HomeMy WebLinkAboutSP 2026-004 final decisionCITY OF PASCO
LAND USE HEARING EXAMINER
IN THE MATTER OF ) FINDINGS OF FACT,
CONCLUSIONS OF LAW,
SP 2026-004 ) DECISION AND
Wandering Juniper RV Park )
CONDITIONS OF APPROVAL
THIS MATTER having come on for hearing in front of the City of Pasco Hearing Examiner on May 13,
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: SCJ Alliance, C/O Liam Taylor, 108 N Washington St, Suite 300, Spokane, WA 99201
2. Request: Special Permit: Recreational Vehicle Park proposed at 434 E. Lewis Place, Pasco, Washington
(Parcel No. 113730151).
3. Timeline:
3.1. February 26, 2026 Special Permit Application-SP2026-004 and SEPA Environmental
Checklist-SEPA2026-004, submitted
3.2. March 19, 2026 Special Permit Application and SEPA Environmental Checklist were
Deemed Complete through the Notice of Application
3.3. April 14, 2026 SEPA Environmental Checklist Mitigated Determination Issued
3.4. April 23, 2026 Notice of Public Hearing for SP2026-004 Mailed to Properties Within 300
Feet of Proposed RV Park
3.5. April 26, 2026 Notice for Public Hearing Published in Tri-City Herald
3.6. April 30, 2026 Public Hearing Staff Report Published
4. SITE INFORMATION:
4.1. Address: 434 E Lewis Place
4.2. Parcel: 113730151
4.3. Abbreviated Legal: N2NE4SE4SW4 27-9-30, SUBJ TO EASE O/A ELY 30' & TOG WITH EASE
FOR I/E O/A ELY 30' NE2SE4SE4SW4 & SE4NE4SE4SW4
4.4. General Location: The subject area is located south of East Lewis Place, west of future South Road
40 East, and just southwest of U.S. Highway 12.
4.5. Property Size: 5.01 acres.
ACCESS AND UTILITIES: Access to the site will be provided via future South Road 40 East, which
is currently established through a 30-foot-wide road easement recorded under Auditor's File Number
323753. Municipal water and sanitary sewer service are available within this future roadway corridor
and are reserved through existing easements. The eastern portion of the right-of-way has already been
dedicated, contributing toward the full 60-foot corridor width.
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6. ZONING AND LAND USE: The subject property is zoned C-3 (General Business District). The site
is currently developed with relocatable office buildings, a double -wide manufactured home, and
associated accessory structures. Surrounding properties are zoned and developed as follows:
6.1. North: C-3 — General Business District / Truck driving school and flea market
6.2. East: C-3 — General Business District / Warehouse
6.3. South: R-I — Low Density Residential / Single-family detached dwellings
6.4. West: R-1 — Low Density Residential / Single-family detached dwellings
7. COMPREHENSIVE PLAN:
7.1. The City of Pasco Comprehensive Plan designates approximately the southwestern three-quarters
of the site as Low Density Residential and the northeastern quarter as Commercial.
7.2. The Commercial designation supports neighborhood, community, and regional shopping and
specialty centers, as well as business parks, service, and office uses. This designation may
correspond to the Office (0), Business Park (BP), C-1 (Retail Business), C-2 (Central Business),
C-3 (General Business), and CR (Commercial Regional) zoning districts.
7.3. The Low Density Residential designation supports a range of housing types at densities of 3 to 6
dwelling units per acre. This designation may correspond to the R-S-12 (Suburban), R-S-I
(Suburban), R-1, R-1-A (Low Density Residential Alternate), and R-1-A2 (Low Density
Residential Alternate) zoning districts.
8. ENVIRONMENTAL REVIEW (SEPA):
The City of Pasco is serving as the lead agency for this proposal.
Based on review of the submitted SEPA checklist (SEPA2026-004) and other information on file,
the City determined on April 14, 2026 that the proposal is not likely to result in significant adverse
environmental impacts. Accordingly, an Environmental Impact Statement (EIS) is not required
pursuant to RCW 43.2 1 C.03 0(2)(c).
A Mitigated Determination of Non -Significance (MDNS) has been issued under the optional DNS
process in WAC 197-11-355, and no additional comment period will be provided. All supporting
materials are available for public review upon request. There has been no appeal filed on the SEPA
Determination.
