrial) zoning to Parcel Nos. 113493131, 113493159, 113493140, 113493122 owned by Chavoshi LLC, consisting of approximately 2.37 acres. Community Development Department PO Box 293, 525 N 3rd Ave, Pasco, WA 99301 P: 509.545.3441 / F: 509.545.3499 Page 1 of 2 CITY OF PASCO NOTICE OF PUBLIC HEARING Si necesita ayuda para entender este aviso o necesita más información, por favor llame al Departamento de Desarrollo Comunitario y Económico de la Ciudad de Pasco a 509-545-3441. A public hearing with the Hearing Examiner will be held on March 11, 2026, at 6:00 pm. Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco, Washington. Z2026-002 Chavoshi LLC C-3 (General Commercial) to I-1 (Light Industrial): Notice is hereby given that the City of Pasco Hearing Examiner will hold a public hearing to consider a rezone application submitted by Paul Knutzen on behalf of Chavoshi LLC. The request proposes to rezone Parcel Nos. 113493131, 113493159, 113493122, and 113493140, equaling approximately 2.36 acres in size, from C-3 (General Business) to I-1 (Light Industrial). The subject property is addressed as 1010 N Oregon Ave. Pasco, WA 99301, generally west of N Oregon Ave, south of E Salt Lake St, north of E Spokane St. The proposal is subject to the provisions of the Pasco Municipal Code. This rezone is categorically exempt from SEPA review pursuant to WAC 197-11-800(6)(c)(i)-(iii). Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on March 11, 2026, to be included in the Hearing Examiner’s packet. If you have questions or wish to provide written comments on the proposal, please contact the Planning Division at (509) 543-5735, by email at bagleyj@pasco-wa.gov, by mail at P.O. Box 293, Pasco, WA 99301, or in person at 525 N. 3rd Avenue, 1st Floor (CED), Pasco, WA 99301. Please note that only written comments submitted prior to the meeting will be accepted and included in the official record. Oral testimony provided during the meeting will also be accepted and entered into the record at that time. If you wish to participate in the hearing virtually, please register at least 2 hours prior to the meeting at the following registration link: www.pasco-wa.gov/publiccomment After registering, you will receive a confirmation email containing information about joining the webinar. Estimated Date of the Decision: Hearing Examiner will render a Decision on the Preliminary Plat application within ten (10) days of the public hearing. Prepared February 20, 2026 by: James Bagley, Planner II, PO Box 293 Pasco, WA 99301 (509) 543-5735 The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability shall be excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require assistance to comment at this public meeting, please contact the Community Development Department at (509) 545-3441 or TDD (509) 585-4425 at least ten days prior to the date of the meeting to make arrangements for special needs. Page 2 of 2 The Pasco Municipal Code is current through Ordinance 4811, passed December 1, 2025. Disclaimer: The City Clerk’s office has the official version of the Pasco Municipal Code. Users should contact the City Clerk’s office for ordinances passed subsequent to the ordinance cited above. City Website: www.pasco-wa.gov City Telephone: (509) 544-3080 Hosted by General Code. 10.80.040 Truck routes. Any and all through truck traffic with a maximum gross weight of 14,000 pounds or more shall restrict their operation to the following routes or areas while in the City: (1) Lewis Street from west City limits to 20th Avenue; (2) 20th Avenue from Lewis Street to “A” Street; (3) “A” Street from 20th Avenue to east City limits; (4) 10th Avenue from “A” Street to Ainsworth Avenue; (5) Ainsworth Avenue from 10th Avenue to east City limits; (6) Maitland Avenue from Ainsworth Avenue to “A” Street; (7) Oregon Avenue from Oregon Street Interchange with SR 12 to “A” Street; (8) 4th Avenue from north City limits to 4th Avenue Interchange with SR 12; (9) All streets, roads and highways in area zoned either I-l or I-2; (10) Fourth Avenue from Ainsworth Avenue to “A” Street; (11) Heritage Blvd. from SR 12 interchange to “A” Street. [Ord. 3853, 2007; Ord. 2416 § 1, 1982; Ord. 1798 § 1, 1976; Code 1970 § 10.64.040; Code 1954 § 8-42.28.] Ch. 10.80 Restrictions on Street Use | Pasco Municipal Code Page 1 of 1 The Pasco Municipal Code is current through Ordinance 4811, passed December 1, 2025. REPORT TO THE HEARING EXAMINER City Hall – 525 North Third Avenue – Council Chambers WEDNESDAY March 11 2026 6:00 PM 1 MASTER FILE #: SP 2026-002 PROPONENT: Strizhak’s Haven