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HE Meeting Packet 10-14-26
AGENDA HEARING EXAMINER MEETING City Hall – 525 North Third Avenue Council Chambers WEDNESDAY, OCTOBER 14, 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 • PP2026-001 Cherry Bloom To consider a preliminary plat for the development of 122 single-family detached residential lots in two phases. • SP2026-009 Car Dealership Application for a Special Use Permit to operate a small used motor vehicle dealership from Suite 104 of an existing commercial building within the C-1 (Retail Commercial) zoning district. • Z2026-004 Haven Capital The request proposes rezoning Parcel No. 117250038, addressed as 5115 Chapel Hill Blvd, totaling approximately 6.81 acres, from R-T Residential Transition to R-1 Low Density Residential. III. ADJOURNMENT REPORT TO THE HEARING EXAMINER City Hall – 525 North Third Avenue – Council Chambers WEDNESDAY, October 14, 2026 6:00 PM 1 MASTER FILE #: PP 2026-001 Cherry Bloom Preliminary Plat APPLICANT: Strizhak Haven Ranch, LLC C/O Trey Tutt 105609 Wiser Parkway Kennewick, WA 99337 REQUEST: Preliminary Plat: Cherry Bloom Preliminary Plat, proposing to subdivide Parcel No. 126160129 for the development of 122 residential lots. Timeline: June 24, 2026 Preliminary Plat Application (PP2026-001) and SEPA Environmental Checklist (SEPA2026-018) submitted July 14, 2026 Revised Preliminary Plat Application-PP2026-001, submitted with owners signature July 15, 2026 Preliminary Plat Application and SEPA Environmental Checklist were Deemed Complete August 7, 2026 Preliminary Plat Memorandum Issued Requesting Revisions August 13, 2026 SEPA Determination of Non-Significance Issued August 20, 2026 Preliminary Plat Map Revision 1 Resubmittal Received September 14, 2026 Preliminary Plat Map Minor Change Received September 23, 2026 Notice of Public Hearing for PP2026-001 Mailed to Properties Within 300 Feet of Proposed Subdivision and County Officials September 27, 2026 Notice for Public Hearing Published in Tri-City Herald October 7, 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. Trip Generation Letter 9. Broadmoor Master Plan Road Sections 10. Resolution 4608-6-year TIP 11. Comments BACKGROUND 1) PROPERTY DESCRIPTION: Parcel: 126160129 Abbreviated Legal: Short Plat 2021-08 Lot 2 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: 22.0 acres 2) ACCESS: The subdivision will have access to the public street network through Burns Road and connections to the adjacent Desert Bloom development. 3) UTILITIES: Municipal water service is available within Burns Road and Sandifur Parkway, while sanitary sewer and irrigation services are available within Sandifur Parkway. 4) LAND USE AND ZONING: The property is zoned R-3 (Medium 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-4/R-1 High/Low Density Residential/Single Family Dwelling Units South: R-T Franklin County Residential Transition/Agricultural West: RS-20 Franklin County Suburban Zone/Agricultural/Single Family Dwelling Units 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. 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, acting as lead agency for the proposal, 3 determined that the proposal will not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). A Determination of Nonsignificance (DNS) was issued pursuant to the optional DNS process under WAC 197-11-355. Comments regarding potential environmental impacts were accepted during the Notice of Application comment period. In accordance with the optional DNS process, no further SEPA comment period was provided following issuance of the DNS. The determination was based on review of the completed environmental checklist, comments received, and other information on file with the lead agency. The environmental review materials are available to the public upon request. ANALYSIS Request The applicant requests approval to subdivide Parcel No. 126160129, an approximately 22-acre site, into 122 single-family residential lots to be developed in two phases. The proposed subdivision includes associated right-of-way dedications, utility easements, and pedestrian and bicycle access connections. The proposal also includes the extension of four local access roads previously approved as part of the Desert Bloom Preliminary Plat located immediately east of the subject site, as well as dedication of one-half of the right-of-way for the neighborhood collector identified in the applicable master plan along the western boundary of the proposed preliminary plat. History The subject property was annexed into the City of Pasco on September 2, 2025, through Ordinance No. 4786. Following annexation, the property was assigned R-3 (Medium-Density Residential) zoning through Ordinance No. 4793, adopted on October 6, 2025. The property’s Medium Density Residential land use designation had previously been reaffirmed on April 17, 2023, with the adoption of the Broadmoor Master Plan. Historical aerial imagery and available property records indicate that the site was previously used for agricultural purposes, with approximately the eastern half of the property historically developed as an apple orchard. Over time, surrounding properties have transitioned from agricultural and undeveloped land to residential development. Lot & Right-of-Way Layout The proposed preliminary plat would create a total of 122 lots for single-family residential development. The proposed lots average approximately 5,157 square feet in area, with individual lot sizes ranging from approximately 4,293 square feet to 6,837 square feet. All residential lots would have frontage on public streets and would be served by public utilities in accordance with applicable City standards. The subdivision includes dedication of public right-of-way and construction of the internal street network. The proposed street layout includes extensions of four local access roads previously approved through the neighboring Desert Bloom Preliminary Plat to the east, providing continuity between the two subdivisions. 4 The plat also includes dedication and development of the planned neighborhood collector along the western boundary of the site, as identified in the applicable master plan. An additional north-south roadway, identified on the preliminary plat as Road B, is proposed as a local access road. The preliminary plat also identifies Tracts A through H for pedestrian and bicycle access and related purposes. Tract I, located along the southern boundary of the subdivision, is anticipated to be consolidated with adjacent Parcel No. 126160201 to the south. STAFF FINDINGS OF FACT 1) The subject property is designated Medium Density Residential under the City of Pasco Broadmoor Master Plan. Pursuant to PMC 25.97.055, the Medium Density Residential designation provides for residential development at densities ranging from six (6) to twenty-nine (29) dwelling units per acre. 2) The proposed preliminary plat consists of 122 residential lots on approximately 22 acres, resulting in a calculated density of approximately 5.54 dwelling units per acre. 3) Pursuant to PMC 25.22.030(4)(d)(1), when calculating residential density, fractions of one-half or greater are rounded up to the next whole number. Accordingly, the proposed density of approximately 5.54 dwelling units per acre rounds to six (6) dwelling units per acre and satisfies the minimum density applicable to the Medium Density Residential designation. 4) The proposed lots comply with the applicable lot standards of PMC 25.97.055. The proposed lot sizes meet or exceed the minimum requirements of PMC 25.97.055(2), and the proposed lot widths and frontages meet or exceed the applicable R-3 standards of PMC 25.22, as required by PMC 25.97.055(2)(b). 5) Sections A and B on Page 86 of the Broadmoor Master Plan identify Local Access Roads and establish the applicable design requirements for those roadways. 6) Pursuant to PMC 25.97.046(6), development applications are required to coordinate with Ben Franklin Transit. 7) Utilities: Water, irrigation, and sewer utilities will be extended to and through the public right-of-way to serve all proposed lots. 8) 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. 9) 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 Cherry Bloom subdivision’s projected trip generation is consistent with the TIA analysis. 10) Impact Fees: Traffic and park impact fees shall be collected for each lot prior to issuance of building permits for new residential development. 11) Addressing: Pursuant to RCW 58.17.280, street names and lot numbers will be assigned at the time of final plat. 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; 5 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 associated right-of- way improvements will be designed and constructed in accordance with the Pasco Municipal Code and the City’s Design and Construction Standards to provide safe vehicular, pedestrian, and emergency access. The proposed street network includes dedication and construction of the north-south neighborhood collector along the western boundary of the subdivision, as identified in the applicable master plan. The internal street network also includes four east-west local access streets that will connect with streets approved through the Desert Bloom development immediately to the east, as well as an additional north-south local access street. Together, these improvements will provide internal circulation and connectivity with the surrounding transportation network. Municipal water, irrigation, and sanitary sewer infrastructure will be extended within the public right-of-way to serve the proposed lots. Stormwater and drainage facilities will be designed and constructed in accordance with applicable City standards to provide for the collection, conveyance, and management of stormwater runoff. The preliminary plat includes two public pedestrian accessways, together with sidewalks within the public right-of-way, providing approximately 1440 feet of additional pedestrian connectivity and supporting safe walking conditions within and through the subdivision. Coordination with Ben Franklin Transit will be required, as applicable, to address transit access and service considerations associated with the development. The subdivision is located approximately three miles from Vintage Park. Applicable park impact fees will be assessed at the time of building permit issuance to contribute toward park acquisition and improvements necessary to serve growth. Transportation impact fees will likewise be assessed in accordance with applicable City requirements to address the development’s proportionate impacts on the transportation system. Based on the proposed improvements, applicable development standards, and required conditions of approval, adequate provisions are made for public health, safety, and general welfare, including streets and public ways, water supply, sanitary waste disposal, drainage, pedestrian facilities, parks, transportation, emergency access, 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 pattern of the area by creating single-family residential lots consistent with the Medium Density Residential designation established by the Broadmoor Master Plan and the planned residential development pattern within the surrounding area. The subdivision has been designed to integrate with adjacent and future development through a coordinated street and pedestrian network. Four east-west local access streets will extend from streets previously approved through the Desert Bloom development immediately to the east, providing continuity between the two subdivisions. The proposed development will also include full right-of-way improvements, including curb, gutter, sidewalk, and street lighting, in accordance with applicable City standards. The subdivision will further implement the transportation network identified in the Broadmoor Master Plan through dedication and construction of a portion of the planned north-south neighborhood collector along the western boundary of the site. The approximately 0.18-mile segment proposed with this subdivision will ultimately form part of an approximately 0.85-mile north-south corridor connecting Burns Road with future 6 development areas to the south as development occurs. The coordinated extension of local streets and the planned neighborhood collector will provide connectivity between existing, proposed, and future development; support efficient circulation; and avoid isolated or disconnected development patterns. Accordingly, the proposed subdivision advances the planned residential and transportation framework for the area and contributes to the orderly development of 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 applicable policies, maps, and narrative text of the Comprehensive Plan. The subject property is designated Medium Density Residential under the Broadmoor Master Plan, which has been adopted as part of the City's Comprehensive Plan framework for the Broadmoor area. The proposed single-family residential subdivision is consistent with this designation and the planned residential development pattern for the area. As addressed in the Findings of Fact, the proposed density of approximately 5.54 dwelling units per acre rounds to six (6) dwelling units per acre pursuant to the applicable density calculation provisions and is therefore consistent with the minimum density established for the Medium Density Residential designation. The proposal is also 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, manufactured housing, accessory dwelling units, zero lot line developments, planned unit developments, etc. The proposed subdivision will create 122 single-family residential lots within the R-3 zoning district, contributing additional housing opportunities within an area planned for residential growth and consistent with the range of housing types contemplated by the Comprehensive Plan. Utilities Policy UT-1-A: Ensure that public water and sewer services are available concurrently with development in the urban growth area. Public water and sanitary sewer infrastructure are available within the vicinity of the site and will be extended through the proposed subdivision to serve the residential lots. Irrigation infrastructure will also be provided. Utility extensions will occur within public rights-of-way and applicable easements and will be designed in accordance with City standards. The proposed subdivision also implements the planned transportation and connectivity framework for the Broadmoor area. The plat extends four local access streets from the Desert Bloom development to the east and provides a portion of the planned north-south neighborhood collector identified in the Broadmoor Master Plan. Sidewalks and two public pedestrian accessways further provide pedestrian connectivity within and through the development. Overall, the proposed subdivision is consistent with the applicable Comprehensive Plan land use designation, housing and utility policies, transportation framework, and the adopted Broadmoor Master Plan and contributes to the planned urban development of the Broadmoor area. (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 Broadmoor Master Plan and Broadmoor Overlay District establish the planned land use pattern, transportation network, connectivity, and development framework for the Broadmoor area. The subject property is designated Medium Density Residential under the Broadmoor Master Plan, and the 7 proposed subdivision advances the planned residential development of the area consistent with that designation. The proposed plat also implements the transportation and connectivity framework established for the Broadmoor area. The subdivision includes extension of four local access streets previously approved through the Desert Bloom development to the east and dedication and construction of a portion of the planned north- south neighborhood collector along the western boundary of the site. The proposed pedestrian accessways and sidewalk network further support connectivity within the subdivision and with surrounding development. The subdivision will be developed in accordance with the applicable provisions of the Broadmoor Overlay District and the City's adopted residential development standards, including applicable requirements for lot dimensions, frontage, streets, utilities, pedestrian facilities, and other required improvements. Accordingly, the proposed subdivision is consistent with the general purposes of the City Council-adopted plans, policies, and implementing regulations applicable to development within 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 by allowing development of property designated and zoned for residential use in a manner consistent with the City's adopted plans and development requirements. As demonstrated by the preceding criteria, the proposal provides for the necessary public improvements and services and supports the orderly development of the surrounding area. Subject to compliance with the recommended conditions of approval, the proposed subdivision will serve the public use and interest. APPROVAL CONDITIONS 1) The Cherry 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 improvements shall be in accordance with the Pasco Municipal Code. The Pasco Municipal Code adopts the City of Pasco Standard Specifications, Washington State Department of Transportation Standard Specifications for Road, Bridge, and Municipal Construction, International Building Code, and International Fire Code. In the event of conflicting requirements, the more stringent requirement shall apply. 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. 8 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) The developer shall provide all necessary easements for irrigation service components and install irrigation service main lines to provide irrigation water availability to each lot in accordance with PMC 21.05.130. 