8.1
8.2.
8.3.
9. PROJECT DESCRIPTION
9.1. Request
9.1.1.The applicant requests approval to construct a recreational vehicle (RV) park at 434 E. Lewis
Place (Parcel No. 113730151). The proposal includes development of an 88-site RV park,
along with 13 additional parking stalls, including one ADA-accessible stall and two electric
vehicle (EV) charging stations. Each RV site is proposed to have a minimum width of 24 feet.
9.1.2.The project also includes construction of an approximately 2,400-square-foot support
building to accommodate office space, recreational amenities, eight individual shower units,
laundry facilities, a dog wash station, and propane sales. Additional site improvements
include landscaping, a designated dog park, and outdoor recreation areas. Proposed signage
includes an entry monument sign and internal wayfmding signage.
9.1.3.The applicant has identified areas where the proposal may not fully comply with applicable
provisions of PMC 25.160, or where the technical writing of the code is ambiguous and the
proposed design is intended to meet the spirit of the code. These items are addressed in the
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Hearing Examiner Findings of Fact below and documented within the record admitted at the
open record public hearing held May 13, 2026.
9.2. History
9.2.1.The subject property was annexed into the City of Pasco on July 18, 1994, through Ordinance
No. 3033. The C-3 (General Business District) zoning designation was subsequently applied
through Resolution 2122 and has remained in place since that time. The Comprehensive Plan
land use designation has changed since 1980, when it was designated industrial, but has
remained consistent since 2004.
9.2.2.Historical aerial imagery and property records indicate the site has been used for single-family
residential purposes, including placement of a double -wide manufactured home, throughout
the period of available records.
9.2.3.More recently, Building Permit B25-0133 was issued to B4 Development and Consulting,
LLC for demolition of outbuildings, decks, sidewalks, and asphalt surfaces. That permit
expired on July 28, 2025. Permit records indicated that one structure would remain. However,
available documentation does not clearly identify which structure was intended to remain on
site. The Applicant's site plan does not show an existing structure remaining on site.
9.3. Site Design and Layout
9.3.1.The proposed RV park includes a single primary access point from future South Road 40 East.
The site plan identifies this access as "E. Lewis Place". However, because the frontage is
along the north —south segment of the planned roadway extension, the correct designation is
South Road 40 East. The primary entrance is proposed at a width of 32 feet.
9.3.2.The internal circulation system consists of three east —west private roads. The two northern
roads are proposed at 28 feet in width, while the southern road is proposed at 14 feet in width.
9.3.3.The development includes a total of 88 RV sites, along with 13 additional parking stalls,
including one ADA-accessible stall and two electric vehicle (EV) charging stations. Each RV
site is proposed to have a minimum width of 24 feet.
9.3.4.A minimum 10-foot-wide landscaped perimeter buffer is proposed around the site. A
perimeter fence is also proposed to provide visual screening.
10. Pursuant to Pasco Municipal Code (PMC) 25.160.040(3), recreational vehicles are prohibited from
being used as a primary residence unless compliant with PMC 19.30.080. The code further provides
that occupancy exceeding 180 days within any 12-month period constitutes permanent occupancy.
11. Pursuant to PMC 25.160.040(4), no external appurtenances, including but not limited to carports,
cabanas, or patios, may be attached to a recreational vehicle while located within a park, except for
portable awnings and screens that are attached to and carried with the vehicle. The code further requires
that any such appurtenances be properly permitted and comply with all applicable building and safety
requirements.
12. Pursuant to PMC 25.160.040(5), no space within a recreational vehicle park shall be rented for any
purpose other than those expressly permitted by the provisions of this chapter.
13. Pursuant to PMC 25.160.040(6), no person, company, or corporation shall establish or modify a
recreational vehicle park without first complying with the provisions of this chapter.
14. Pursuant to PMC 25.160.050, all required site improvements and conditions of the Special Permit must
be completed prior to occupancy of any recreational vehicle space.
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15. Pursuant to PMC 25.160.030, a Special Use Permit is required for the establishment of a recreational
vehicle park.
16. Recreational vehicle parks are permitted within the C-3 (General Business District) zoning district,
subject to approval of a Special Use Permit, pursuant to PMC 25.160.060.