Ranch LLC 105609 E Wiser Pkwy. Kennewick, WA 99338 APPLICANT: Scott Robinson 31500 Grape St. Suite 3-200 Lake Elsinore, CA 92532-9702 REQUEST: Special Permit: The construction of a Latter-day Saints church seminary building on a lot in a future subdivision. Timeline: February 18, 2026 Application Submitted December 25, 2026 Application Deemed Complete February 25, 2026 Notice of Public Hearing for SP2026-002 scheduled for March 11, 2026, was posted on the City of Pasco website, published in the Tri-City Herald Newspaper, and mailed to properties within 300 feet of the proposal. March 4, 2026 Public Hearing Staff Report Published BACKGROUND 1) PROPERTY DESCRIPTION: Abbreviated Legal: THAT PARCEL OF LAND LOCATED IN A PORTION OF THAT CERTAIN PARCEL OF LAND CONVEYED AS PARCEL C BY DEED RECORDED UNDER AUDITOR’S FILE NUMBER 1838729 RECORDS OF FRANKLIN COUNTY, WASHINGTON, LOCATED IN A PORTION OF SECTION 3, TOWNSHIP 9 NORTH, RANGE 29 EAST General Location: An unaddressed parcel north of Burns Rd. and east of Road 60. (Parcel# 114330043), Pasco, WA 99301 Property Size: 40.85 acres (1,770,608.99 Square Feet). The building will be built on a 15,025 sq.ft. lot to be subdivided as part of the Ravens Place subdivision. 2) ACCESS: The site is currently accessed from Road 60 and Burns Road to the south, after the division the site will be accessed by Bulldog Ln to the east. 2 3) UTILITIES: Municipal water is available in Road 60 to the southwest; municipal sewer is available to the north crossing to the north of the property. The site will served with both municipal water and sewer after the Ravens Place subdivision has finished final plat. 4) LAND USE AND ZONING: The property is zoned R-1 (Low Density Residential) and R-3 (Medium Density Residential) and is currently undeveloped. Surrounding properties are zoned and developed as follows: North: R-1 Low Density Residential East: R-1 Low Density Residential South: R-1 Low Density Residential, R-3 Medium Density Residential West: R-1 Low Density Residential 5) COMPREHENSIVE PLAN: The Comprehensive Plan designates the location as “Low Density Residential” and “Medium Density Residential”. Both Low Density Residential and Medium Density Residential are described as being for a variety of residential housing. The appropriate zoning districts in both Low Density Residential and Medium Density Residential designations are R-S-20; R-S-12; R-S-1; R-1; R-1-A; R- 1-A2; R-2; R-3; R-4; and RP. The residential zoning of this property allows unclassified use via a special permit. 6) ENVIRONMENTAL DETERMINATION: The Special Permit is exempt from SEPA due to the project meeting exemption requirements of WAC 197-11-800(6)(b). BACKGROUND Request The applicant proposes to construct an approximately 2,700 sq.ft. Latter-day Saints church seminary building on a lot that will be subdivided in the Ravens Place subdivision. Site The specific area of the project is currently bare ground. The site as a is an agricultural field that is in the process of being developed into a residential subdivision. After the subdivision the lot where the seminary building will be constructed will be 15.025 sq. ft. History The site was annexed on January 17, 2022, with Ordinance #4574. The zoning was established through ZD2021-003 as both R-1 and R-3. Before Annexation the site was the location of a center pivot irrigated field. Since annexation the site has started the process of subdivision through the City of Pasco. The preliminary plat for the Ravens Place subdivision was approved by the Hearing Examiner on November 21, 2024. After which Lots 370 and 371 were combined in a minor plat amendment to create Lot 1 on April 22, 2025. Phases 1 and 2 of the Ravens Place subdivision are, at the time of this report, undergoing Final Plat review by the City of Pasco. This Special Permit will be conditioned to ensure that only the future Lot 1 of the Ravens Place subdivision will be developed as a religious seminary building. The final plat for the Ravens Place subdivision, was submitted on December 18th of 2025 and is currently under review by the City of Pasco. Land Use Regulations Per PMC 25.200.010 Unclassified uses, due to their nature, are deemed to require special review to consider, 3 on a case-by-case basis, their impacts on adjacent uses, uses within the vicinity, and the infrastructure which would serve them. Unclassified uses may be permitted within any district where not otherwise prohibited. Per PMC 25.200.020(1) High schools, colleges, universities, vocational schools, business colleges and other similar academic or skills training facilities or institutions are considered unclassified uses and are eligible to be considered for a Special Use Permit by the Hearing Examiner. Per PMC 25.195.020(6) the Hearing Examiner has the authority to make decisions on Land Use Decisions described in PMC 2.50.080, such as special permits. STAFF FINDINGS OF FACT 1) An application was submitted on February 18, 2026. 