9) 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.” 10) 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. 11) Only the City of Pasco and franchised utility providers shall be permitted to install facilities within the public right-of-way. 12) 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. 13) 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. 14) Street lighting shall be installed in accordance with the City of Pasco’s current standards and approved by Development Services. 15) 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. 16) Mid-block pedestrian crossings shall be provided where pedestrian accessways intersect local access streets, in accordance with PMC 21.15.100. 17) The face of the final plat shall include the following statement in accordance with PMC 21.35.090: “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.” 18) 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.” 19) The face of the final plat shall include a waiver of the right of direct access to Burns Road for all lots adjacent to Burns Road, in accordance with PMC 21.20.050(4). 20) Transportation impact fees shall be paid at building permit issuance. 21) Park impact fees shall be paid at building permit issuance. 9 22) All required improvements shall be completed or appropriately bonded prior to final plat approval and recording. 23) The preliminary plat shall remain valid and final plat applications shall be submitted within the timeframes established by PMC 21.25.080. 24) Civil plans and right-of-way improvements for Burns Road and local access roads shall be designed in accordance with the applicable roadway design requirements identified in the Broadmoor Master Plan (Section B, Page 82 for Burns Road and Sections A and B, Page 86 for Local Access Roads). Refer to the attached pages for additional detail. 25) The development shall comply with all applicable requirements and obligations associated with existing latecomer agreements for water utility improvements within Burns Road. 26) Tract I shall be consolidated with the appropriate parcel to the south through the applicable process prior to final plat approval and recording of the phase containing Tract I. 27) Tracts A through H shall be dedicated as public right-of-way for pedestrian and bicycle access and related purposes, pursuant to PMC 21.15.100. 28) Prior to final plat approval, the applicant shall provide documentation confirming that the irrigation easement recorded under Auditor’s File No. 1941262 has been abandoned. RECOMMENDATION Staff recommends approval of the Cherry Bloom Preliminary Plat for Parcel No. 126160129, located in Pasco, Washington, subject to the conditions of approval listed above. Vicinity Map Feet N A Item: Cherry Bloom Preliminary Plat Applicant(s): Strizhak Haven Ranch, LLC File#: PP2026-001 ----. . .. .... • .i ...... �al• ... � -- -· -:J r .,. " ...... .,. •• "-• J, EXHIBIT 1-Maps R-3 EXHIBIT 2-Preliminary Plat EXHIBIT 3-Application Community Development Department 525 N 3rd Ave, Pasco, WA 99301 P: 509.545.3441 M E M O R A N D U M DATE: August 7, 2026 TO: Strizhak Haven Ranch, LLC FROM: Ivan Barragan, Planner III SUBJECT: Cherry Bloom Preliminary Plat (PP2026-001) The following notes, comments, and requirements have been provided by City staff regarding this project. Applicant: City staff have reviewed the proposal and provided comments intended to identify inconsistencies with adopted codes, plans, and policies, as well as concerns, questions, and informational items related to the proposal. While some comments are provided for informational purposes only, others will require revisions to the Preliminary Plat or additional supporting information prior to consideration by the Hearing Examiner. Based on the responses received and any revisions submitted, additional review comments may be necessary. This memorandum may require the submission of a revised Preliminary Plat, followed by subsequent review by City staff. Comments: Planning Division: 1)The Broadmoor Master Plan identifies a north-south neighborhood collector with bicycle lanes along the western boundary of the proposed preliminary plat. Please revise the preliminary plat to accommodate the planned 80-foot neighborhood collector by dedicating one-half of the required right-of-way (40 feet) within the Cherry Bloom Preliminary Plat boundary. Alternatively, the proposed north-south roadway along the western boundary may be revised to serve as the planned neighborhood collector by providing the ultimate 80- foot right-of-way. The City's preferred approach is to widen the roadway in its currently proposed location. While this revision may reduce the depth of the western tier of lots and the width of the interior tier of lots, it would increase the offset from the existing Van Hollebeke Road intersection with Burns Road. Additional separation between these intersections may improve future traffic operations and reduce potential safety concerns associated with closely spaced intersections on a principal arterial. This approach would also better satisfy the intent of the minimum 300-foot block size requirement (public street to public street) established in PMC 25.97.045(2). EXHIBIT 4-Reports The City recognizes that revising the roadway width may affect the overall lot configuration. However, the Pasco Municipal Code provides flexibility in lot design. Single-family detached lots require a minimum lot frontage of 30 feet and a maximum width-to-depth ratio of 3:1. Single-family attached lots require a minimum lot frontage of 20 feet and may have a maximum width-to-depth ratio of 5:1. These standards may provide opportunities to revise the plat while accommodating the planned neighborhood collector. The minimum driveway spacing along neighborhood collectors is 75 feet, measured between the edges of adjacent driveway approaches. 2) Based on the preliminary plat, it appears that Tracts E and F are intended to be reserved for future development. If this is the applicant's intent, please clearly identify this on the face of the preliminary plat. 3) If the development is proposed to be constructed in phases, please identify the proposed phasing plan on the preliminary plat. 4) Following revision of the preliminary plat to incorporate the planned neighborhood collector, please ensure the revised block layout complies with the maximum 330-foot spacing requirement between bicycle and pedestrian facilities in accordance with PMC 25.97.045(2). 5) Prior to final plat approval, please provide documentation confirming the abandonment of the irrigation easement recorded under AFN 1941262. Additionally, if Tracts E and F are intended to be reserved for future development, please evaluate the abandonment of the irrigation easement along the southern boundary to avoid potential conflicts with future development. This easement also impacts Lot 20 and should be addressed as part of the evaluation. Addressing: 1) Addressing will be reviewed during Civil Permit Review. Official Addressing will be assigned during final plat review. 2) Please coordinate with adjacent plat, Parcel 126160173; Desert Bloom developers on road names. Provide 3 road names for each of the north-south traveling roads that will be reviewed and approved by EMS and City staff. Names must follow City Resolution 2545. SUBDIVISION Guarantee/Certificate Number: Issued By: COMMONWEALTH LAND TITLE INSURANCE COMPANY by its agent: 472636251 Subdivision Guarantee/Certificate Printed: 06.23.26 @ 04:38 PM Page 1 WA-TT-FKCO-02840.470098-SPS-1-26-472636251 COMMONWEALTH LAND TITLE INSURANCE COMPANY, a corporation, herein called the Company, GUARANTEES Strizhak's Haven Ranch LLC, a Washington limited liability company, and Pro Made Homes herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company’s liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company’s liability exceed the liability amount set forth in Schedule A. Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further information as to the availability and cost. Ticor Title Company 8101 W Grandridge Blvd., Suite 110 Kennewick, WA 99336 Commonwealth Land Title Insurance Company By: Countersigned By: Dylan Strait Authorized Officer or Agent Michael J. Nolan, President Attest: Marjorie Nemzura, Secretary EXHIBIT 5-Title Report Subdivision Guarantee/Certificate Printed: 06.23.26 @ 04:38 PM Page 2 WA-TT-FKCO-02840.470098-SPS-1-26-472636251 COMMONWEALTH LAND TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 472636251 ISSUING OFFICE: Title Officer: Adam Dyer Ticor Title Company 8101 W Grandridge Blvd., Suite 110 Kennewick, WA 99336 Phone: 509-579-7037 Fax: 844-894-6828 Main Phone: (509)579-7020 Email: Adam.Dyer@ticortitle.com SCHEDULE A Liability Premium Tax $1,000.00 $350.00 $30.80 Effective Date: June 17, 2026 at 12:00 AM The assurances referred to on the face page are: That, according to those public records which, under the recording laws, impart constructive notice of matter relative to the following described property: For APN/Parcel ID(s):126160129 Lot 2, Short Plat No. 2021-08, according to the Survey thereof recorded under Auditor's File No. 1941262, records of Franklin County, Washington. Title to said real property is vested in: STRIZHAK'S HAVEN RANCH LLC subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their priority. END OF SCHEDULE A COMMONWEALTH LAND TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 472636251 SCHEDULE B Subdivision Guarantee/Certificate Printed: 06.23.26 @ 04:38 PM Page 3 WA-TT-FKCO-02840.470098-SPS-1-26-472636251 SPECIAL EXCEPTIONS 1.General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year:2026 Tax Account No.:126160129 Levy Code:106 Assessed Value-Land: $3,302,300.00 Assessed Value-Improvements:$0.00 General and Special Taxes: Billed:$31,312.08 Paid:$15,656.04 Unpaid:$15,656.04 2.Any assessments levied by South Columbia Basin Irrigation District for the year 2026, amounts of which are unavailable at this time. 3.A deed of trust to secure an indebtedness in the amount shown below, Amount:$3,000,000.00 Dated:December 21, 2021 Trustor/Grantor:SG Land Management LLC Trustee:Walla Walla Title Company Beneficiary:Community First Bank Recording Date:December 22, 2021 Recording No.:1953420 4.A deed of trust to secure an indebtedness in the amount shown below, Amount:$4,645,000.00 Dated:June 26, 2024 Trustor/Grantor:Peter Strizhak and Yelena Strizhak, husband and wife, as to "Parcel A" and SG Land Management L.L.C. aka SG Land Management, LLC, a Washington limited liability company, as to "Parcel B" and "Parcel C", Trustee:Ticor Title Company Beneficiary:Bryan Casper as to an undivided 1/2 interest and Karsten Lemmon as to an undivided 1/2 interest, Recording Date:June 26, 2024 Recording No.:1987582 Affects:Said premises and other property 5.This land is included within the South Columbia Basin Irrigation District and is subject to laws of the United States and the State of Washington relative to the said Irrigation Project. 6.Unrecorded leaseholds, if any, rights of vendors and holders of security interests on personal property installed upon said property and rights of tenants to remove trade fixtures at the expiration of the term. COMMONWEALTH LAND TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 472636251 SCHEDULE B (continued) Subdivision Guarantee/Certificate Printed: 06.23.26 @ 04:38 PM Page 4 WA-TT-FKCO-02840.470098-SPS-1-26-472636251 7.Easement and the terms and conditions thereof: Grantee: The United States of America Purpose: Flowage easement Recorded: 11/17/1956 Recording Number: 267001 Terms, Provisions and Conditions of Quit Claim Deed: Grantor: Glen C. Walkley and Elvira Walkley, husband and wife Grantee: The United States of America Recorded: 01/16/1990 Recording No.: 469170 8.Easement and the terms and conditions thereof: Grantee: Pacific Telephone and Telegraph Company, a corp of California Purpose: To construct, operate, maintain, and patrol a telephone cable line Area Affected: Porton of said premises Recorded: 01/15/1958 Recording Number: 190097 9.Easement affecting a portion of said premises and for the purposes stated therein: In favor of: Public Utility District No 1 of Franklin County, Washington Purpose: Electric transmission and distribution line and appurtenances thereto Recorded: 09/09/1993 Recording Number: 501681 Affects: Portion of said premises 10.Terms, Provisions and Conditions of Deed: Grantor: Pacific Power & Light Company, a corporation of the State of Maine Grantee: The United States of America Dated: September 30, 1944 Recording No.: 101614 Affects: portion of said premises 11.Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, encroachments, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on Short Plat 2021-08: Recording No:1941262 12.Notice of additional water facility tap or connection charge including terms and conditions thereof: From: City of Pasco Recorded: January 26, 2024 Recording No.: 1982434 COMMONWEALTH LAND TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 472636251 SCHEDULE B (continued) Subdivision Guarantee/Certificate Printed: 06.23.26 @ 04:38 PM Page 5 WA-TT-FKCO-02840.470098-SPS-1-26-472636251 13.Developer Reimbursement Agreement including terms and conditions thereof: Between: City of Pasco and Big Sky Developers LLC Recorded: August 21, 2024 Recording No.: 1989630 14.City of Pasco Ordinance No. 4786 including terms and conditions thereof: Recorded: October 16, 2025 Recording No.: 2004895 15.Note: The Public Records indicate that the address of the improvement located on said Land is as follows: NKA Pasco, WA 99301 16.Note: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: Lot 2, Short Plat No. 2021-08 Tax Account No.: 126160129 END OF SCHEDULE B EXHIBIT 6-Public Notices 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:IPL0376164 Order Status:Submitted Classification:Legals & Public Notic… Package:TRI - Legal Ads Site:tricity Final Cost:$696.23 Referral Code:NOPH 9-27-2026 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 September 21, 2026 6… Amount:$696.23 SCHEDULE FOR AD NUMBER IPL03761640 << Click here to print a printer friendly version >> PREVIEW FOR AD NUMBER IPL03761640 4.9inches x 7.81inches 9/21/26, 5:48 PM Adportal Self Service Advertising Confirmation https://placelegal.mcclatchy.com/legals/tricity/home/confirmation.html?id=349011&returnto=1/2 NUMBER IPL03761640 September 27, 2026 Tri-City Herald Print Publication i-Publish AdPortal: 3.0.69 ©2026 iPublish Media Solutions, LLC Terms and Conditions® 9/21/26, 5:48 PM Adportal Self Service Advertising Confirmation https://placelegal.mcclatchy.com/legals/tricity/home/confirmation.html?id=349011&returnto=2/2 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 October 14, 2026, at 6:00 pm. Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco, Washington. PP2026-001 Cherry Bloom: A public hearing will be held to consider a preliminary plat for the development of 122 single-family detached residential lots in two phases. The proposed subdivision improvements include construction of public roads, installation of public utilities, right-of-way dedications, utility easements, and pedestrian and bicycle accessways intended to provide neighborhood connectivity. The proposed street network includes extensions of four local access roads previously approved through the neighboring Desert Bloom Preliminary Plat to the east, an additional north-south local access road, and dedication and development of one-half of the right-of-way for the planned neighborhood collector along the western boundary of the site. The subject property is identified as Parcel No. 126160129 and consists of approximately 22 acres. The property is generally located south of Burns Road and east of Shoreline Road in Section 12, Township 9 North, Range 28 East, W.M., Pasco, Washington 99301. A Determination of Nonsignificance (DNS) under the State Environmental Policy Act (SEPA) was issued for the proposal on August 13, 2026. 