17. The proposed development results in an overall density of approximately 17.6 units per acre and is
consistent with PMC 25.160.070(1).
18. The proposed layout does not fully demonstrate compliance with PMC 25.160.070(2), which requires
a minimum side -to -side separation of 15 feet and end -to -end separation of 12 feet between RV units.
While site widths meet the minimum 24-foot requirement, spacing between units is deficient in certain
areas and the Applicant will be required to correct these deficiencies to comply with the Code.
19. The placement of the proposed pylon sign, landscaping, and perimeter fencing near the site entrance
will likely obstruct visibility and therefore does not demonstrate compliance with PMC 25.160.070(3),
which requires that no material impediment to visibility be created within 100 feet of the intersection.
The Applicant shall make necessary changes, approved by the City, to ensure that sight distance is
maintained for safe and convenient vehicle movement.
20. The proposal provides parking at a ratio consistent with PMC 25.160.070(4).
21. While internal road widths meet minimum dimensional standards, one-way roads are permitted only
where drive -through RV spaces are provided. This has not been demonstrated. The proposed 14-foot-
wide one-way road raises concerns regarding compliance and safe vehicle maneuvering for recreational
vehicles and must be corrected by the Applicant and approved by the City.
22. The proposal does not demonstrate compliance with the minimum open space requirement of PMC
25.160.070(6), which requires 20 percent of the site to be dedicated to recreational use, or 15 percent
where qualifying amenities are provided. The applicant has provided a summary demonstrating how
the Applicant believes that the open space requirements are met (see Exhibit 8). The Applicant requests
inclusion of the required perimeter buffer, (which is required by the PMC) to be included toward the
project's open space calculation. While the code does not expressly allow the required buffer to be
combined with open space. However, the Hearing Examiner would have considered the buffer as
meeting open space intent if it included a trail and the required landscaping. As currently proposed, the
trail surface is gravel. Pursuant to PMC 25.160.070(6), qualifying open space must be accessible to all
users. As proposed, the current surface of the proposed trail does not support accessibility and therefore
the buffer area is not to be counted toward the open space requirement. PMC 25.160.070 (6) provides
that the purpose of the open space requirement is to provide an area, on site, for the recreational use of
all of the park occupants for passive or active recreation. Buffer areas do not support this purpose and
therefore are not to be included in any calculation of open space. The proposed roof top pickleball
court, accessible only by stairs, also does not qualify as open space as it is not available to "all residents
of the park". The Hearing Examiner finds that the phrase "all residents of the park" include mobility
handicapped occupants and access only by stairs renders this space inaccessible to those mobility
handicapped park residents. Therefore, this rooftop area is likewise not to be included in any
calculation of open space.
23. The proposed landscape plan provides one shade tree per recreational vehicle space, which exceeds the
minimum standard of one shade tree for every three recreational vehicle spaces.
24. Setbacks are consistent with PMC 25.160.070(7).
25. The proposal includes a perimeter gravel walkway within the required buffer. However, as found in
Finding of Fact 22, this area, as proposed, does not satisfy the requirements to be included as open
space. Additionally, the proposed buffers do not demonstrate compliance with the requirements set forth
in PMC 25.160.070(8)(a) and (b), including required tree quantity and distribution. SP2026-004
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26. A perimeter screening wall is proposed and meets the intent of PMC 25.160.070(8)(c). The reduced
setback along South Road to the southEast has . However, the Hearing Examinereen previously reviewed and would notported by e that it does nto ot
with adjacent development
meet standard setback requirements.
27. The proposed clubhouse does not demonstrate compliance with PMC 25.160.070(8)(e), which requires
border and foundation plantings on at least two sides of the building.
28. Solid waste disposal areas must be provided in accordance with PMC 25.160.070(11)(f), which requires
refuse containers to be located throughout the park in convenient locations, screened from public view
on three sides, and include at least one large container (four cubic yards or greater) near the management
building. The proposal does not demonstrate compliance with required screening provisions.
29. All signage must comply with PMC Title 17.
30. While the City has indicated flexibility regarding the sanitary dumping station requirement as each RV
pad has its own sewer connection and an additional publicly accessible sewer dump provides no
tangible benefit to the park or the community, the proposal still does not demonstrate compliance with
PMC 25.160.070(11)(e)
31. Stormwater drainage must be contained on -site and is subject to review and approval by the City
Engineer in accordance with PMC 25.160.070(12).