2) Notice of the public hearing was posted on the City of Pasco website, published in the Tri-City Herald, and mailed to properties within 300 feet of proposal on February 25, 2026. 3) The proposed site is Parcel # 114330043 in Pasco, WA. 4) The site is zoned R-1 (Low Density Residential District) and R-3 (Medium Density Residential). 5) The specific area of the project is currently an agricultural field. The site is undergoing the subdivision process, known as Ravens Place, where the site for the subject proposal will be located on Lot 1 pending final plat approval. 6) Applicant proposes to develop a Latter-day Saints seminary building, a place of religious education. 7) The parcel is zoned R-1 (Low Density Residential) and R-3 (Medium Density Residential). 8) Schools and other similar academic facilities fall under the classification of an “Conditional Use” which may be permitted within the R-1 and R-3 zoning districts through a Special Permit. TENTATIVE CONCLUSIONS BASED ON FINDINGS OF FACT As per PMC 25.200.080, Upon conclusion of the open record hearing, the Hearing Examiner shall make and enter findings from the record and conclusions thereof as to whether or not: (1) The proposal is in accordance with the goals, policies, objectives, maps and/or narrative text of the Comprehensive Plan; Policy CF-2-A: Encourage growth in geographic areas where services and utilities can be extended in an orderly, progressive, and efficient manner. Policy LU-2-A: Maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure. Policy LU-3-B: Support existing and design future recreational, educational, and cultural facilities and services through the Capital Facilities Plan; dedication of land through the concurrency management process; and coordination with service providers. (2) The proposal will adversely affect public infrastructure; Access to the site is not currently developed, but the site will be accessed from Bulldog Ln, a future street in the Ravens Place subdivision. Utilities will be installed during the construction of civil improvements of the Ravens Place subdivision. Utilities will be available to the site and have been designed and constructed to accommodate current uses. The proposed use will not increase the need for infrastructure improvements and is unlikely to adversely impact the existing infrastructure. (3) The proposal will be constructed, maintained and operated to be in harmony with the existing or intended character of the general vicinity; 4 The properties in the general vicinity are a mixture of public and residential uses, with Sageview High School to the west across road 60. While the site is currently an agricultural field, phases 1 and 2 of the Ravens Place subdivision are currently being reviewed for completeness. The applicant states “Maintenance of the building and property will be a scheduled activity, currently contracted with maintenance professionals”. When constructed, the seminary building will be maintained and operated in harmony with the intended character of the general vicinity. The applicant states that all students attending the seminary will walk to the building. Staff anticipates that the majority of students will walk from the adjacent high school, while some students will drive. This traffic is not expected to be greater in nature than the residential traffic planned for the Ravens Place subdivision. The submitted site plans appear to be in harmony with the intended character of the general vicinity, but will be conditioned to meet screening standards, parking requirements, and setbacks. The applicant states that the building will reflect the design and nature of the nearby residences, staff agrees that the development, as conditioned, will be in harmony with the intended character of the general vicinity. (4) The location and height of proposed structures and the site design will discourage the development of permitted uses on property in the general vicinity or impair the value thereof; The proposed new seminary building will be subject to the Pasco Municipal Code. The proposed structure is approximately +/- 2700 sq. ft. and appears to be a single story in