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 October 14, 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. Page 2 of 2 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. Prepared September 22, 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 individuals. Pasco City Hall is accessible to persons with disabilities. In compliance with the Americans with Disabilities Act (ADA), no qualified individual with a disability shall be excluded from participation in, or denied the benefits of, City services, programs, or activities. If you require auxiliary aids, services, or other accommodations to participate in this meeting, please contact the Community Development Department at (509) 545-3441, TTY 711, or via email at patrickc@pasco- wa.gov at least ten (10) days prior to the meeting to request assistance. ATTENTION: Debra Barham 525 North Third Ave. Pasco, WA 99301 edwardsn@pasco-wa.gov; cityclerk@pasco-wa.gov; shanksk@pasco-wa.gov;barragani@pasco-wa. gov;zimmermans@pasco-wa.gov AFFIDAVIT OF PUBLICATION Account #Order Number Identification Order PO Cols Depth 35222 270.0L3.0SEPA2026-018 NOA Cherry Bloom Preliminary Plat Legal Ad - IPL0358988IPL0358988 NOTICE OF APPLICATION/SEPA DETERMINATION (Optional DNS Process) Si necesita ayuda para entender este aviso o necesita más información, por favor llame al Departamento de Desarrollo Comunitario y Económico de la Ciudad de Pasco a 509-545-3441. SEPA Comment Period Deadlines: August 5, 2026 Proposal: On June 24, 2026, RP Development, on behalf of Strizhak Haven Ranch, LLC, submitted a SEPA Environmental Checklist (SEPA2026-018), and Petr Strizhak, owner of Strizhak Haven Ranch, LLC, submitted a Preliminary Plat appli- cation (PP2026-001) for the subdivision of approximately 22 acres into 132 single-family residential lots within the R-3 (Medium-Density Residential) zoning district. The SEPA Environmental Checklist evaluates a build-out scenario of up to 160 single-family residential lots. The proposal includes construction of single-family detached homes and associated subdivision infrastructure, including mass grading, public streets, water, sanitary sewer, irrigation, communications, electrical, natural gas, and stormwater improvements. The preliminary plat also includes a north-south public pedestrian pathway intended to enhance neighbor- hood connectivity, as well as Tracts E and F, which are anticipated for future development. The applicant has not proposed a phasing plan; if phasing is anticipated, it will be addressed as part of the project review process. The project site is identified as Parcel No. 126160129, Pasco, Washington 99301, and is generally located south of Burns Road, west of Broadmoor Boulevard, north of the future Sandifur Parkway alignment, and east of Shoreline Road. The proposal exceeds the applicable SEPA categorical exemption thresholds established in PMC 23.15.025(2)(a) and WAC 197-11-800(1)(d). Accordingly, the project is subject to environmental review under the State Environmental Policy Act (SEPA) and 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 August 5, 2026. Only comments received by the referenced date will be included in the SEPA record. If you have questions on the proposal, contact the Planning Division at (509) 544-4146 or via e-mail to: barragani@pasco-wa.gov. Open Record Hearing: No public hearing is required for the SEPA. The SEPA determination will be established ad- ministratively by the Pasco SEPA Administrator. An open record hearing with the Hearing Examiner for the plat will be conducted at a later undetermined date. Determination of Completeness: The applications have been declared complete for the purpose of processing. Environmental Documents and/or Studies Applicable to this Application: Environmental Determination No. SEPA2026-018 has been assigned to this proposal. The SEPA comment period will end August 5, 2026. It is probable that a Determination of Non-Significance or Mitigated Determination of Non-Significance will be issued for this proposal (WAC 197.11.355 optional DNS process). This may be the only opportunity to comment on the environmental impacts of this proposal or to appeal any State Environmental Policy Act related decisions. Preliminary Determination of Regulations Used for Project Mitigation: To evaluate the impacts of the pro- posed project, the following may be used for mitigation, consistency, and the development of findings and conclusions: * Title 12 (Streets and Sidewalks), Title 16 (Buildings and Construction), Title 21 (Subdivision), Title 25 (Zoning), Title 28 (Critical Areas) regulations of the Pasco Municipal Code, and the land use policies contained in the Pasco Comprehensive Plan; * Regulations of the Washington State Department of Fish and Wildlife, Washington State Department of Ecology, Washington State Department of Natural Resources and Washington State Department of Archaeology and Historic Preservation; * Other required agency evaluations, approvals, permits, and mitigations as necessary. Estimated Date of the Decision: A DNS or MDNS threshold determination is anticipated to be issued following the close of the comment period on August 5, 2026. To receive notification of the subsequent threshold determination and any other information concerning this action, contact the Pasco Planning Division at barragani@pasco-wa.gov or at the address and telephone number listed below. Phone: 509-544-4146 Appeals: You may appeal the subsequent threshold determination by submitting a written appeal to one of the following addresses: Email: barragani@pasco-wa.gov Physical Address: City of Pasco – Community & Economic Development Department 525 N. 3rd Avenue, First Floor Pasco, WA 99301 Mailing Address: 525 N 3rd Ave Pasco, WA 99301 Appeals must be submitted within 14 days of issuance of the threshold determination. The appeal must be in writing, include a concise statement identifying the matter being appealed, and provide the basic rationale for the appeal. A filing fee is required in accordance with the City’s Fee Resolution. Please note: Failure to file a timely and complete appeal shall constitute a waiver of all rights to an administrative appeal under City Code. All appeals should be directed to: Craig Raymond, CED Deputy Director All comments should be directed to: Ivan Barragan, Planner III Prepared: July 15, 2026 By: Ivan Barragan IPL0358988 Jul 22 2026 COUNTY OF BENTON) SS STATE OF WASHINGTON) the undersigned, being duly sworn, deposes and says, I am the Legals Clerk of The Tri-City Herald, a daily newspaper. That said newspaper is a local newspaper and has been approved as a legal newspaper by order of the superior court in the county in which it is published and it is now and has been for more than six months prior to the date of the publications hereinafter referred to, published continually as a daily newspaper in Benton County, Washington. That the attached is a true copy as it was printed in the regular and entire issue of the Tri-City Herald and not in a supplement thereof, and that said newspaper was regularly distributed to its subscribers during all of this period. 1.0 insertion(s) published on: 07/22/26 Print Sworn to and subscribed before me on McClatchy The Beaufort Gazette The Belleville News-Democrat Bellingham Herald Centre Daily Times Sun Herald Idaho Statesman Bradenton Herald The Charlotte Observer The State Ledger-Enquirer The Modesto Bee The Sun News - Myrtle Beach Raleigh News & Observer Rock Hill | The Herald The Sacramento Bee San Luis Obispo Tribune Tacoma | The News Tribune Tri-City Herald The Wichita Eagle The Olympian Durham | The Herald-Sun Fort Worth Star-Telegram The Fresno Bee The Island Packet The Kansas City Star Lexington Herald-Leader The Telegraph - Macon Merced Sun-Star Miami Herald El Nuevo Herald Print Tearsheet Link Marketplace Link NOTICE OF APPLICATION/SEPA DETERMINATION (Optional DNS Process) Si necesita ayuda para entender este aviso o necesita más información, por favor llame al Departamento de Desarrollo Comunitario y Económico de la Ciudad de Pasco a 509-545-3441. SEPA Comment Period Deadlines: August 5, 2026 Proposal: On June 24, 2026, RP Development, on behalf of Strizhak Haven Ranch, LLC, submitted a SEPA Environmental Checklist (SEPA2026-018), and Petr Strizhak, owner of Strizhak Haven Ranch, LLC, submitted a Preliminary Plat appli- cation (PP2026-001) for the subdivision of approximately 22 acres into 132 single-family residential lots within the R-3 (Medium-Density Residential) zoning district. The SEPA Environmental Checklist evaluates a build-out scenario of up to 160 single-family residential lots. The proposal includes construction of single-family detached homes and associated subdivision infrastructure, including mass grading, public streets, water, sanitary sewer, irrigation, communications, electrical, natural gas, and stormwater improvements. The preliminary plat also includes a north-south public pedestrian pathway intended to enhance neighbor- hood connectivity, as well as Tracts E and F, which are anticipated for future development. The applicant has not proposed a phasing plan; if phasing is anticipated, it will be addressed as part of the project review process. The project site is identified as Parcel No. 126160129, Pasco, Washington 99301, and is generally located south of Burns Road, west of Broadmoor Boulevard, north of the future Sandifur Parkway alignment, and east of Shoreline Road. The proposal exceeds the applicable SEPA categorical exemption thresholds established in PMC 23.15.025(2)(a) and WAC 197-11-800(1)(d). Accordingly, the project is subject to environmental review under the State Environmental Policy Act (SEPA) and 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 August 5, 2026. Only comments received by the referenced date will be included in the SEPA record. If you have questions on the proposal, contact the Planning Division at (509) 544-4146 or via e-mail to: barragani@pasco-wa.gov. Open Record Hearing: No public hearing is required for the SEPA. The SEPA determination will be established ad- ministratively by the Pasco SEPA Administrator. An open record hearing with the Hearing Examiner for the plat will be conducted at a later undetermined date. Determination of Completeness: The applications have been declared complete for the purpose of processing. Environmental Documents and/or Studies Applicable to this Application: Environmental Determination No. SEPA2026-018 has been assigned to this proposal. The SEPA comment period will end August 5, 2026. It is probable that a Determination of Non-Significance or Mitigated Determination of Non-Significance will be issued for this proposal (WAC 197.11.355 optional DNS process). This may be the only opportunity to comment on the environmental impacts of this proposal or to appeal any State Environmental Policy Act related decisions. Preliminary Determination of Regulations Used for Project Mitigation: To evaluate the impacts of the pro- posed project, the following may be used for mitigation, consistency, and the development of findings and conclusions: * Title 12 (Streets and Sidewalks), Title 16 (Buildings and Construction), Title 21 (Subdivision), Title 25 (Zoning), Title 28 (Critical Areas) regulations of the Pasco Municipal Code, and the land use policies contained in the Pasco Comprehensive Plan; * Regulations of the Washington State Department of Fish and Wildlife, Washington State Department of Ecology, Washington State Department of Natural Resources and Washington State Department of Archaeology and Historic Preservation; * Other required agency evaluations, approvals, permits, and mitigations as necessary. Estimated Date of the Decision: A DNS or MDNS threshold determination is anticipated to be issued following the close of the comment period on August 5, 2026. To receive notification of the subsequent threshold determination and any other information concerning this action, contact the Pasco Planning Division at barragani@pasco-wa.gov or at the address and telephone number listed below. Phone: 509-544-4146 Appeals: You may appeal the subsequent threshold determination by submitting a written appeal to one of the following addresses: Email: barragani@pasco-wa.gov Physical Address: City of Pasco – Community & Economic Development Department 525 N. 3rd Avenue, First Floor Pasco, WA 99301 Mailing Address: 525 N 3rd Ave Pasco, WA 99301 Appeals must be submitted within 14 days of issuance of the threshold determination. The appeal must be in writing, include a concise statement identifying the matter being appealed, and provide the basic rationale for the appeal. A filing fee is required in accordance with the City’s Fee Resolution. Please note: Failure to file a timely and complete appeal shall constitute a waiver of all rights to an administrative appeal under City Code. All appeals should be directed to: Craig Raymond, CED Deputy Director All comments should be directed to: Ivan Barragan, Planner III Prepared: July 15, 2026 By: Ivan Barragan IPL0358988 Jul 22 2026 SEPA2026-018 Cherry Bloom Preliminary Plat EXHIBIT 7-SEPA Documents Possibly Ferruginous Hawk addressed through CAO. -IB The site was annexed and is zoned R-3. -IB The exact proposal includes 132 single-family detached homes. -IB High Risk and Moderate Risk. -IB Current edition needs to be used - 12th Edition. -IB 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: __Ivan Barragan____________________________________________________Name of signee: ____Ivan Barragan______________________________________________ Position: ___Planner III________________________________ Date Reviewed: __July 15, 2026___________ Community Development Department 525 N 3rd Ave, Pasco, WA 99301 P: 509.545.3441 NOTICE OF APPLICATION/SEPA DETERMINATION (Optional DNS Process) Si necesita ayuda para entender este aviso o necesita más información, por favor llame al Departamento de Desarrollo Comunitario y Económico de la Ciudad de Pasco a 509-545-3441. SEPA Comment Period Deadlines: August 5, 2026 Proposal: On June 24, 2026, RP Development, on behalf of Strizhak Haven Ranch, LLC, submitted a SEPA Environmental Checklist (SEPA2026-018), and Petr Strizhak, owner of Strizhak Haven Ranch, LLC, submitted a Preliminary Plat application (PP2026-001) for the subdivision of approximately 22 acres into 132 single-family residential lots within the R-3 (Medium-Density Residential) zoning district. The SEPA Environmental Checklist evaluates a build-out scenario of up to 160 single-family residential lots. The proposal includes construction of single-family detached homes and associated subdivision infrastructure, including mass grading, public streets, water, sanitary sewer, irrigation, communications, electrical, natural gas, and stormwater improvements. The preliminary plat also includes a north-south public pedestrian pathway intended to enhance neighborhood connectivity, as well as Tracts E and F, which are anticipated for future development. The applicant has not proposed a phasing plan; if phasing is anticipated, it will be addressed as part of the project review process. The project site is identified as Parcel No. 126160129, Pasco, Washington 99301, and is generally located south of Burns Road, west of Broadmoor Boulevard, north of the future Sandifur Parkway alignment, and east of Shoreline Road. The proposal exceeds the applicable SEPA categorical exemption thresholds established in PMC 23.15.025(2)(a) and WAC 197-11-800(1)(d). Accordingly, the project is subject to environmental review under the State Environmental Policy Act (SEPA) and 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 August 5, 2026. Only comments received by the referenced date will be included in the SEPA record. If you have questions on the proposal, contact the Planning Division at (509) 544-4146 or via e-mail to: barragani@pasco-wa.gov. Open Record Hearing: No public hearing is required for the SEPA. The SEPA determination will be established administratively by the Pasco SEPA Administrator. An open record hearing with the Hearing Examiner for the plat will be conducted at a later undetermined date. Determination of Completeness: The applications have been declared complete for the purpose of processing. Environmental Documents and/or Studies Applicable to this Application: Environmental Determination No. SEPA2026-018 has been assigned to this proposal. The SEPA comment period will end August 5, 2026. It is probable that a Determination of Non-Significance or Mitigated Determination of Non-Significance will be issued for this proposal (WAC 197.11.355 optional DNS process). This may be the only opportunity to comment on the environmental impacts of this proposal or to appeal any State Environmental Policy Act related decisions. Preliminary Determination of Regulations Used for Project Mitigation: To evaluate the impacts of the proposed project, the following may be used for mitigation, consistency, and the development of findings and conclusions: Community Development Department 525 N 3rd Ave, Pasco, WA 99301 P: 509.545.3441 �� Title 12 (Streets and Sidewalks), Title 16 (Buildings and Construction), Title 21 (Subdivision), Title 25 (Zoning), Title 28 (Critical Areas) regulations of the Pasco Municipal Code, and the land use policies contained in the Pasco Comprehensive Plan; �� Regulations of the Washington State Department of Fish and Wildlife, Washington State Department of Ecology, Washington State Department of Natural Resources and Washington State Department of Archaeology and Historic Preservation; �� Other required agency evaluations, approvals, permits, and mitigations as necessary. Estimated Date of the Decision: A DNS or MDNS threshold determination is anticipated to be issued following the close of the comment period on August 5, 2026. To receive notification of the subsequent threshold determination and any other information concerning this action, contact the Pasco Planning Division at barragani@pasco-wa.gov or at the address and telephone number listed below. Phone: 509-544-4146 Appeals: You may appeal the subsequent threshold determination by submitting a written appeal to one of the following addresses: Email: barragani@pasco-wa.gov Physical Address: City of Pasco – Community & Economic Development Department 525 N. 3rd Avenue, First Floor Pasco, WA 99301 Mailing Address: 525 N 3rd Ave Pasco, WA 99301 Appeals must be submitted within 14 days of issuance of the threshold determination. The appeal must be in writing, include a concise statement identifying the matter being appealed, and provide the basic rationale for the appeal. A filing fee is required in accordance with the City’s Fee Resolution. Please note: Failure to file a timely and complete appeal shall constitute a waiver of all rights to an administrative appeal under City Code. All appeals should be directed to: Craig Raymond, CED Deputy Director All comments should be directed to: Ivan Barragan, Planner III Prepared: July 15, 2026 By: Ivan Barragan EXHIBIT 8-Trip Generation Letter 7 61 12 Sandifur Prkwy Burns Rd VICINITY MAP NTS Ko h l e r R d T9 N R 2 8 E T9 N R 2 9 E I-18 2 Br o a d m o o r B l v d SITE Land Use: 210 Single-Family Detached Housing Description A single-family detached housing site includes any single-family detached home on an individual lot. A typical site surveyed is a suburban subdivision. Specialized Land Use Data have been submitted for several single-family detached housing developments with homes that are commonly referred to as patio homes. A patio home is a detached housing unit