32. All RV sites must include hard -surfaced pads consistent with PMC 25.160.070(13). Compliance is
subject to verification at the civil plan review stage.
33. Accessory uses, including the proposed clubhouse, are permitted pursuant to PMC 25.160.080(1).
Based on 88 RV sites, a minimum of four restroom and shower facilities per gender is required under
PMC 25.160.080(3), which is reflected in the proposal.
34. The site plan identifies a clubhouse that includes required restrooms, an office, a lounge area, a fitness
room (280 sq ft), a dog wash (180 sq ft), and a shop. Interior spaces that are not intended for active or
passive recreation for all park residents do not qualify toward the open space requirement.
35. The landscape plan identifies a dog park area surfaced with gravel ground cover and limited tree
planting. As currently proposed, the dog park surface consists of gravel. The code does not appear to
prohibit the use of gravel within the dog park as opposed grassi openary open space accessible to all
as set forth above, pursuant to PMC 25.160.070(6), qualifying p s pace must
users. Providing paved pathways or incorporating a stabilized aggregate surface for circulation into and
around the gravel area that would better support accessibility for all park residents would meet this
recreational use purpose.
36. The applicant will be required to comply with PMC 25.160.090, which mandates on -site management
availability 24 hours per day, seven days per week.
37. Recreational vehicle parks are classified as R-I occupancy in accordance with the 2021 International
Building Code (IBC).
38. Right-of-way improvements will be required in accordance with PMC 12.36.050. The City is
coordinating with the applicant, as South Road 40 East is a planned City project anticipated for
completion in Spring 2027.
39. The site will be served by a single master water meter.
40. Fire access requirements include the provision of internal fire hydrants. The Fire Department has
indicated that three internal hydrants are required, to be located along each internal street at
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approximately the midpoint (approximately 300 feet) of fire department access roads. Engineering has
noted that final hydrant placement and system design will be confirmed during civil plan review. All
required hydrants shall be City -owned and located within dedicated easements, and the water lines
serving them shall be constructed as City mains within dedicated easements. All improvements shall
comply with applicable City codes and standards at the time of permitting. Standard easement templates
are available from the City. The Applicant has argued that only one fire hydrant should be required. If
the Pasco Fire Marshall agrees, in writing provided to Community and Economic Development Staff,
that less than 3 hydrants are required, in their professional opinion and as allowed by the PMC, then
less than 3 hydrants shall be required at locations determined by the Fire Marshall.
41. The preliminary site plans submitted with the Special Use Permit application are conceptual in nature
and have not been formally reviewed or approved for construction. Separate civil plan review and
permitting will be required.
42. During detailed plan review, if existing or proposed water infrastructure is found not to meet current
City standards, additional easements or improvements may be required.
43. The proposal does not clearly demonstrate turning radii for internal circulation. Therefore, additional
detail will be required to demonstrate adequate vehicle maneuvering for RVs and emergency access.
44. The existing address of 434 E. Lewis Place may require modification or retirement if South Road 40
East is constructed and connected as planned. Final addressing will be subject to review and approval
by Emergency Services, Public Works, and the Fire Marshal.
45. The proposal, as submitted, does not fully demonstrate compliance with all applicable provisions of
PMC 25.160 and could be denied on this basis. However, the identified deficiencies are capable of
being addressed through conditions of approval.
46. As per PMC 25.200.080, upon conclusion of the open record hearing, the Hearing Examiner, in this
decision, has made findings from the record and conclusions thereof as to whether or not:
46.1. The proposal is in accordance with the goals, policies, objectives, maps and/or
narrative text of the Comprehensive Plan;
46.1.1. The subject property is designated approximately three-quarters Low Density Residential
and one -quarter Commercial under the Comprehensive Plan. While the entire site is zoned C-
3 (General Business District), which does not fully align with the underlying land use
designations, the existing zoning allows consideration of a recreational vehicle park through
the Special Use Permit process.
46.1.2. The proposed use provides a form of transitional and flexible housing that can be
compatible within areas planned for a mix of residential and commercial activity, particularly
given the site's proximity to U.S. Highway 12 and surrounding mixed development patterns.