height. These dimensions would not discourage the development on adjacent properties. The applicant states “the design height and exterior appearance of the proposed building will be very similar to the adjoining residential properties.” This design choice will not discourage the development of permitted uses on surrounding properties. The proposed use, as conditioned, will not discourage development of permitted uses on property in the general vicinity or impair their value as the building will meet Pasco Municipal Code Standards. (5) The operations in connection with the proposal will be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district; The R-1 and R-3 zones allow for a multitude of residential uses, accessory, and conditional uses. After construction, the noise, fumes, dust, and flashing lights should not be any greater than anticipated in a residential zone as the proposed use does not generate any of these irritating factors. Traffic to the development will mainly consist of foot traffic and be during normal school hours, and is unlikely to be higher than normal for a residential zone, this foot traffic will be crossing from the adjacent Sageview Highschool to the seminary building for religious instruction. The applicant states that the seminary building will house one classroom. This size of structure is unlikely to generate foot traffic that would be more objectionable then other permitted uses in a residential zone. The development of a religious seminary building is unlikely to be objectionable to nearby properties, as conditioned. (6) The proposal will endanger the public health or safety if located and developed where proposed, or in any way will become a nuisance to uses permitted in the district. The proposal states an anticipated crosswalk will be established across road 60, aligned with Red Tail Dr, this crosswalk will serve as the main access for students to the proposed seminary building. The crosswalk will serve as the preferred route between Sageview Highschool and the proposed development. The City of Pasco Transportation Systems Master Plan (TSMP), Table 10 Functional Classifications of New Roadways, recommends that Road 60 north of Burns Rd be classified as a collector. Based on the recommendation of the TSMP, conditions will be added to this permit to ensure the safety of pedestrians crossing road 60. The proposal is required to adhere to the PMC including provisions such as the outdoor lighting and noise ordinances. If there were to be violations to these codes, then code cases may be initiated and remediating steps will be undertaken. Additionally, the use will be subject to periodic reviews for compliance with conditions imposed under the special permit. APPROVAL CONDITIONS 5 1) The special permit shall apply to Parcel # 114330043, and when subdivided will apply to Lot 1 of the Ravens Place subdivision and any subdivision thereof. 2) All lighting shall be directed downward and shielded in such a way that no light from the development encroaches onto another property. 3) The applicant shall install a crosswalk across Road 60 with Rapid Flashing Beacons. 4) All signge on the property shall be in conformance with PMC Title 17, particularly those provisions applicable to residentially zoned property. 5) Parking for the seminary building shall meet standards in PMC 25.185. 6) All landscaping shall meet standards in PMC 25.180, including parking lot landscaping. 7) The development shall meet all required building setbacks within PMC 25.22. 8) The site plan shall be developed in substantial conformity to the Special Use Permit application, site plan and any building plans submitted. 9) Any modification or change in the nature, character or intensity of the use may require additional review and/or Special Use Permits. 10) Applicant shall adhere to all Federal, State and City zoning, building, fire, and safety codes. RECOMMENDATION Staff recommends approval of a Special Use Permit located at Parcel # 114330043 to allow for the development of a religious seminary building with conditions as herein proposed. PCM 25.200.080 Findings of Fact Recommended Findings of Fact: (1) The proposal is in accordance with the goals, policies, objectives, maps and/or narrative text of the Comprehensive Plan. This proposed use is consistent with Comprehensive Plan’s goal of encouraging mixed uses, with educational (religious, in this case) and residential uses. It promotes the symbiotic relationship between the high school campus and the religious education for the youth of our faith. Policy