that is located on a small lot with little (or no) front or back yard. In some subdivisions, communal maintenance of outside grounds is provided for the patio homes. The three patio home sites total 299 dwelling units with overall weighted average trip generation rates of 5.35 vehicle trips per dwelling unit for weekday, 0.26 for the AM adjacent street peak hour, and 0.47 for the PM adjacent street peak hour. These patio home rates, based on a small sample of sites, are lower than those for single-family detached housing (Land Use 210), lower than those for single-family attached housing (Land Use 215), and higher than those for senior adult housing—single- family (Land Use 251). (Source 1008) Additional Data The sites were surveyed in the 1990s, the 2000s, the 2010s, and the 2020s in Alabama, Arizona, British Columbia (CAN), California, Delaware, Illinois, Kentucky, Massachusetts, Minnesota, Montana, New Jersey, New York, North Carolina, Ontario (CAN), Oregon, Pennsylvania, South Carolina, South Dakota, Vermont, and West Virginia. Source Numbers 356, 357, 367, 384, 387, 407, 435, 522, 550, 552, 579, 598, 601, 603, 614, 637, 711, 716, 720, 728, 735, 868, 869, 903, 925, 936, 1005, 1007, 1008, 1010, 1033, 1066, 1077, 1078, 1079, 1204, 1221, 1225, 1236, 1251, 1265, 1267 230 Trip Generation Manual, 12th Edition • Volume 3 Single-Family Detached Housing (210) Vehicle Trip Ends vs: Dwelling Units On a: Weekday Setting/Location: General Urban/Suburban Number of Studies: 155 Avg. Num. of Dwelling Units: 261 Directional Distribution: 50% entering, 50% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 9.09 3.47 - 23.80 2.29 Data Plot and Equation T = T r i p E n d s X = Number of Dwelling Units Study Site Average RateFitted Curve Fitted Curve Equation: T = 8.07(X) + 265.45 R²= 0.94 Trip Gen Manual,12th Edition Institute of Transportation Engineers 0 500 1,000 1,500 2,000 2,500 3,000 0 5,000 10,000 15,000 20,000 132 1200 1331 Single-Family Detached Housing (210) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, AM Peak Hour of Generator Setting/Location: General Urban/Suburban Number of Studies: 132 Avg. Num. of Dwelling Units: 232 Directional Distribution: 27% entering, 73% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.75 0.32 - 2.27 0.26 Data Plot and Equation T = T r i p E n d s X = Number of Dwelling Units Study Site Average RateFitted Curve Fitted Curve Equation: T = 0.71(X) + 8.84 R²= 0.90 Trip Gen Manual,12th Edition Institute of Transportation Engineers 0 500 1,000 1,500 2,000 2,500 3,000 0 500 1,000 1,500 2,000 13299 103 Single-Family Detached Housing (210) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, PM Peak Hour of Generator Setting/Location: General Urban/Suburban Number of Studies: 138 Avg. Num. of Dwelling Units: 214 Directional Distribution: 63% entering, 37% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.97 0.49 - 2.98 0.32 Data Plot and Equation T = T r i p E n d s X = Number of Dwelling Units Study Site Average RateFitted Curve Fitted Curve Equation: Ln(T) = 0.90 Ln(X) + 0.48 R²= 0.91 Trip Gen Manual,12th Edition Institute of Transportation Engineers 0 500 1,000 1,500 0 200 400 600 800 1,000 1,200 1,400 132 128 131 DEVELOPMENT STANDARDS: STREET ENVIRONMENT & PUBLIC REALM Broadmoor Master Plan and Development Regulations Page 86 FIGURE 3-34: LOCAL STREET STANDARDS 3.6.2.6 Multi-use trails Trails in the Broadmoor areas can be multi-use/ shared-use in conjunction with existing sidewalks, or standalone pathways. These will provide walking and biking opportunities. Depending on their location, they can serve both recreational and transportation needs. The path design will vary in terms of use, surface types, and widths. Hard surfaces are generally better for bicycle travel. Adequate widths should be provided to accommodate walking, biking, and maintenance vehicle access. Recommended width identified for trails is shown in Figure 3-35. EXHIBIT 9-Broadmoor Master Plan Road Sections 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 rev1s10n 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. Resolution -2026-2031 Six-Year TIP - I EXHIBIT 10 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 State of Washington • Department of Archaeology & Historic Preservation P.O. Box 48343 • Olympia, Washington 98504-8343 • (360) 586-3065 www.dahp.wa.gov July 31, 2026 Ivan Barragan Planner II City of Pasco In future correspondence please refer to: Project Tracking Code: 2026-07-05147 Property: City of Pasco - PP2026-001 SEPA2026-018 - Cherry Bloom Subdivision Re: Concur with Survey; Follow Inadvertent Finds Plan Dear Ivan Barragan: Thank you for contacting the State Historic Preservation Officer (SHPO) and the Department of Archaeology and Historic Preservation (DAHP) with documentation regarding the above -referenced project. In response, we concur with the results and recommendations made in the report entitled “CRS for the Cherry Bloom Development Project, Franklin County, WA ,” (Lewis, et al. 2026). Specifically, as no cultural resources were found during the survey we do not recommend further direct archaeological supervision of the project. However, we do recommend that a standard Inadvertent Finds Plan is followed during all ground disturbing activities. Please note that the recommendations provided in this letter reflect only the opinions of DAHP. Any interested Tribes may have different recommendations. We appreciate receiving copies of any correspondence or comments from Tribes or other parties concerning cultural resource issues that you receive. These comments are based on the information available at the time of this review and on behalf of the SHPO pursuant to Washington State law. Please note that should the project scope of work and/or location change significantly, please contact DAHP for further review. Thank you for the opportunity to review and comment. Please ensure that the DAHP Project Number (a.k.a. Project Tracking Code) is attached to any future communications about this project. Should you have any questions, please feel free to contact me. Sincerely, James MacNaughton, M.S. Local Government Archaeologist (360) 280-7563 James.MacNaughton@dahp.wa.gov EXHIBIT 11-Comments State of Washington • Department of Archaeology & Historic Preservation P.O. Box 48343 • Olympia, Washington 98504-8343 • (360) 586-3065 www.dahp.wa.gov July 30, 2026 Ivan Barragan Planner II City of Pasco In future correspondence please refer to: Project Tracking Code: 2026-07-05147 Property: City of Pasco - PP2026-001 SEPA2026-018 - Cherry Bloom Subdivision Re: Survey Highly Advised Dear Ivan Barragan: Thank you for contacting the Washington State Historic Preservation Officer and Department of Archaeology and Historic Preservation (DAHP) and providing documentation regarding the above - referenced project. As a result of our review, our professional opinion is that the project area has the potential to contain archaeological resources. The proposed project is immediately adjacent to the Tri-Cities Archaeological District (45DT00041). Further, the scale of the proposed ground disturbing actions would destroy any archaeological resources present. Identification during construction is not a recommended detection method because inadvertent discoveries often result in costly construction delays and damage to the resource. Therefore, we recommend a professional archaeological survey of the project area be conducted prior to ground disturbing activities. We also recommend that the affected tribes be consulted and we would appreciate receiving any correspondence or comments from the consulting parties regarding cultural resource concerns. Please note that the recommendations provided in this letter reflect only the opinions of DAHP and that the affected tribes may have different recommendations. These comments are based on the information available at the time of this review. If the project changes, please contact DAHP for further review. Should additional information become available, our assessment may be revised. Thank you for the opportunity to comment on this project and we look forward to receiving the survey report. The survey report should be uploaded directly into the DAHP WISAARD system by the cultural resource consultant to expedite DAHP review, and DAHP should be notified upon submission. Please ensure that the DAHP Project Number (a.k.a. Project Tracking Code, listed above) is shared with any hired cultural resource consultants and is attached to any communications or submitted reports. Should you have any questions, please feel free to contact me . Sincerely, James MacNaughton, M.S. Local Government Archaeologist (360) 280-7563 James.MacNaughton@dahp.wa.gov STATE OF WASHINGTON DEPARTMENT OF ECOLOGY Eastern Region Office 4601 North Monroe St., Spokane, WA 99205-1295 • 509-329-3400 August 4, 2026 Ivan Barragan City of Pasco, Community Development Department 525 N 3rd Ave, PO Box 293 Pasco, WA 99301-0293 Re: Cherry Bloom Preliminary Plat File# SEPA2026-018, Ecology SEPA# 202602991 Dear Ivan Barragan: Thank you for the opportunity to provide comments on the State Environmental Policy Act (SEPA) Notice of Application for the Cherry Bloom Preliminary Plat proposal. Based on review of the checklist associated with this project, the Department of Ecology (Ecology) has the following comments: Hazardous Waste & Toxics Reduction Program Alex Bergh, (509) 385-5539, alexandra.bergh@ecy.wa.gov Wastes produced during construction or remodeling can be dangerous wastes in Washington State. Some of these wastes include: Absorbent material, aerosol cans, asbestos-containing materials, lead-containing materials, PCB-containing light ballasts, waste paint, waste paint thinner, sanding dust and treated wood. The Construction and demolition website has a more comprehensive list and links to help identify and designate your wastes. Responsibility for construction waste generated at a facility is the responsibility of the facility that generates the waste. The waste generator is the person who owns the site. Even if you hire a contractor to conduct the demolition or a waste service provider to designate your waste, the site owner is ultimately liable. This is why it is important to research reputable and reliable contractors. In order to adequately identify some of your construction and remodel debris, you may need to sample and test the wastes generated to determine whether they are dangerous waste. Information about how to sample and what to test for can be found at the above linked website. Ivan Barragan August 4, 2026 Page 2 Water Quality Program Chad Sauve, (509) 934-6202, chad.sauve@ecy.wa.gov Operators of construction sites that disturb one acre or more total area and has, or will have a discharge of stormwater to a surface water or to a storm sewer, must apply for coverage under Department of Ecology’s Construction Stormwater General Permit. If soil or ground water contamination is known at the site, additional information will be required. The applicant will be required to submit additional studies and reports including, but not limited to, temporary erosion and sediment control plans, a stormwater pollution prevention plan, a site map depicting sample locations, a list of known contaminants with concentrations and depths found and other information about the contaminants. Application should be made at least 60 days prior to commencement of construction activities. A permit application and related documents are available online. Water Resources Program Herm Spangle, (509) 329-3610, herm.spangle@ecy.wa.gov The water purveyor is responsible for ensuring that the proposed use(s) are within the limitations of its water rights. If the proposal’s actions are different than the existing water right (source, purpose, the place of use, or period of use), then it is subject to approval from the Department of Ecology pursuant to Sections 90.03.380 RCW and 90.44.100 RCW. If you have any questions or would like to respond to these comments, please contact the appropriate program staff listed above. If you have questions about SEPA, please reach out to sepahelp@ecy.wa.gov. Sincerely, Amanda Hiebert SEPA Coordinator Eastern Region Office From: Kelly,Melissa S (CONTR) <MSKelly@bpa.gov> Sent: Monday, July 20, 2026 2:38 PM To: Ivan Barragan Cc: Rodgers,Deborah (CONTR) - TERR-TRI CITIES RMHQ Subject: RE: Notice of Application-PP2026-001/SEPA2026-018 Cherry Bloom Preliminary Plat-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.] Hello Ivan, Bonneville Power Administration (BPA) has had the opportunity to review PP2026- 001/SEPA2026-018. In researching our records, we have found that this proposal will not directly impact BPA facilities approximately 5.33 miles southeast 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 feel free to contact RS Info at 360-624-4767 or by email at vlconnell@bpa.gov. Thank you for the opportunity to review this application. Regards, Melissa Kelly BONNEVILLE POWER ADM INISTRATION DEPARTMENT OF ENERGY (CONTR) Actalent Realty Technician 2 | Real Property Field Services | TERR/Tri-Cities-RMHQ mskelly@bpa.gov | 509-579-6504 From: Ivan Barragan <barragani@pasco-wa.gov> Sent: Wednesday, July 15, 2026 4:18 PM To: Ivan Barragan <barragani@pasco-wa.gov> Subject: Notice of Application-PP2026-001/SEPA2026-018 Cherry Bloom Preliminary Plat-City of Pasco Good afternoon, Please accept this email as notice of the proposed Preliminary Plat application (PP2026-001) and SEPA Environmental Checklist (SEPA2026-018) for your review and comment. On June 24, 2026, RP Development, on behalf of Strizhak Haven Ranch, LLC, submitted a SEPA Environmental Checklist (SEPA2026-018), and Petr Strizhak, owner of Strizhak Haven Ranch, LLC, submitted a Preliminary Plat application (PP2026-001) to subdivide approximately 22 acres into 132 single-family residential lots within the R-3 (Medium-Density Residential) zoning district. The SEPA Environmental Checklist evaluates an ultimate build-out scenario of up to 160 single- family residential lots. 8/13/26, 3:11 PM BPA No Objections.htm file:///S:/12.0 TRAKIT/PROJECTS/SEPA/2026/SEPA2026-018 Cherry Bloom Preliminary Plat/Comments/BPA No Objections.htm 1/3 The proposal includes construction of single-family detached homes and associated subdivision infrastructure, including mass grading, public streets, water, sanitary sewer, irrigation, communications, electrical, natural gas, and stormwater improvements. The preliminary plat also includes a north-south public pedestrian pathway intended to enhance neighborhood connectivity, as well as Tracts E and F, which are anticipated for future development. A phasing plan has not been submitted; should the project be developed in phases, phasing will be addressed during the review process. The project site is identified as Parcel No. 126160129, Pasco, Washington 99301, and is generally located south of Burns Road, west of Broadmoor Boulevard, north of the future Sandifur Parkway alignment, and east of Shoreline Road. The proposal exceeds the applicable SEPA categorical exemption thresholds established in PMC 23.15.025(2)(a) and WAC 197-11-800(1)(d). Accordingly, the project is subject to environmental review under the State Environmental Policy Act (SEPA) and the applicable provisions of the Pasco Municipal Code. No public hearing is required for the SEPA review. The SEPA threshold determination will be issued administratively by the City's SEPA Responsible Official. An open record public hearing on the Preliminary Plat application will be scheduled before the Hearing Examiner at a later date. All pertinent application materials are available in the SEPA Register and at the Pasco File Share link provided below. SEPA2026-018.PP2026-001 Please submit any comments regarding the Preliminary Plat application and SEPA review no later than 5:00 p.m. on August 5, 2026. Your comments will be considered as part of the City's review process. Submitted application materials include: Title Report Preliminary Plat Trip Generation Letter Preliminary Plat Application CAD File City staff materials include: Signed SEPA Environmental Checklist SEPA Notice of Application If you have any questions or need additional information, please feel free to contact me. Thank you, Ivan Barragan Planner III 8/13/26, 3:11 PM BPA No Objections.htm file:///S:/12.0 TRAKIT/PROJECTS/SEPA/2026/SEPA2026-018 Cherry Bloom Preliminary Plat/Comments/BPA No Objections.htm 2/3 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. 8/13/26, 3:11 PM BPA No Objections.htm file:///S:/12.0 TRAKIT/PROJECTS/SEPA/2026/SEPA2026-018 Cherry Bloom Preliminary Plat/Comments/BPA No Objections.htm 3/3 From: Ivan Barragan Sent: Friday, August 7, 2026 8:20 AM To: 'Hatfield, Aaron' Cc: Prilucik, Jacob Subject: RE: [EXTERNAL] Notice of Application-PP2026-001/SEPA2026-018 Cherry Bloom Preliminary Plat-City of Pasco Good morning, Thank you for taking the time to review the project and provide your comments. I would like to address the transportation-related comments that were submitted. This project will be subject to Transportation Impact Fees, which will contribute toward Project No. 17, the I-182/Broadmoor Boulevard Interchange, as identified in PMC 3.40.160. A Transportation Impact Analysis (TIA) will not be required for this project, as a TIA was previously completed for the Broadmoor Area, and the proposed development falls within the growth and traffic projections evaluated in that analysis. Thank you again for your review. Please let me know if you have any additional questions. 