46.1.3. The proposal supports Comprehensive Plan policies related to efficient land use and the
provision of a range of housing types. However, consistency with the Comprehensive Plan is
also dependent on site design and operational characteristics, which must comply with
applicable standards to ensure compatibility with surrounding properties and to achieve the
intent of the Comprehensive Plan.
46.2. The proposal will adversely affect public infrastructure;
46.2.1. The proposal is not anticipated to adversely affect public infrastructure, provided that
required improvements and applicable standards are met.
46.2.2. The development will be required to comply with all applicable City codes and standards
related to utilities, fire protection, stormwater, and access. Public infrastructure, including
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water, sewer, and roadway systems, will be evaluated in detail during civil plan review, and
any necessary improvements or mitigation will be required as a condition of development.
46.2.3. The City is currently coordinating with the applicant regarding South Road 40 East, which
is a planned public roadway project anticipated for completion in Spring 2027. Final access,
right-of-way improvements, and utility connections will be subject to further review and
approval.
46.2.4. While the proposal does not appear to result in adverse impacts to public infrastructure at
this stage, compliance with all applicable requirements, including fire flow, hydrant
placement, stormwater management, and utility capacity, will be necessary to ensure adequate
service is maintained.
46.3. The proposal will be constructed, maintained and operated to be in harmony with the
existing or intended character of the general vicinity;
46.3.1. The proposal can be constructed, maintained, and operated in a manner that is generally in
harmony with the existing and intended character of the surrounding area, subject to
compliance with applicable standards.
46.3.2. The subject property is located within the C-3 (General Business District) and is
surrounded by a mix of commercial and residential uses, including commercial operations to
the north and east, and low -density residential development to the south and west. The
proposed recreational vehicle park represents a use that can function as a transitional land use
between these differing zoning districts.
46.3.3. Compatibility with the surrounding residential properties will depend on the site design
and operational characteristics of the development, including compliance with requirements
related to setbacks, landscaping, screening, lighting, and circulation. As proposed, the
development does not fully demonstrate compliance with applicable standards, and
modifications are required to ensure compatibility with adjacent residential uses and
consistency with the intended character of the area.
46.4. 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;
47. The location and height of proposed structures are not anticipated to discourage the development
of permitted uses on adjacent properties or impair property values, provided the development
complies with applicable standards.
47.1.1. The subject property is zoned C-3, which allows a maximum building height of 45 feet.
The applicant has indicated that this height will not be exceeded. Based on the preliminary
information, the scale of the proposed structures does not appear inconsistent with the range
of development permitted within the zoning district.
47.1.2. The surrounding area includes a mix of commercial and residential uses. While the
proposed use introduces a different development pattern, potential impacts related to building
placement, height, and site design can be mitigated through compliance with applicable
requirements, including setbacks, landscaping, and screening.
47.1.3. Final determination of compatibility will be subject to detailed plan review to ensure that
the development does not adversely affect adjacent properties or discourage future permitted
uses in the vicinity.
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47.2. The operations in connection with the proposal will be more objectionable to nearby
properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would
be the operation of any permitted uses within the district; and
47.2.1. The operations associated with the proposal are not anticipated to be more objectionable to
nearby properties by reason of noise, fumes, vibrations, dust, traffic, or lighting than
permitted uses within the C-3 zoning district, provided the development complies with
applicable standards.
47.2.2. The C-3 district allows a range of commercial uses that may generate higher levels of
activity and associated impacts. The proposed recreational vehicle park is generally lower in
intensity compared to many permitted commercial uses within the district.
47.2.3. However, due to the proximity of low -density residential properties to the south and west,
potential impacts related to noise, lighting, and traffic should be carefully addressed through
site design and operational controls. Compliance with applicable standards related to
buffering, screening, lighting, and circulation will be necessary to ensure compatibility with
adjacent residential uses.
47.3. 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.
47.3.1. The proposal is not anticipated to endanger public health or safety, nor become a nuisance
to permitted uses within the district, provided it is developed in compliance with applicable
standards.
47.3.2. The proposed recreational vehicle park must meet all applicable requirements related to
fire access, utilities, stormwater management, and site design. These elements will be
reviewed in detail during civil plan review and permitting to ensure adequate service levels
and safe operation.