LU-1-B states: “Enhance the physical appearance of development within the community. . . .” The construction of this structure in the character and design, etc., of the homes in the surrounding (new) development will reduce any potential visual impact by keeping the same scale and design concepts of those residences. LU-2-A Policy: Maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility . . . .” The proposed proximity of this ‘student use’ to the adjacent high school fosters the educational relationship. In addition to the pedestrian access of our high school students to the proposed Seminary building, there will, undoubtedly, be students from the surrounding neighborhood walking to the high school. LU-4-A Policy: “Reduce the dependency of vehicle travel, and encourage pedestrian and multi-modal options by providing compatible land uses in and around residential neighborhoods.” This proposal directly complies with this Comprehensive Plan policy, particularly with its emphasis on student foot traffic. (2) The proposal will NOT adversely affect public infrastructure. This property is proposed to be used for a religious classroom facility serving students from the adjacent high school. With, essentially, all related student traffic from and to the high school being on foot, there will be zero impact on public infrastructure. On-site parking will be limited to the very small staff, which will not exceed the amount of vehicle traffic of the adjacent residences. The number of vehicle trips per day is expected to be fewer than for a normal single-family residence. Public utilities utilized by the proposal will be of the same nature and connection sizes as the surrounding homes. (3) The proposal WILL be constructed , maintained and operated to be in harmony with the existing or intended character of the general vicinity. The building will reflect the design and nature of the nearby residences. The maintenance of the building and property will be a scheduled activity, currently contracted with maintenance professionals. The landscaping maintenance of this parcel will be equal to, or perhaps greater than, that of average residential properties. (4) The location and height of the proposed structures and the site design will NOT discourage the development of permitted uses on property in the general vicinity or impair the value thereof. The stated intention for the design height and exterior appearance of the proposed building will be very similar to the adjoining residential properties. The operations in connection with the proposal will NOT be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district. There will be no fumes, vibrations, dust, or flashing lights associated with the proposed use. Traffic to the site will be within the character of the residential neighborhood and noise will not be excessive when compared with typical residential uses. Vehicular traffic to the seminary will not exceed that of adjoining residential uses. The student foot traffic is proposed to enter the property from the west side, thereby minimizing related pedestrian traffic and any related noise within the adjacent neighborhood. AND (5) The proposal will NOT endanger the public health or safety if located where proposed, or in any way will become a nuisance to uses permitted in the district. It is anticipated that a cross walk will be established, crossing Road 60 (between the site and the adjacent high school), aligned with Red Tail Drive, at the corner of the proposed use, which will be used for the pedestrian crossing to the proposed Seminary structure. There are no other potential issues related to public health or safety associated with the proposal. PRELIMINARY PLAT/SUBDIVISION IMPROVEMENT MEMO TO: Pro Made Homes DATE: 04/22/2025 FROM: City of Pasco Planning Division PROJECT NO.: PP2022-006 SUBJECT: Findings PROJECT NAME: Raven Place Phases 1 & 2 The Raven Place Preliminary Plat was approved with conditions by the Hearing Examiner on November 21, 2024. Following that approval, the applicant, Pro Made Homes, submitted a proposed subdivision improvement under application number SDIV2025-002. The purpose of this memorandum is to provide Pro Made Homes with the City’s findings regarding the proposed changes to the Raven Place Preliminary Plat. Per PMC 21.25.080 (1) Minor adjustments may be approved by the Department. Those minor adjustments found are listed below: 1. Lots 370 and 371, as approved in the preliminary plat, have been combined into a single lot (Lot 1) as shown in the subdivision improvement plan. Additionally, Lot 