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: Hatfield, Aaron <aaron.hatfield@wsdot.wa.gov> Sent: Wednesday, August 5, 2026 4:13 PM To: Ivan Barragan <barragani@pasco-wa.gov> Cc: Prilucik, Jacob <jacob.prilucik@wsdot.wa.gov> Subject: RE: [EXTERNAL] Notice of Application-PP2026-001/SEPA2026-018 Cherry Bloom Preliminary Plat-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.] Good afternoon. Please find attached WSDOT ’s comment letter for the PP2026- 001/SEPA2026-018 Cherry Bloom Preliminary Plat notification. Please let us know if there are any issues accessing the response letter. Thank you. 8/13/26, 3:08 PM City Response to WSDOT.htm file:///S:/12.0 TRAKIT/PROJECTS/SEPA/2026/SEPA2026-018 Cherry Bloom Preliminary Plat/Comments/City Response to WSDOT.htm 1/3 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: Wednesday, July 15, 2026 4:18 PM To: Ivan Barragan <barragani@pasco-wa.gov> Subject: [EXTERNAL] Notice of Application-PP2026-001/SEPA2026-018 Cherry Bloom Preliminary Plat- City of Pasco WARNING: This email originated from outside of WSDOT. Please use caution with links and attachments. Good afternoon, Please accept this email as notice of the proposed Preliminary Plat application (PP2026-001) and SEPA Environmental Checklist (SEPA2026-018) for your review and comment. On June 24, 2026, RP Development, on behalf of Strizhak Haven Ranch, LLC, submitted a SEPA Environmental Checklist (SEPA2026-018), and Petr Strizhak, owner of Strizhak Haven Ranch, LLC, submitted a Preliminary Plat application (PP2026-001) to subdivide approximately 22 acres into 132 single-family residential lots within the R-3 (Medium-Density Residential) zoning district. The SEPA Environmental Checklist evaluates an ultimate build-out scenario of up to 160 single- family residential lots. The proposal includes construction of single-family detached homes and associated subdivision infrastructure, including mass grading, public streets, water, sanitary sewer, irrigation, communications, electrical, natural gas, and stormwater improvements. The preliminary plat also includes a north-south public pedestrian pathway intended to enhance neighborhood connectivity, as well as Tracts E and F, which are anticipated for future development. A phasing plan has not been submitted; should the project be developed in phases, phasing will be addressed during the review process. The project site is identified as Parcel No. 126160129, Pasco, Washington 99301, and is generally located south of Burns Road, west of Broadmoor Boulevard, north of the future Sandifur Parkway alignment, and east of Shoreline Road. The proposal exceeds the applicable SEPA categorical exemption thresholds established in PMC 8/13/26, 3:08 PM City Response to WSDOT.htm file:///S:/12.0 TRAKIT/PROJECTS/SEPA/2026/SEPA2026-018 Cherry Bloom Preliminary Plat/Comments/City Response to WSDOT.htm 2/3 23.15.025(2)(a) and WAC 197-11-800(1)(d). Accordingly, the project is subject to environmental review under the State Environmental Policy Act (SEPA) and the applicable provisions of the Pasco Municipal Code. No public hearing is required for the SEPA review. The SEPA threshold determination will be issued administratively by the City's SEPA Responsible Official. An open record public hearing on the Preliminary Plat application will be scheduled before the Hearing Examiner at a later date. All pertinent application materials are available in the SEPA Register and at the Pasco File Share link provided below. SEPA2026-018.PP2026-001 Please submit any comments regarding the Preliminary Plat application and SEPA review no later than 5:00 p.m. on August 5, 2026. Your comments will be considered as part of the City's review process. Submitted application materials include: Title Report Preliminary Plat Trip Generation Letter Preliminary Plat Application CAD File City staff materials include: Signed SEPA Environmental Checklist SEPA Notice of Application If you have any questions or need additional information, please feel free to contact me. 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. 8/13/26, 3:08 PM City Response to WSDOT.htm file:///S:/12.0 TRAKIT/PROJECTS/SEPA/2026/SEPA2026-018 Cherry Bloom Preliminary Plat/Comments/City Response to WSDOT.htm 3/3 August 5, 2026 City of Pasco Community Development Department 525 N. 3rd Avenue Pasco, WA 99301 Attn: Ivan Barragan, Planner III Re: PP2026-001/SEPA2026-018 - Cherry Bloom Preliminary Plat I-182 Exit 7 vicinity Lt. We have reviewed the preliminary plat and have the following comments. The subject property is not adjacent to Interstate 182 (I-182); however, the I-182 Broadmoor (Exit 7) interchange is the primary facility providing access between west Pasco and the surrounding communities and employment centers. As such, it is WSDOT’s position that the majority of vehicle trips generated by this project will utilize the Exit 7 interchange, and that continued growth will be the sole factor driving the need for interchange improvements. The trip generation letter prepared by JF Engineering estimated the number of vehicle trips this project may generate; however, it did not assess how these trips would be distributed across the transportation system or indicate whether any roadways or intersections would be adversely impacted. Under the transportation element of the SEPA Checklist, the applicant states that a Traffic Impact Analysis (TIA) will be prepared. Prior to the city issuing a determination, we request that the TIA include an analysis of the I-182 Exit 7 westbound ramp terminals and be submitted to WSDOT for review. If the city has conducted a review of the interchange or has a current study that negates the need for a TIA, we request that it be shared with the department at this time. 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: akh cc: SR 182, File #2026-008 From: Brian Scott <bscott@scbid.org> Sent: Monday, July 27, 2026 12:22 PM To: Ivan Barragan Subject: RE: Notice of Application-PP2026-001/SEPA2026-018 Cherry Bloom Preliminary Plat-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, Thank you for sending this over for comment by the District. While this is within the administrative boundary of the District, it does not impact platted farm units or District Facilities. Given this, the District does not have any comments regarding this Preliminary Plat/SEPA application. 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: Wednesday, July 15, 2026 4:18 PM To: Ivan Barragan <barragani@pasco-wa.gov> Subject: Notice of Application-PP2026-001/SEPA2026-018 Cherry Bloom Preliminary Plat-City of Pasco Good afternoon, Please accept this email as notice of the proposed Preliminary Plat application (PP2026-001) and SEPA Environmental Checklist (SEPA2026-018) for your review and comment. On June 24, 2026, RP Development, on behalf of Strizhak Haven Ranch, LLC, submitted a SEPA Environmental Checklist (SEPA2026-018), and Petr Strizhak, owner of Strizhak Haven Ranch, LLC, submitted a Preliminary Plat application (PP2026-001) to subdivide approximately 22 acres into 132 single-family residential lots within the R-3 (Medium-Density Residential) zoning district. The SEPA Environmental Checklist evaluates an ultimate build-out scenario of up to 160 single- family residential lots. The proposal includes construction of single-family detached homes and associated subdivision infrastructure, including mass grading, public streets, water, sanitary sewer, irrigation, communications, electrical, natural gas, and stormwater 8/13/26, 3:10 PM SCBID No Comment.htm file:///S:/12.0 TRAKIT/PROJECTS/SEPA/2026/SEPA2026-018 Cherry Bloom Preliminary Plat/Comments/SCBID No Comment.htm 1/3 improvements. The preliminary plat also includes a north-south public pedestrian pathway intended to enhance neighborhood connectivity, as well as Tracts E and F, which are anticipated for future development. A phasing plan has not been submitted; should the project be developed in phases, phasing will be addressed during the review process. The project site is identified as Parcel No. 126160129, Pasco, Washington 99301, and is generally located south of Burns Road, west of Broadmoor Boulevard, north of the future Sandifur Parkway alignment, and east of Shoreline Road. The proposal exceeds the applicable SEPA categorical exemption thresholds established in PMC 23.15.025(2)(a) and WAC 197-11-800(1)(d). Accordingly, the project is subject to environmental review under the State Environmental Policy Act (SEPA) and the applicable provisions of the Pasco Municipal Code. No public hearing is required for the SEPA review. The SEPA threshold determination will be issued administratively by the City's SEPA Responsible Official. An open record public hearing on the Preliminary Plat application will be scheduled before the Hearing Examiner at a later date. All pertinent application materials are available in the SEPA Register and at the Pasco File Share link provided below. SEPA2026-018.PP2026-001 Please submit any comments regarding the Preliminary Plat application and SEPA review no later than 5:00 p.m. on August 5, 2026. Your comments will be considered as part of the City's review process. Submitted application materials include: Title Report Preliminary Plat Trip Generation Letter Preliminary Plat Application CAD File City staff materials include: Signed SEPA Environmental Checklist SEPA Notice of Application If you have any questions or need additional information, please feel free to contact me. Thank you, Ivan Barragan Planner III 8/13/26, 3:10 PM SCBID No Comment.htm file:///S:/12.0 TRAKIT/PROJECTS/SEPA/2026/SEPA2026-018 Cherry Bloom Preliminary Plat/Comments/SCBID No Comment.htm 2/3 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. 8/13/26, 3:10 PM SCBID No Comment.htm file:///S:/12.0 TRAKIT/PROJECTS/SEPA/2026/SEPA2026-018 Cherry Bloom Preliminary Plat/Comments/SCBID No Comment.htm 3/3 REPORT TO THE HEARING EXAMINER City Hall – 525 North Third Avenue – Council Chambers THURSDAY October 15, 2026 6:00 PM 1 MASTER FILE #: SP 2026-009 PROPONENT: Anwar Jafar 1719 W 5th Pl Kennewick, WA 99336 APPLICANT: Anwar Jafar 1719 W 5th Pl Kennewick, WA 99336 REQUEST: Special Permit: To permit a small used motor vehicle dealership in suite 104 of an existing commercial building. Timeline: July 30, 2026 Application Submitted August 21, 2026 Application Deemed Complete September 30, 2026 Notice of Public Hearing for SP2026-009 scheduled for September 28, 2026, was posted on the City of Pasco website, published in the Tri-City Herald Newspaper, and mailed to properties owners within 300 feet of the proposal. October 7, 2026 Public Hearing Staff Report Published Exhibits: 1. Maps 2. Preliminary Site Plan 3. Application 4. Public Notices BACKGROUND 1) PROPERTY DESCRIPTION: Abbreviated Legal: SHORT PLAT 84-6 LOT 2 Site Location: 1828 W Lewis ST. Suite 104. (Parcel# 112230201), Pasco, WA 99301 Property Size: 1.01 acres (43,906.86 Square Feet). 2 2) ACCESS: The site is currently accessed from a driveway off of W Lewis St. north of the suite and S. 18th Ave. east of the suite. 3) UTILITIES: Municipal water is available in W Lewis St to the north. Municipal sewer is available in S 18th Ave. to the east. The site is currently served by both municipal water and sewer. 4) LAND USE AND ZONING: The property is zoned C-1 (Retail Business) and is developed with an approximately 10,645-square-foot building containing four business suites. The proposed use would occupy the only suite located at the rear of the building. Surrounding properties are zoned and developed as follows: Direction Zone Current Development North C-3 Apartment Complexes East C-1 Various small businesses within a commercial building complex South C-3 Electric supply company and contractor storage yard West C-1/C-3 Undeveloped parcel 5) COMPREHENSIVE PLAN: The Comprehensive Plan designates the location as “Commercial” the commercial designation supports neighborhood, community and regional shopping and specialty centers, business parks, service and office uses, which is in line with the commercial nature of the proposal. 6) ENVIRONMENTAL DETERMINATION: The Special Permit is exempt from SEPA review pursuant to WAC 197-11-800(6)(b), as the proposed use will occur within an existing building and will not involve alterations that would change the character of the building or otherwise remove the proposal from the applicable categorical exemption. BACKGROUND Request The applicant proposes to permit a small used motor vehicle dealership in suite 104 of an existing commercial building. Site The building is comprised of four suites with suite 104 being the only suite located in the back of the building with no street frontage. The building was constructed in 1988 and is approximately 10,645 square feet. The building has undergone several minor and major remodels. Various businesses have occupied the suites. Currently, the other businesses that occupy the front of the building facing W Lewis St is a message therapist, youth mentorship services, and a beauty supply store. The parcel is approximately 1.01 acres in size. The site currently has a parking lot with +/- 45 parking spaces, with approximately 20 of the 45 graveled spaces located behind the building. Suite 4 has an office and a garage totaling 1,300 square feet and a 700 square foot fenced yard. The proposed dealership requires approximately 4.3 parking spaces and will provide six dedicated 3 spaces, with vehicle inventory stored separately within the fenced portion of the site. The proposed use therefore meets the applicable parking requirements. History The site was originally platted in 1888 under the Columbia River Addition. Then, the parcel was re-platted on June 25, 1950 under the Re-Plat of Columbia River Addition. The site was annexed into the City on April 3, 1961. The site was assigned C-1 zoning in 1961 (Ordinance 1028) in conjunction with the 1961 annexation. The building was constructed in 1988. Between the years of 2006 – 2022, the building underwent several interior remodels and cosmetic alterations. According to license records, 23 business licenses have been applied for on subject parcel. Previous businesses have been retail store for cosmetics, tax services, auto detail, accountant, boxing club, wholesale, wireless sales, computer retail, and electrical contractor office. The building directly east of the subject building that shares an access easement, had a special permit approved for a car dealership in 2022 (SP2022-025). The car dealership is no longer active at that location. Land Use Regulations Per Pasco Municipal Code (PMC) 25.85.040(2) retail automobile sales require a special permit provided they meet the requirements in subsection PMC 25.85.040(2)(a)(i) & (ii) that the property is located east of Highway 395 and either adjacent to the intersection of two arterial streets, or adjacent to a single arterial street; provided, that it is not adjacent to or across a public street right-of-way from a residential district; and not located closer than 300 feet to any existing car lot. The proposed use is located east of Highway 395, and adjacent to a single arterial street, but not adjacent to or across a public street right-of-way from a residential district; and not located closer than 300 feet to any existing car lot. 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 July 30, 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 September 30, 2026. 3) The proposed auto sales use would be located in a general commercial area and located at the back of the commercial building, without facing any public streets. 4) The proposed site is Parcel # 112230201 in Pasco, WA. 5) The site was added to the town of Pasco in 1888 as part of the Columbia River Addition to Pasco. 6) The site was annexed into the City of Pasco in 1961. 7) The site is zoned C-1 (Retail Business). 8) The site was developed as commercial building with multiple suites in 1988. 9) Conditional uses in the C-1 zoning district may be permitted through the Special Permit process. 4 10) As per PMC 25.85.040(2)(a)(i) and (ii) retail automobile sales are allowed in the C-1 zoning district as a “Conditional Use,” provided a. the property is located east of Highway 395 and either i. adjacent to the intersection of two arterial streets, or ii. adjacent to a single arterial street; provided, that it is not adjacent to or across a public street right-of-way from a residential district; and b. not located closer than 300 feet to any existing car lot. 11) The proposed use is adjacent to a single arterial street. 12) The proposed use is not adjacent to or across a public street right-of-way from a residential district. 13) The proposed use is not located closer than 300 feet to any existing car lot. 