47.3.3. While the proposed use is permitted within the C-3 zoning district through the Special Use
Permit process, compatibility with adjacent residential properties will depend on compliance
with standards related to buffering, screening, lighting, and circulation. As currently
proposed, several aspects of the development do not fully demonstrate compliance with
applicable standards; however, these deficiencies can be addressed through the conditions of
approval.
47.4. The identified deficiencies range from site design details to broader layout constraints
that affect overall compliance. Given the extent of these deficiencies, staff recommends
approval subject to conditions requiring substantial revisions to the site plan to achieve full
compliance with applicable standards.
47.5. The conditions of approval are intended to ensure that the proposal will comply with
all applicable provisions of PMC 25.160 prior to development and permit issuance.
48. An open record public hearing was held, after legal notice, on May 13, 2026.
49. Appearing and testifying on behalf of the Applicant were the following individuals:
49.1. John Scheline. Mr. Scheline testified that he was an agent authorized to appear and speak
on behalf of the Applicant and property owner. Mr. Scheline testified consistent with the
application materials and Exhibits 4 and 8, (the narrative submitted by the Applicant) admitted
into the record. He testified that the Fire Marshall had verbally told him that only one fire hydrant
was acceptable to the Fire Marshall and therefore complies with the code.
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49.2. Liam Taylor. Mr. Taylor also testified that he was an agent authorized to appear and speak
on behalf of the property owner and applicant. Mr. Taylor provided argument as to why the
proposed 14 foot wide one way drive that serves both pull -through sites and back -in sites is
appropriate. He also claimed that the rooftop pickle ball court should be included in the open
space calculation. Finally he discussed the fencing being set back 15 feet from a major street
arguing that "major street" is not defined by the PMC. He discussed the sight triangle requirements
set forth in proposed condition number 9, and argued that proposed conditions 7 and 8 are
redundant.
49.3. Scott Rivas. Mr. Rivas also testified that he was an agent authorized to appear and speak
on behalf of the property owner and applicant. He is the civil engineer for the project. Be argued
that only one fire hydrant should be required and that the clear view sight triangles are calculated
according to the provisions of the PMC.
50. No member of the public testified at this hearing.
51. The following exhibits were admitted into the record:
51.1. Ex. A Maps
51.2. Ex. B Preliminary Plans
51.3. Ex. C Application
51.4. Ex. D Supplemental Attachment
51.5. Ex. E Public Notes
51.6. Ex. F SEPA Documents
51.7. Ex. G Comments
51.8. Ex. H Open Space Narrative —Applicant
51.9. Ex. I Staff Report
51.10. Ex. J Remainder of planning staff file
52. The City of Pasco Hearing Examiner considered all evidence within the record in rendering this
decision.
53. Any Conclusion of Law that is more correctly a Finding of Fact is hereby incorporated as such by this
reference.
H. 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, SP 2026-004 is hereby APPROVED
subject to the following Conditions of Approval.
IV. CONDITIONS OF APPROVAL
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1. Prior to issuance of any construction permits, the applicant shall submit a revised site plan for review
and approval by the Community and Economic Development Director demonstrating full compliance
with PMC 25.160, including but not limited to:
1.1. Minimum spacing requirements between recreational vehicle units (side -to -side and end -to -end)
1.2. Minimum required open space
1.3. Landscaping and buffering standards
1.4. All applicable dimensional requirements for individual RV spaces
1.5. The revised site plan shall clearly depict all required measurements and calculations. Failure to
demonstrate compliance with these standards to the satisfaction of the City prior to permit
issuance shall result in permit denial.
2. Prior to issuance of any construction permits, the applicant shall submit a revised internal circulation
plan, subject to review and approval by the City, demonstrating safe and functional vehicular
movement throughout the site. The plan shall:
2.1. Eliminate or adequately mitigate backing maneuvers within internal one-way drive aisles, unless
specifically approved by the City based on demonstrated compliance with PMC 25.160 and
applicable local, state, and federal regulations
2.2. Demonstrate that all circulation areas comply with PMC 25.160 and applicable local, state, and
federal regulations
2.3. Clearly identify direction of travel, turning movements, and access points
2.4. if the proposed circulation cannot be redesigned to meet applicable safety and functionality
standards, additional review through the Special Use Permit process may be required.