370 was originally part of Phase 1, while Lot 371 was included in Phase 6 of the preliminary plat. The Planning Division has determined that the currently proposed adjustments do not constitute major changes. Therefore, the changes outlined above are considered minor in nature. As such, the city will make an administrative decision to accept the applicant’s proposed modifications to the preliminary plat and will administratively approve the updated preliminary plat and associated subdivision improvements. Sincerely, Ivan Barragan Ivan Barragan Planner II, City of Pasco 04/22/2025 Community Development Department PO Box 293, 525 N 3rd Ave, Pasco, WA 99301 P: 509.545.3441 / F: 509.545.3499 PUBLIC NOTICE Si necesita ayuda para entender este aviso o necesita más información, por favor llame al Departamento de Desarrollo Comunitario y Económico de la Ciudad de Pasco a 509-545-3441. A Public Hearing with the Hearing Examiner will be held on March 11,2026, at 6:00 pm Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco Washington. Proposal: Applicant Scott Robison, on behalf of the Strizhak’s Haven Ranch LLC, applied for a Special Use Permit (SP2026-002) for the construction of a religious seminary building. The project is located at 6420 Bulldog Lane, on a lot to be divided as part of the Ravens Place Subdivision, (Parcel #114330043) Pasco, WA 99301. Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on March 11, 2026, to be included in the Hearing Examiner’s packet. If you have questions or wish to provide written comments on the proposal, please contact the Planning Division at (509) 543-5735, by email at bagleyj@pasco-wa.gov, by mail at P.O. Box 293, Pasco, WA 99301, or in person at 525 N. 3rd Avenue, 1st Floor (CED), Pasco, WA 99301. Please note that only written comments submitted prior to the meeting will be accepted and included in the official record. Oral testimony provided during the meeting will also be accepted and entered into the record at that time. Estimated Date of the Decision: Hearing Examiner will render a Decision on the Preliminary Plat application within ten (10) days of the public hearing. Prepared February 20, 2026 by: James Bagley, Planner II, PO Box 293 Pasco, WA 99301 (509) 543-5735 The City of Pasco welcomes full participation in public meetings by all citizens. No qualified individual with a disability s hall be excluded or denied the benefit of participating in such meetings. If you wish to use auxiliary aids or require assistance t o 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. PASCO TRANSPORTATION SYSTEM MASTER PLAN 46TRANSPORTATION SYSTEM STANDARDS 4 T H A V E G L A D E R D COURT ST ARGENT RD R O A D 6 8 R A I L R O A D A V E SYLVESTER ST LEWIS ST O R E G O N A V E DENT RD KARTCHNERROAD CLARK RD A ST SANDIFUR PKWY BURNS RD BURDEN BLVDHARRIS RD RO A D 8 4 20THAVE 10TH AVE WERNETT RD POWERLINE RD AINS W O R T H S T C OMMERCIA L A V E COLUM B I A R I V E R SNAKE RIVER TRICITIES AIRPORT BR O A D M O O R B L V D BR O A D M O O R B L V D 182 395 397 395 12 397 240 395PASCO CITY LIMITS PASCO UGA STREET CLASSIFICATION: INTERSTATE OTHER FREEWAYS & EXPRESSWAYS RAMP PRINCIPAL ARTERIAL PRINCIPAL ARTERIAL, FUTURE MINOR ARTERIAL MINOR ARTERIAL,FUTURE COLLECTOR COLLECTOR, FUTURE NEIGHBORHOODCOLLECTOR NEIGHBORHOOD COLLECTOR, FUTURE LOCAL N FIGURE 16. RECOMMENDED ROADWAY FUNCTIONAL CLASSIFICATION PASCO TRANSPORTATION SYSTEM MASTER PLAN 47TRANSPORTATION SYSTEM STANDARDS TABLE 10. FUNCTIONAL CLASSIFICATION OF NEW ROADWAYS ROADWAY EXTENTS RECOMMENDED FUNCTIONAL CLASSIFICATION SANDIFUR PARKWAY EXTENSION Broadmoor Boulevard to New North-South Collector Principal Arterial DENT ROAD EXTENSION Burns Road to Harris Road Minor Arterial SANDIFUR PARKWAY EXTENSION New North-South Collector to Shoreline Drive Minor Arterial SANDIFUR PARKWAY EXTENSION New North-South Collector to Shoreline Drive Collector NEW NORTH-SOUTH COLLECTOR Dent Road to Harris Road Collector ROAD 84 EXTENSION Burns Road to Columbia River Road Collector CONVENTION DRIVE EXTENSION Burns Road to Clark Road Collector ROAD 60 EXTENSION Burns Road to Clark Road Collector DESERET DRIVE Dent Road to Road 52 Collector ROAD 76 EXTENSION Burden Boulevard to Argent Road Collector ROAD 90 EXTENSION Burns Road to UGA Neighborhood Collector THREE RIVERS DRIVE EXTENSION Road 68 to Rio Grande Lane Neighborhood Collector WRIGLEY DRIVE EXTENSION Clemente Lane to Road 68 Place Neighborhood Collector ROAD 52 EXTENSION Burns Road Deseret Drive Neighborhood Collector WERNETT ROAD EXTENSION Road 76 to Road 84 Neighborhood Collector