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; This special permit is in conformance with the Comprehensive Plan. The Comprehensive Plan indicates the site is primarily intended for Commercial uses. The property is zoned C-1 (Retail Business). The existing structure was built in 1988. Policy ED-2-B: Encourage development of a wide range of commercial and industrial uses strategically located near major transportation corridors or facilities and in close proximity to existing or proposed utility infrastructure while supporting local and regional needs. Goal LU-6: Encourage distinctive quality community and regional commercial and industrial developments that support the city’s overall development goals. Policy LU-6-A: Encourage commercial and higher-density residential uses along major corridors and leverage infrastructure availability. (2) The proposal will adversely affect public infrastructure; Access to the site is currently established from W. Lewis Street. The site is served by existing City utilities, including municipal water and sewer. W. Lewis Street is identified in the City of Pasco Transportation System Master Plan (TSMP) as a principal arterial. Principal arterials are intended to accommodate higher volumes of traffic, connect major activity centers, and provide for regional traffic movement. The limited additional vehicle trips associated with the proposed small motor vehicle dealership are not anticipated to materially affect the operation or capacity of the existing transportation system. The proposed use is located within an existing commercial building and does not appear to place a greater demand on existing water, sewer, or other public infrastructure than other uses permitted within the C-1 (Retail Business) district. Therefore, staff finds that the proposal will not increase the need for infrastructure improvements and is unlikely to adversely affect existing public infrastructure. (3) The proposal will be constructed, maintained and operated to be in harmony with the existing or intended character of the general vicinity; The proposed dealership would be in harmony with the surrounding uses as the general character of the area is retail commercial. The properties in the general vicinity are a mixture small retail business, wholesale, commercial, and high-density residential uses. Properties to the north although zoned as C-3 (General Business District), have multifamily housing units. West, east, and south of the proposal are retail commercial 5 uses. W Lewis St. is a principal arterial, and the City of Pasco’s Comprehensive Plan Land Use Policy 6-A encourages commercial and higher density residential uses along major transportation corridors. The property is currently screened along the western boundary with a chain link fence and landscaping that has well established deciduous and evergreen trees, shrubs, and decorative rock. (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 used motor vehicle dealership would be consistent with the existing and intended character of the general vicinity. The surrounding area contains a mixture of retail, commercial, wholesale, and high- density residential uses. Properties to the east, west, and south are primarily developed with retail and commercial uses. Properties to the north are zoned C-3 (General Business District), although some are currently developed with multifamily residential uses. W. Lewis Street is classified as a principal arterial, and the City of Pasco Comprehensive Plan encourages commercial and higher-density residential development along major transportation corridors. The proposed dealership would operate from an existing commercial building within the C-1 (Retail Business) district and would not substantially alter the existing commercial character of the site or surrounding area. The property also includes existing screening along the western boundary consisting of a chain-link fence and established landscaping, including deciduous and evergreen trees, shrubs, and decorative rock. Based on the existing development pattern, surrounding land uses, and the limited nature of the proposed use, staff finds that the proposal will be maintained and operated in harmony with the existing and intended character of the general vicinity. (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; Examples of uses permitted outright within the C-1 (Retail Business) district include automobile detail shops, automobile rental or leasing establishments, hotels and motels, car washes, and restaurants. These permitted uses may generate noise, fumes, vibrations, dust, traffic, lighting, and other impacts at levels comparable to or greater than those anticipated from the proposed small used motor vehicle dealership. The proposed dealership will operate from an existing commercial building, with Suite 104 located at the rear of the building and not directly visible from adjacent public streets. The proposed use is limited in scale and is not anticipated to generate substantial noise, fumes, vibrations, dust, traffic, or flashing lights beyond those ordinarily associated with uses permitted within the C-1 district. The surrounding area also contains zoning that allows more intensive commercial uses, including contractor storage yards, automobile repair and service establishments, wholesale uses, and service stations, which may generate similar or greater impacts. Based on the nature and scale of the proposed dealership and the range of uses permitted within the surrounding commercial districts, staff finds that the operation of the proposal will not be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than the operation of uses otherwise permitted within the district. The Institute of Transportation Engineers (ITE) Trip Generation Manual, 12th Edition, provides estimated PM peak-hour trip generation rates for the existing and proposed uses. Based on these rates, the existing 1,300 - square-foot beauty supply store is estimated to generate approximately 9 PM peak-hour vehicle trips, while the 1,400-square-foot general office occupied by the Big Joe organization is estimated to generate approximately 2 PM peak-hour vehicle trips. By comparison, a used automobile dealership occupying approximately 1,300 square feet is estimated to generate approximately 5 PM peak-hour vehicle trips. Based on the anticipated trip generation and the traffic associated with other uses permitted within the C-1 district, 6 staff finds that traffic generated by the proposed dealership would not be more objectionable than traffic generated by other permitted uses within the district. The site currently provides approximately 45 parking spaces. Based on the applicable parking standard of one space per 300 square feet of floor area for general retail uses, the existing building requires approximately 40 parking spaces. The existing parking area therefore provides sufficient parking to meet the overall parking requirement for the building. Based on the floor area associated with the proposed dealership, a minimum of approximately 4.3 parking spaces is required. The applicant proposes six parking spaces for the dealership, exceeding the minimum parking requirement. Additional space for vehicle inventory will be provided within the fenced portion of the site and will be separate from the required customer and employee parking. Based on the limited size and nature of the proposed use, the availability of parking on the overall site, and the parking provided specifically for the dealership, staff finds that the proposal meets the applicable parking requirements and is not anticipated to adversely affect parking availability for other businesses on the site. Fumes, vibrations, and dust are unlikely to be generated from this proposed auto sales in a manner that would be more significant than other uses in the C-1 district. Staff finds that, as conditioned, the proposal will not be more objectionable to nearby properties than the operation of any permitted use within the district. (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 proposed Auto Sales use would not likely endanger the public health or safety more than permitted uses within the district. The Special Permit review process allows the city to impose mitigating conditions on the proposed use. The proposal, as conditioned, will not endanger public health or safety, nor will it become a nuisance in the proposed location. The proposal must comply with all relevant provisions of the Pasco Municipal Code. Any violations would trigger enforcement and corrective action. APPROVAL CONDITIONS 1) The special permit shall apply to Parcel 112230201. 2) All lighting shall be directed downward and shielded in such a way that no light from the development encroaches onto another property, per Pasco Municipal Code 12.32. 3) A minimum of one space for each 300 square feet of floor area shall be reserved for customer parking. 4) All required improvements and modifications shall be completed prior to the issuance of a City of Pasco Business License for the car sales activity. 5) The parking area shall be maintained in such a manner to control erosion and dust per PMC 25.180.050(5). 6) The site plan shall be developed in substantial conformity to the Special Use Permit application, site plan and any building plans submitted. 7) Any modification or change in the nature, character or intensity of the use may require additional review and/or Special Use Permits. 8) Applicant shall adhere to all Federal, State and City zoning, building, fire, and safety codes. 9) The special permit shall be null and void if the above conditions are not met. 7 RECOMMENDATION Staff recommends approval of a Special Permit for an Auto Sales facility to be located at 1828 W Lewis ST. Suite 104, (Franklin County Tax Parcel 112230201) in a C-1 (Retail Business) zoning district with conditions as set forth herein. From: Anwar Jafar <anwarjafar822@gmail.com> Sent: Sunday, September 6, 2026 8:43 PM To: Shannon Zimmerman Subject: Re: SP2026-009 Car Dealership Notice of Complete Application Follow Up Flag: Follow up Flag Status: Flagged [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 Thank you for your email How is your use of the property in line with the overall land use of the property? We have an office for customers and a garage for parking cars and a small yard for our inventory and there is a parking lot in front of the office for customers How will the business be accessed? Any body can come through the parking lot What kind of advertising do you plan to utilize? We will list out inventory on Marketplace and mostly in the auctions as a wholesale How will the business be maintained and operated to be in harmony with the existing or intended character of the general surrounding area? Our business will not change any thing around and we will take care of the area around How will your business be operated? How many employees do you plan to have? How many cars/inventory will be on the property? No employees Our business will be managed by me and my partner , Our inventory will be around 10 cars maximum in the location because we are going to put our inventory in the auctions How will the business impact the surrounding businesses? (Noise, fumes, dust, traffic, lights, etc.) our business will not effect any of the surrounding businesses , no noise or dust or anything to effect them because we will not work on cars Our inventory will be parked only How many customers do you anticipate on serving ever day? Or a weekly average? That will depend on the inventory and the market I guess it’s 10 customers a week maximum also we will sell our cars as a wholesale so mostly there is not a lot of customers are going to come to our location On Mon, Aug 31, 2026 at 3:47 PM Shannon Zimmerman <Zimmermans@pasco-wa.gov> wrote: Good afternoon, Thank you for your payment and submitting a complete application. Your permit will be noticed to the paper and neighboring properties on 9/28. The report that will be prepared and sent to the Hearing Examiner and yourself will be 10/5 and the date the special permit will be presented to the Hearing Examiner is 10/14. I am currently working on your report. To help me understand and present a well rounded and accurate representation of your proposed business, can you help provide some more information? Here are some questions that will be in the report that if I had some more details, I can provide a thorough explanation to the Hearing Examiner: • How is your use of the property in line with the overall land use of the property? • How will the business be accessed? • What kind of advertising do you plan to utilize? • How will the business be maintained and operated to be in harmony with the existing or intended character of the general surrounding area? • How will your business be operated? How many employees do you plan to have? How many cars/inventory will be on the property? • How will the business impact the surrounding businesses? (Noise, fumes, dust, traffic, lights, etc.) • How many customers do you anticipate on serving ever day? Or a weekly average? Providing as much detail as possible helps to present your business as best as possible and allows for the planner to determine what types/kinds of conditions would be needed for the approval. Please let me know if you have any questions. Thank you, Shannon Zimmerman Planner II O: 509-545-3497 zimmermans@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. ATTENTION: Debra Barham 525 North Third Ave. Pasco, WA 99301 edwardsn@pasco-wa.gov; cityclerk@pasco-wa.gov; shanksk@pasco-wa.gov;barragani@pasco-wa. gov;zimmermans@pasco-wa.gov AFFIDAVIT OF PUBLICATION Account #Order Number Identification Order PO Cols Depth 35222 237.0L3.0NOPH 9-27-2026Legal Ad - IPL0376164IPL0376164 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. Open Record Hearing – Date, Time, and Location: The City of Pasco Hearing Examiner will hold an open record hearing at 6:00 p.m. on October 14, 2026, in the Council Chambers at Pasco City Hall, located at 525 N. 3rd Avenue, Pasco, Washington. Access is available through the east or south entrances. The Hearing Examiner will receive public testimony on the following applications at this hearing: PP2025-004 Wilson Acres: A public hearing will be held to consider a preliminary plat for the development of 692-single-family detached residential lots in ten phases. The proposed subdivision improvements include mass grading, construction of public roads, installation of water, sewer, irrigation, communication, and power infrastructure, pedestrian and mixed-use accessways intended to provide neighborhood connectivity, a 2.25-acre park to be maintained by the Homeowners Association (HOA), a tract for a sewer lift station, and open space areas containing an underlying U.S. Bureau of Reclamation (USBR) irrigation easement right-of-way. The subject property, formerly identified as Parcel No. 115180030, is now identified as Parcel Nos. 115180033, 115180211, 115180212, 115180213, 115180214, 115180215, 115180216, 115180217, 115180218, 115180219, 115180220, and 115180221, Pasco, Washington 99301. The property is generally located north of Burns Road, west of Broadmoor Boulevard, south of future Dent Road, and east of future Dent/Fraser Road. A Determination of Nonsignificance (DNS) under the State Environmental Policy Act (SEPA) was issued for the proposal on June 22, 2026. The proposal is subject to the applicable provisions of the Pasco Municipal Code. 509-544-4146 / barragani@pasco-wa.gov PP2026-001 Cherry Bloom: A public hearing will be held to consider a preliminary plat for the development of 122 single-family detached residential lots in two phases. The proposed subdivision improvements include construction of public roads, installation of public utilities, right-of-way dedications, utility easements, and pedestrian and bicycle ac- cessways intended to provide neighborhood connectivity. The proposed street network includes extensions of four local access roads previously approved through the neighboring Desert Bloom Preliminary Plat to the east, an additional north- south local access road, and dedication and development of one-half of the right-of-way for the planned neighborhood collector along the western boundary of the site. The subject property is identified as Parcel No. 126160129 and consists of approximately 22 acres. The property is generally located south of Burns Road and east of Shoreline Road in Section 12, Township 9 North, Range 28 East, W.M., Pasco, Washington 99301. A Determination of Nonsignificance (DNS) under the State Environmental Policy Act (SEPA) was issued for the proposal on August 13, 2026. The proposal is subject to the applicable provisions of the Pasco Municipal Code. 509-544-4146 / barragani@pasco-wa.gov SP2026-009 Car Dealership: Applicant Anwar Jafar has applied for a Special Use Permit (SP2026-009) to operate a small used motor vehicle dealership from Suite 104 of an existing commercial building within the C-1 (Retail Commercial) zoning district. The property is situated east of Highway 395, adjacent to an arterial street, and more than 300 feet from an existing car lot. The project is located at 1828 W. Lewis Street, Suite 104, Pasco, WA 99301 (Parcel No. 112230201). Suite 104 is located at the rear of the building and is not visible from adjacent public streets. The Special Permit is exempt from SEPA review pursuant to WAC 197-11-800(6)(b), as the proposed use will occur within an existing building and will not involve alterations that would change the character of the building or otherwise remove the proposal from the applicable categorical exemption. The proposal is subject to the applicable provisions of the Pasco Municipal Code. 509-545-3497 / zimmermans@pasco-wa.gov Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on October 14, 2026. Any interested party may submit comments, attend the meeting and/or give testi- mony, or request notice of the Hearing Examiner’s decisions. To submit comments, request notification, or ask questions about the proposals, please contact the Planning Division using the phone number or email address listed after the project description, or by mail at: City of Pasco – Planning Division 525 N 3rd Ave Pasco, WA 99301 If you wish to participate in the hearing virtually, please register at least 2 hours prior to the meeting at the following registration link: www.pasco-wa.gov/publiccomment. After registering, you will receive a confirmation email containing information about joining the webinar. Estimated Date of Decision: Hearing Examiner will make a Decision to City Council on the Preliminary Plats and Special Permit within ten (10) days of the public hearing. The City of Pasco welcomes full participation in public meetings by all individuals. Pasco City Hall is accessible to persons with disabilities. In compliance with the Americans with Disabilities Act (ADA), no qualified individual with a disability shall be excluded from participation in, or denied the benefits of, City services, programs, or activities. If you require auxiliary aids, services, or other accommodations to participate in this meeting, please contact the Community Development Depart- ment at (509) 545-3441, TTY 711, or via email at patrickc@pasco-wa.gov at least ten (10) days prior to the meeting to request assistance. IPL0376164 Sep 27 2026 COUNTY OF BENTON) SS STATE OF WASHINGTON) the undersigned, being duly sworn, deposes and says, I am the Legals Clerk of The Tri-City Herald, a daily newspaper. That said newspaper is a local newspaper and has been approved as a legal newspaper by order of the superior court in the county in which it is published and it is now and has been for more than six months prior to the date of the publications hereinafter referred to, published continually as a daily newspaper in Benton County, Washington. That the attached is a true copy as it was printed in the regular and entire issue of the Tri-City Herald and not in a supplement thereof, and that said newspaper was regularly distributed to its subscribers during all of this period. 