HomeMy WebLinkAboutPP2025-005 - decision 3.23.26CITY OF PASCO
LAND USE HEARING EXAMINER
IN THE MATTER OF ) FINDINGS OF FACT,
CONCLUSIONS OF LAW,
PP2025-005 ) DECISION AND
Desert Bloom Preliminary Plat ) CONDITIONS OF APPROVAL
THIS MATTER having come on for hearing in front of the City of Pasco Hearing Examiner on
March 11, 2026, the Hearing Examiner having taken evidence hereby submits the following
Findings of Fact, Conclusions of Law, Decision and Conditions of Approval as follows:
I. FINDINGS OF FACT
1. Applicant: Knutzen Engineering, CIO Nick Bonnington, 5401 Ridgeline Dr Ste 160,
Kennewick, WA 99338
2. Request: Preliminary Plat: Desert Bloom Preliminary Plat, proposing to subdivide Parcel No.
126160173 for the development of 122 residential lots. 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.
3. Timeline:
November 14, 2025
Preliminary Plat Application-PP2025-005 and SEPA Environmental
Checklist- SEPA202 5 -03 9, 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-CityHerald
February 27, 2026
Public Hearing Staff Report Published
4. BACKGROUND
4.1. Property Description:
PP2025-005
Desert Bloom Preliminary Plat
Page 1 of 10
4.1.1. Parcel:126160173
4.1.2. Abbreviated Legal: Short Plat 2022-32 Lot 1
4.1.3. 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.
4.1.4. Property Size: 18.6 acres
4.2. Access: The property will have access from Burns Road.
4.3. Utilities: Municipal water is available in Burns Road and Sandifur Parkway, and sanitary
sewer is available in Sandifur Parkway.
4.4. 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:
4.4.1. North: RS-20 Franklin County Suburban Zone/Single Family Dwelling Units
4.4.2. East: R-1 Low Density Residential/Single Family Dwelling Unit
4.4.3. South: R-T Franklin County Residential Transition/Agricultural
4.4.4. West: R-3 Medium Density Residential/Undeveloped
4.5. 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.
4.6. Environmental Determination: The City of Pasco is serving as the lead agency for this
proposal.
4.6.1. 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
43.2 1 C.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.
5. ANALYSIS
5.1. Lot & Right -of -Way Layout
5.1.1. 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.
PP2025-005
Desert Bloom Preliminary Plat
Page 2 of 10
5.1.2. 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.
5.1.3. 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.
1.4. 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.
5.2. Density: The proposed development results in an overall density of approximately 6.6
dwelling units per acre.
5.3. 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.
5.4. Pursuant to PMC 25.97.046(6), development applications are required to coordinate with
Ben Franklin Transit. Coordination occurred on January 28, 2026.
5.5. Utilities: Water, irrigation and sewer utilities will be extended to and through the public
right-of-way to serve all proposed lots.
5.6. 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.
5.7. Traffic: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.
5.8. Impact Fees: Traffic and park impact fees shall be collected for each lot prior to issuance
of building permits for new residential development.
6. An open record public hearing was held, after legal notice, on March 11, 2026.
7. At the public hearing, planning staff advised of a change to proposed Condition of Approval
No. 13. The updated language of the proposed condition read: "The City s Water
PP2025-005
Desert Bloom Preliminary Plat
Page 3 of 10
Comprehensive Plan identifies a 12-inch water main extending from Sandifur Parkway to
Burns Road within Desert Bloom property. The City Water Comprehensive Plan also shows
a 12 " transmission main running east -west from within the proposed Desert Bloom
Subdivision on Parcel #126-160-173 to the adjacent property to the west, which is undeveloped
at this time. The developer may propose alignments for these improvements that best service
the development, subject to review and approval by the City, and shall coordinate with the City
to ensure consistency with the Water Comprehensive Plan."
Appearing and testifying on behalf of the Applicant was Nick Bonnington, 5401 Ridgeline Dr.
Ste. 160, Kennewick, Washington. Mr. Bonnington testified that he was an agent authorized to
appear and speak on behalf of the property owner and Applicant. Mr. Bonnington stated that
he reviewed the staff report prior to the hearing; he agreed with the representations set forth
within the staff report; he did not object to the proposed Conditions of Approval. Mr.
Bonnington specifically testified in regard to Proposed Condition No. 13, that he had reviewed
the modified language presented by planning staff at the hearing, and did not object to it as
revised.