3. The proposed screening wall shall be 6 feet tall in accordance with PMC 25.160.070(8)(c).
4. The RV park shall be developed in substantial conformance with the approved site plan, except as
modified by these Conditions of Approval. In the event of a conflict, these Conditions of Approval
shall control.
5. Prior to civil plan approval, the applicant shall demonstrate compliance with the spacing requirements
identified in Condition I and PMC 25.160.070(2), including minimum side -to -side separation of 15
feet and end -to -end separation of 12 feet between RV units.
6. The applicant shall demonstrate compliance with open space requirements under Condition I and
PMC 25.160.070(6) by providing a minimum of 20 percent open space (or 15 percent if qualifying
amenities are provided). Open space areas shall be clearly identified, dimensioned, and designed for
recreational use accessible and usable for active or passive recreation by all park residents, including
those suffering from mobility or other handicaps. Required setbacks, perimeter buffers, and
circulation areas shall not be counted toward the open space requirement.
7. Adjustments necessary to achieve compliance with PMC 25.160, including spacing, open space, and
internal circulation, shall be made. The total number of RV sites shall be reduced as necessary to
achieve compliance with these requirements.
8. The applicant shall provide turning movement diagrams demonstrating adequate circulation for
recreational vehicles and emergency vehicles, subject to review and approval by the City Engineer
and Fire Department.
9. Sight distance at the site entrance shall comply with PMC 25.160.070(3). The placement of signage,
fencing, and landscaping shall be adjusted as necessary to ensure unobstructed visibility.
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10. The applicant shall provide a revised landscaping plan demonstrating compliance with PMC
25.160.070(8)(a) and (b), including required trees and shrubs within perimeter buffers at specified
intervals.
11. The clubhouse building shall include border and foundation plantings on at least two sides in
accordance with PMC 25.160.070(8)(e).
12. All solid waste disposal areas shall be screened from public view on three sides and located in
convenient areas throughout the park, including at least one large container near the management
building, in compliance with PMC 25.160.070(l1)(f).
13. All stormwater shall be managed on -site in accordance with PMC 25.160.070(12) and City standards,
subject to approval by the City Engineer.
14. The site shall be served by a single master water meter unless otherwise approved by the City.
15. If required during plan review, additional easements and infrastructure improvements shall be
provided to meet current City standards.
16. A minimum of three internal fire hydrants shall be installed along internal roadways, generally
located at approximately 300-foot intervals and at midpoints of fire access roads, subject to Fire
Department approval. If the Pasco Fire Marshall agrees, in writing provided to Community and
Economic Development Staff, that less than 3 hydrants are required, in their professional opinion and
as allowed by the PMC, then less than 3 hydrants shall be required at locations determined by the Fire
Marshall.
17. Fire access, fire flow, and hydrant placement shall be reviewed and approved by the Fire Department
prior to construction.
18. Right-of-way improvements shall be provided in accordance with PMC 12.36.050 and City standards.
The Applicant shall coordinate and cooperate with the City regarding the future construction of South
Road 40 East.
19. All signage shall comply with PMC Title 17.
20. Final addressing shall be subject to review and approval by Emergency Services, Public Works, and
the Fire Marshal.
21. The applicant shall comply with PMC 25.160.090, requiring on -site management availability 24
hours per day, seven days per week.
22. All civil engineering plans shall be prepared, stamped, and signed by a Professional Engineer licensed
in the State of Washington.
23. Final design and construction plans shall be subject to full review and approval through the City's
civil permitting process.
24. The internal road system shall be revised to achieve compliance with PMC 25.160.070(5). One-way
roads shall only be permitted where drive -through RV spaces are provided; otherwise, the design
shall be modified to provide compliant two-way circulation or alternative access.
25. If development has not commenced, or if no permit has been issued or applied for within twenty-four
(24) months from the date of approval, the Special Use Permit shall expire and become null and void.
SP2026-004
Wandering Juniper RV Park
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Dated this / a day of May, 2026
CITY OF PASCO HEARING EXAMINER
ANDREW L. KOTTKAMP
Absent a timely appeal, this Decision is final'
See Ch. 36.70C RCW (establishing a 21 day appeal period to superior court, and setting forth necessary review
contents, along with filing and service requirements).
SP2026-004
Wandering Juniper RV Park
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