9. No member of the public testified at the hearing.
10. The following exhibits were admitted into the record:
10.1.
Exhibit A
Maps
10.2.
Exhibit B
Preliminary Plat
10.3.
Exhibit C
Application
10.4.
Exhibit D
Reports
10.5.
Exhibit E
Title Report
10.6.
Exhibit F
Public Notices
10.7.
Exhibit G
SEPA Documents
10.8.
Exhibit H
Traffic
10.9.
Exhibit I
Broadmoor Master Plan Road Sections
10.10.
Exhibit J
Resolution 4608-6-year TIP
10.11.
Exhibit K
Park Plan
10.12.
Exhibit L
Comments
10.13.
Exhibit M
Staff Report
10.14.
Exhibit N
Dept. of Transportation March 11, 2026 Comment
11. PMC 21.25.060 FINDINGS:
11.1. The proposed subdivision does make adequate provisions 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.
PP2025-005
Desert Bloom Preliminary Plat
Page 4 of 10
11.1.1. 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.
11.1.2. Water supplies and sanitary wastes: 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.
11.1.3. Sidewalks for safe walking conditions: 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.
11.1.4. Parks, playgrounds, and transportation: 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.
11.1.5. These improvements and requirements ensure the subdivision provides adequate
infrastructure and services consistent with public health, safety, welfare, and other
public needs.
11.2. The proposed subdivision does contribute to the orderly development and land use
patterns in the area.
11.2.1. 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.
11.2.2. 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.
11.2.3. 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.
11.3. The proposed subdivision does conform to the policies, maps and narrative text of
the Comprehensive Plan.
PP2025-005
Desert Bloom Preliminary Plat
Page 5 of 10
11.3.1. 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.
11.3.2. The proposal is consistent with applicable Comprehensive Plan policies, including:
11.3.2.1. 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.
11.3.2.2. 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.
11.3.3. Overall, the proposed subdivision is consistent with the Comprehensive Plan land
use designation, infrastructure planning, and adopted Broadmoor Master Plan.
11.4. The proposed subdivision does conform to the general purposes of any applicable
policies or plans which have been adopted by the City Council.
11.4.1. 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.
11.4.2. 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 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.
11.4.3. Accordingly, the proposed subdivision is consistent with adopted City Council
policies, plans, and implementing regulations governing development in the
Broadmoor area.
11.5. The proposed subdivision does conform to the general purposes of PMC Title 21.
PP2025-005
Desert Bloom Preliminary Plat
Page 6 of 10
11.5.1. 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.
11.6. The public use and interest will be served by approval of the proposed subdivision.
11.6.1. 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.
12. The City of Pasco Hearing Examiner considered all evidence within the record in rendering
this decision.
13. Any Conclusion of Law that is more correctly a Finding of Fact is hereby incorporated as such
by this reference.
II. CONCLUSIONS OF LAW
1. The Hearing Examiner has been granted the authority to render this decision.
2. As conditioned, this project is consistent with the Pasco Comprehensive Plan and Pasco
Municipal Code.
3. Any Finding of Fact that is more correctly a Conclusion of Law is hereby incorporated as
such by this reference.
III. DECISION
Based on the above Findings of Fact and Conclusions of Law, PP 2025-005 is hereby
APPROVED subject to the following Conditions of Approval.
IV. CONDITIONS OF APPROVAL
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:
PP2025-005
Desert Bloom Preliminary Plat
Page 7 of 10
1. "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 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 within Desert Bloom property. The City's Water
Comprehensive Plan also shows a 12-inch transmission main running east -west from within
the proposed Desert Bloom Subdivision on Parcel #126-160-173 to the adjacent property to
the west, which is undeveloped at this time. The developer may propose alignments for these
improvements that best service 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:
14.1. "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
PP2025-005
Desert Bloom Preliminary Plat
Page 8 of 10
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:
22.1. "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:
24.1. "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.
PP2025-005
Desert Bloom Preliminary Plat
Page 9 of 10
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.
Dated this — day of March, 2026
CITY OF PASCO HEARING EXAMINER, PRO TEM
J D. EYESTONE
Absent a timely appeal, this Decision is final'
I See Ch. 36.70C RCW (establishing a 21 day appeal period to superior court, and setting forth necessary review
contents, along with filing and service requirements).
PP2025-005
Desert Bloom Preliminary Plat
Page 10 of 10