1.0 insertion(s) published on: 09/27/26 Print Sworn to and subscribed before me on McClatchy The Beaufort Gazette The Belleville News-Democrat Bellingham Herald Centre Daily Times Sun Herald Idaho Statesman Bradenton Herald The Charlotte Observer The State Ledger-Enquirer The Modesto Bee The Sun News - Myrtle Beach Raleigh News & Observer Rock Hill | The Herald The Sacramento Bee San Luis Obispo Tribune Tacoma | The News Tribune Tri-City Herald The Wichita Eagle The Olympian Durham | The Herald-Sun Fort Worth Star-Telegram The Fresno Bee The Island Packet The Kansas City Star Lexington Herald-Leader The Telegraph - Macon Merced Sun-Star Miami Herald El Nuevo Herald Print Tearsheet Link Marketplace Link 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. Open Record Hearing – Date, Time, and Location: The City of Pasco Hearing Examiner will hold an open record hearing at 6:00 p.m. on October 14, 2026, in the Council Chambers at Pasco City Hall, located at 525 N. 3rd Avenue, Pasco, Washington. Access is available through the east or south entrances. The Hearing Examiner will receive public testimony on the following applications at this hearing: PP2025-004 Wilson Acres: A public hearing will be held to consider a preliminary plat for the development of 692-single-family detached residential lots in ten phases. The proposed subdivision improvements include mass grading, construction of public roads, installation of water, sewer, irrigation, communication, and power infrastructure, pedestrian and mixed-use accessways intended to provide neighborhood connectivity, a 2.25-acre park to be maintained by the Homeowners Association (HOA), a tract for a sewer lift station, and open space areas containing an underlying U.S. Bureau of Reclamation (USBR) irrigation easement right-of-way. The subject property, formerly identified as Parcel No. 115180030, is now identified as Parcel Nos. 115180033, 115180211, 115180212, 115180213, 115180214, 115180215, 115180216, 115180217, 115180218, 115180219, 115180220, and 115180221, Pasco, Washington 99301. The property is generally located north of Burns Road, west of Broadmoor Boulevard, south of future Dent Road, and east of future Dent/Fraser Road. A Determination of Nonsignificance (DNS) under the State Environmental Policy Act (SEPA) was issued for the proposal on June 22, 2026. The proposal is subject to the applicable provisions of the Pasco Municipal Code. 509-544-4146 / barragani@pasco-wa.gov PP2026-001 Cherry Bloom: A public hearing will be held to consider a preliminary plat for the development of 122 single-family detached residential lots in two phases. The proposed subdivision improvements include construction of public roads, installation of public utilities, right-of-way dedications, utility easements, and pedestrian and bicycle ac- cessways intended to provide neighborhood connectivity. The proposed street network includes extensions of four local access roads previously approved through the neighboring Desert Bloom Preliminary Plat to the east, an additional north- south local access road, and dedication and development of one-half of the right-of-way for the planned neighborhood collector along the western boundary of the site. The subject property is identified as Parcel No. 126160129 and consists of approximately 22 acres. The property is generally located south of Burns Road and east of Shoreline Road in Section 12, Township 9 North, Range 28 East, W.M., Pasco, Washington 99301. A Determination of Nonsignificance (DNS) under the State Environmental Policy Act (SEPA) was issued for the proposal on August 13, 2026. The proposal is subject to the applicable provisions of the Pasco Municipal Code. 509-544-4146 / barragani@pasco-wa.gov SP2026-009 Car Dealership: Applicant Anwar Jafar has applied for a Special Use Permit (SP2026-009) to operate a small used motor vehicle dealership from Suite 104 of an existing commercial building within the C-1 (Retail Commercial) zoning district. The property is situated east of Highway 395, adjacent to an arterial street, and more than 300 feet from an existing car lot. The project is located at 1828 W. Lewis Street, Suite 104, Pasco, WA 99301 (Parcel No. 112230201). Suite 104 is located at the rear of the building and is not visible from adjacent public streets. The Special Permit is exempt from SEPA review pursuant to WAC 197-11-800(6)(b), as the proposed use will occur within an existing building and will not involve alterations that would change the character of the building or otherwise remove the proposal from the applicable categorical exemption. The proposal is subject to the applicable provisions of the Pasco Municipal Code. 509-545-3497 / zimmermans@pasco-wa.gov Public Comment Period: Written comments must be submitted to the Community Development Department by 5:00 p.m. on October 14, 2026. Any interested party may submit comments, attend the meeting and/or give testi- mony, or request notice of the Hearing Examiner’s decisions. To submit comments, request notification, or ask questions about the proposals, please contact the Planning Division using the phone number or email address listed after the project description, or by mail at: City of Pasco – Planning Division 525 N 3rd Ave Pasco, WA 99301 If you wish to participate in the hearing virtually, please register at least 2 hours prior to the meeting at the following registration link: www.pasco-wa.gov/publiccomment. After registering, you will receive a confirmation email containing information about joining the webinar. Estimated Date of Decision: Hearing Examiner will make a Decision to City Council on the Preliminary Plats and Special Permit within ten (10) days of the public hearing. The City of Pasco welcomes full participation in public meetings by all individuals. Pasco City Hall is accessible to persons with disabilities. In compliance with the Americans with Disabilities Act (ADA), no qualified individual with a disability shall be excluded from participation in, or denied the benefits of, City services, programs, or activities. If you require auxiliary aids, services, or other accommodations to participate in this meeting, please contact the Community Development Depart- ment at (509) 545-3441, TTY 711, or via email at patrickc@pasco-wa.gov at least ten (10) days prior to the meeting to request assistance. IPL0376164 Sep 27 2026 REPORT TO HEARING EXAMINER PUBLIC HEARING City Hall – 525 North Third Avenue – Council Chambers October 14, 2026, 6:00 PM 1 MASTER FILE #: Z2026-004/Rezone R-T to R-1 APPLICANTS: Haven Capital, LLC 6119 Burden Blvd, Ste C Pasco, WA 99301 OWNER: Franklin County PUD No.1 1411 W Clark St, Pasco, WA 99301 REQUEST: Rezone: Recommendation to rezone R-T (Residential Transition) to R-1 (Low Density Residential). TIMELINE September 9, 2026 Application Submitted. September 30, 2026 Application Deemed Complete. September 30, 2026 Application Noticed for Public Hearing to Property Owners within 300 feet. September 30, 2026 Application Noticed for Public Hearing to the Tri-City Herald. October 7, 2026 Public Hearing Staff Report Published BACKGROUND 1. PROPERTY DESCRIPTION: Parcel No.: 117250038 (R-T to R-1) Legal: PTN S2SW4SW4 14-9-29 LY S OF SR182 & N & W OF ARGENT RD Property Size: Approximately 6.81 Acres (296,611 square feet) General Location: The subject properties are located in Pasco, WA 99301, generally north of W Argent Rd, west of Road 48, south of I-182, and east of Road 52. 2 2. ACCESS: The site will have access from Chapel Hill Blvd to the northwest and W Argent from the south. 3. UTILITIES: Municipal water and sewer are available in W Argent Rd to the south. 4. LAND USE AND ZONING: The subject property is currently zoned R-T. The applicant is requesting to rezone the parcel to R-1. The parcel currently is the location of a Franklin County Public Utility District electrical substation. Surrounding properties are zoned and developed as follows: North: R-1/R-S-1 Interstate highway/ Single family dwellings East: C-1 Interstate highway/ Storage facility/ Gas station South: Franklin County Single family dwellings West: R-15/R-4 Single family dwellings/ Duplexes 5. COMPREHENSIVE PLAN: The City’s Comprehensive Plan designates the southern portion of subject property as Low Density Residential, and the northern portion of the property as Medium Density Residential, these sections are split by a Franklin County Irrigation District canal. These designations allow for a mix of housing types at a density of 3-6 dwelling units per acre in the Low Density Residential area, and 6-20 dwelling units per acre in the Medium Density Residential area consistent with the Pasco Municipal Code (PMC) Table 25.215.015. Zoning districts implementing these land use designations include R-S-12, R-S-1, R-1, R-1-A, R-1-A2, R2, R-3, and R-4. 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 Haven Capital, LLC is requesting approval to rezone Parcel No. 117250038 (from R-T to R-1), totaling approximately 6.8 acres. The existing zoning classification of Residential Transition is not consistent with the City’s Comprehensive Plan designation, the applicant is requesting the R-1 zone, which is compatible with the majority of the parcel as depicted in the City’s Comprehensive Plan designation. The northern portion of the property is designated Medium Density Residential in the City’s Comprehensive Plan, while R-1 is not compatible with the Comprehensive Plan’s land use 3 designation for the northern portion of the property the northern area has been developed with an electrical substation that would inhibit most development of the northern portion of the property. The R-1 zone would allow for the development of mixed housing options on the southern portion of the property, which is the available area for development as the northern portion of the parcel is occupied by a specially permitted electrical substation. Parcel No. 117250038 is currently developed with an existing Franklin County Public Utility District electrical substation (SP1991-028) the substation is intended to remain in use; the remainer of the parcel south of the canal would be developable if rezoned to R -1. This request is not associated with a specific development proposal; therefore, no project -level action is under review at this time. History In 1977, the subject property was annexed into the City under Ordinance No. 1898 and assigned R-T zoning via the same document. The parcel has retained its zoning classification since its initial annexation in 1977. In 1991, the property underwent the Special Permit process for the development of an electrical substation, SP1991-028. An electrical substation was then developed on the northern portion of the property subject to the conditions of SP1991 -028. 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. 117250038 was assigned its current zoning designation on December 19, 1977. 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. 117470138, which was subdivided in 2018, FP2018-005, into 82 residential lots. Growth continued on surrounding properties within city limits as well as in the properties in Franklin County. 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. The existing R-T designation is intended as a transitional district and does not permit development consistent with the standards of the Comprehensive Plan. The requested R-1 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 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 uses that promote housing diversity, housing density, and efficient land use patterns. The portion of the property currently designated as medium density residential by the City’s Comprehensive Plan is the location of the Franklin County Public Utility District’s electrical substation, the portion of the property north of the canal. This area of the parcel seems highly unlikely to develop due to its proximity to the electrical substation, which occupies a significant portion of the northern area of the parcel. By encouraging this residential development, the proposal supports infill development, and increased housing variety which benefits by expanding the potential housing stock while requiring little extra infrastructure improvements. 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 to a different residential designation is not anticipated to adversely impact the value or character of adjacent properties. The R-1 zone allows continued residential use while allowing for densification of property already served by city services, matching residential development patterns in the surrounding area. The integration of residential designation supports orderly growth, infill development, and development that utilizes existing utilities and transportation infrastructure. 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 parcel would be restricted to develop within the Residential Transition designation standards of one dwelling unit per 5 acres. This would reduce development flexibility, increase regulatory burden, and may limit the owner’s ability to develop the site in a cohesive and economically viable manner. Denial would therefore constrain the property’s reasonable development potential compared to the proposed low density residential designation. 6. The Comprehensive Plan land use designation for the property: The City of Pasco Comprehensive Plan designates the site as Low Density Residential, and Medium Density Residential. 7. Such other information as the Hearing Examiner requires: 5 The proposed rezone is more consistent with and better 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 capacity and land use 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 September 30, 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 September 30, 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 northern portion of the property has been developed with an electrical substation making that portion of the property highly unlikely to develop. 5) The requested low density zoning designation request is consistent with the Comprehensive Plan for the southern portion of the parcel and aligns with the designated land use for southern portion of the subject site. 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 Low Density Residential and Medium Density Residential. The proposed R-1 rezone is consistent with the Low Density Residential Land Use Map designation, the designation applies to the majority of the developable portion of the parcel. The portion of the parcel designated as Medium Density Residential has been developed with an electrical substation which makes the further development of that portion of the parcel highly unlikely. Rezoning the parcel to R-1 advances the goals and policies of the Comprehensive Plan. Specifically, the proposal supports Land Use Goal LU-4, as well as Land Use Policy LU-4(B), and LU-4(D) which promote increased community accessibility through proper land use planning; infill and higher-density development in proximity to major travel corridors and public transportation; 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; 6 The proposed rezone is not expected to be materially detrimental to properties in the immediate vicinity. The site is located in an area where residential uses already exist in proximity. The low- density residential designation allows residential uses to continue while aligning the parcel with surrounding development patterns. The immediate vicinity has been developed with a variety of residential dwelling types, the rezone would be consistent with the pattern of development in the surrounding area by permitting a range of dwelling types and the applicable development standards are intended to mitigate impacts related to scale, intensity, and traffic. Given the existing context and the regulatory controls that apply to residential 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 designation of the site as Low Density Residential. Applying the low-density residential zoning classification ensures consistency between the City’s adopted long-range plan and its development regulations. The proposal creates opportunities for additional housing within the same area, supporting a more efficient and integrated land use pattern. By encouraging low density residential development, the rezone advances housing availability, community accessibility through proper land use planning, and supports infill development where utilities and transportation infrastructure allow for efficient use of public capital resources. 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. 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 site 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 7 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 R-1 (Low Density Residential) zoning to Parcel No. 117250038, owned by Franklin County Public Utility district #1, totaling approximately 6.81 acres. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 1 of 17 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. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 2 of 17 A. Background Find help answering background questions 1. Name of proposed project, if applicable: 5115 Chapel Hill Blvd Rezone to R-1 2. Name of applicant: Haven Capital, LLC 3. Address and phone number of applicant and contact person: Applicant: Haven Capital, LLC 6119 Burden Blvd, Ste C Pasco, WA 99301 Contact/Applicant Representative: Aqtera Engineering Caleb Stromstad, PE caleb@aqtera.com 509-845-0208 4. Date checklist prepared: 8/17/26 5. Agency requesting checklist: City of Pasco 6. Proposed timing or schedule (including phasing, if applicable): Rezone to R-1 as soon as possible. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. Rezone will allow for future residential subdivision/preliminary plat process. Specifics of that proposal are yet to be determined. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 3 of 17 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. None known. 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. 10. List any government approvals or permits that will be needed for your proposal, if known. City approval of rezone application. 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.) Rezone referenced property from Residential Transition (RT) to Low Density Residential (R-1). Parcel area: 6.8 ac 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. Parcel No. 117250038 Address: 5115 Chapel Hill Blvd, Pasco, WA The site is located north of and adjacent to Argent Rd between Roads 48 and 52. There are two land areas for the property separated by a Franklin County Irrigation District canal right-of-way that generally runs east-west through the length of the property. Interstate 182 abuts the northern property lines. B. Environmental Elements 1. Earth Find help answering earth questions a. General description of the site: The northern land area is flat with an existing electrical substation. The southern land area slopes south towards Argent at average grades ranging from 5 to 10 percent. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 4 of 17 Circle or highlight one: Flat, rolling, hilly, steep slopes, mountainous, other: moderate slope b. What is the steepest slope on the site (approximate percent slope)? There is an existing cut slope near 33% grade. 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. NRCS soils data show the area consists of Quincy loamy fine sand. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Known observed or 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. Not applicable for non-project action rezone. f. Could erosion occur because of clearing, construction, or use? If so, generally describe. Not applicable for non-project action rezone. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Not applicable for non-project action rezone. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. Not applicable for non-project action rezone. 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. Not applicable for non-project action rezone. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 5 of 17 b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. Not applicable for non-project action rezone. c. Proposed measures to reduce or control emissions or other impacts to air, if any. Not applicable for non-project action rezone. 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. A Franklin County Irrigation District canal bisects the property. 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. Not applicable for non-project action rezone. 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 for non-project action rezone. 4. Will the proposal require surface water withdrawals or diversions? Give a general description, purpose, and approximate quantities if known. Not applicable for non-project action rezone. 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. Not applicable for non-project action rezone. 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 SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 6 of 17 well. Will water be discharged to groundwater? Give a general description, purpose, and approximate quantities if known. Not applicable for non-project action rezone. 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. Not applicable for non-project action rezone. 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. Not applicable for non-project action rezone. b) Could waste materials enter ground or surface waters? If so, generally describe. Not applicable for non-project action rezone. c) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. Not applicable for non-project action rezone. d) Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any. Not applicable for non-project action rezone. 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 SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 7 of 17 ☒ other types of vegetation b. What kind and amount of vegetation will be removed or altered? Not applicable for non-project action rezone. c. List threatened and endangered species known to be on or near the site. None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. Not applicable for non-project action rezone. e. List all noxious weeds and invasive species known to be on or near the site. Cheatgrass 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. Bird and animal life typical of this residential area. Likely songbirds, skunks, and raccoons. 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. None known. c. Is the site part of a migration route? If so, explain. Yes, the Columbia Basin is part of the Pacific Flyway. d. Proposed measures to preserve or enhance wildlife, if any. Not applicable for non-project action rezone. e. List any invasive animal species known to be on or near the site. None known. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 8 of 17 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. Not applicable for non-project action rezone. 2. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. Not applicable for non-project action rezone. 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. Not applicable for non-project action rezone. 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. Not applicable for non-project action rezone. 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. 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. Not applicable for non-project action rezone. 4. Describe special emergency services that might be required. Not applicable for non-project action rezone. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 9 of 17 5. Proposed measures to reduce or control environmental health hazards, if any. Not applicable for non-project action rezone. b. Noise 1. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Not applicable for non-project action rezone. 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)? Not applicable for non-project action rezone. 3. Proposed measures to reduce or control noise impacts, if any. Not applicable for non-project action rezone. 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. There is an existing electrical substation that covers most of the northern land area. The southern land area is undeveloped. Existing uses on and nearby will be unaffected by rezone. 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? No. 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? Not applicable for non-project action rezone. c. Describe any structures on the site. See response to a.) above. d. Will any structures be demolished? If so, what? Not applicable for non-project action rezone. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 10 of 17 e. What is the current zoning classification of the site? Residential Transition (RT) f. What is the current comprehensive plan designation of the site? Low Density Residential g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as a critical area by the city or county? If so, specify. None known. i. Approximately how many people would reside or work in the completed project? Not applicable for non-project action rezone. j. Approximately how many people would the completed project displace? Not applicable for non-project action rezone. k. Proposed measures to avoid or reduce displacement impacts, if any. Not applicable for non-project action rezone. l. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any. Not applicable for non-project action rezone. m. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any. Not applicable for non-project action rezone. 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. Not applicable for non-project action rezone. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. Not applicable for non-project action rezone. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 11 of 17 c. Proposed measures to reduce or control housing impacts, if any. Not applicable for non-project action rezone. 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? Not applicable for non-project action rezone. b. What views in the immediate vicinity would be altered or obstructed? Not applicable for non-project action rezone. c. Proposed measures to reduce or control aesthetic impacts, if any. Not applicable for non-project action rezone. 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? Not applicable for non-project action rezone. b. Could light or glare from the finished project be a safety hazard or interfere with views? Not applicable for non-project action rezone. c. What existing off-site sources of light or glare may affect your proposal? Not applicable for non-project action rezone. d. Proposed measures to reduce or control light and glare impacts, if any. Not applicable for non-project action rezone. 12. Recreation Find help answering recreation questions a. What designated and informal recreational opportunities are in the immediate vicinity? Pasco Golfland and Rd 36 soccer fields are approximately ½ mile east down Argent Rd. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 12 of 17 b. Would the proposed project displace any existing recreational uses? If so, describe. Not applicable for non-project action rezone. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any. Not applicable for non-project action rezone. 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. None known. 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. Not applicable for non-project action rezone. 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. Not applicable for non-project action rezone. 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. Site has access from Chapel Hill Blvd and Argent Rd frontage. 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? Yes Ben Franklin Transit’s Route 68 has a bus stop and bench along the property’s Argent Rd frontage. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 13 of 17 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). Not applicable for non-project action rezone. d. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. Not applicable for non-project action rezone. e. How many vehicular trips per day would be generated by the completed project or proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and nonpassenger vehicles). What data or transportation models were used to make these estimates? Not applicable for non-project action rezone. 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. Not applicable for non-project action rezone. g. Proposed measures to reduce or control transportation impacts, if any. Not applicable for non-project action rezone. 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. Not applicable for non-project action rezone. b. Proposed measures to reduce or control direct impacts on public services, if any. Not applicable for non-project action rezone. 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: SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 14 of 17 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. Not applicable for non-project action rezone. C. Signature Find help about who should sign The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. X Type name of signee: Caleb Stromstad, PE Position and agency/organization: Aqtera Engineering/Applicant Representative Date submitted: 8/17/2026 SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 15 of 17 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: _____________ SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 16 of 17 D. Supplemental sheet for nonproject actions Find help for the nonproject actions worksheet IT IS NOT REQUIRED to use this section for project actions. Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; pro- duction, storage, or release of toxic or hazardous substances; or production of noise? A rezone would allow for residential development. Construction of development infrastructure would produce emissions and noise. Proposed measures to avoid or reduce such increases are: The City’s adopted ordinances guide and mitigate these activities. 2. How would the proposal be likely to affect plants, animals, fish, or marine life? The southern land area could be graded in its entirety and developed with residential housing. The existing vegetation would be removed. Proposed measures to protect or conserve plants, animals, fish, or marine life are: The City’s adopted ordinances guide and mitigate these activities. 3. How would the proposal be likely to deplete energy or natural resources? Energy consumption typical to residential housing would be realized. Proposed measures to protect or conserve energy and natural resources are: Building permits require compliance with state energy code. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 17 of 17 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection, such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? There are no known environmentally sensitive or government protected areas on the site. Proposed measures to protect such resources or to avoid or reduce impacts are: Not applicable. 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? The proposed rezone would open the path for residential development. Proposed measures to avoid or reduce shoreline and land use impacts are: Compliance with the City’s Comprehensive Plan Land Use Designations and underlaying zoning standards. 6. How would the proposal be likely to increase demands on transportation or public services and utilities? Demands for these services would be increased based on the number of new residential units developed. Proposed measures to reduce or respond to such demand(s) are: Compliance with the City’s Comprehensive Plan Land Use Designations and underlaying zoning standards. 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. No conflicts known. 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 October 14, 2026, at 6:00 pm. Place: Council Chambers in Pasco City Hall at 525 N 3rd Avenue in Pasco, Washington. Z2026-004 Haven Capital, LLC R-T (Residential Transition) to R-1 (Low Density Residential): The City of Pasco Hearing Examiner will hold a public hearing to consider a rezone application submitted Haven Capital, LLC on behalf of Franklin Public Utility District No. 1, the landowner. The request proposes rezoning Parcel No. 117250038, addressed as 5115 Chapel Hill Blvd, totaling approximately 6.81 acres, from R-T Residential Transition to R-1 Low Density Residential. 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 October 14, 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 525 N. 3rd Avenue 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 W Argent Rd, west or Road 48, south of I-182, and east of Road 52. 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 September 28, 2026, by: James Bagley, Planner II, 523 N 3rd Ave 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. Page 2 of 2 Franklin County P.U.D. Post Office Box 2407 Pasco, Washington 99302 Gentlemen: November 25, 1991 on November 18, 1991, at their regular meeting, the City Council of the City of Pasco approved with conditions, your request for a special permit for an electrical substation on the portion of the southwest quarter of Section 14, Township 9 North, Range 29 East, W.M., between SR-182 and the Franklin County Irrigation District canal, with the following conditions: 1) That the substation accordance with site permit application. be located on the property in plans submitted with this special 2) The fence surrounding the substation shall be site obscuring with slats in the fence fabric . 3) A vegetative site screen consisting of emerald green arborvitive or similar speci~ shall be required outside of the slatted fence on the east, south and west of the proposed substation. Said vegetation shall be capable of growing to a height of six feet within two years of completion of the substation. 4) Surrounding the substation and beyond the vegetative site screen, the P.U.D. shall plant pine trees with a minimum of a 2 -1/2 inch caliber and said trees shall be no further than thirty feet apart. Interspersed between .the pine trees there shall be planted a variety of juniper plants . 5) This permit shall be null and void if construction has not started by October 1, 1992. This letter constitutes your special permit (per se) and should be retained with your permanent property records . .> -3403 / ell -&l't-'t/-~p t ' t I ;' I FRANKLIN COUNTY P.U.O . -2-NOVEMBER 25, 1991~ RE: ELECTRICAL SUBSTATION Please feel free to contact the undersigned at 545-3441 you need clarification of this letter. LP :osw Sin7frely/) l /' I!J)d ' flo ~ ~u\A._ LarrY' Peterson Plan'ner I should! f. ..... .., VICINITY MAP ITEM: P.U .D. SUBSTATION APPLICANT: FRANKLIN COUNTY P.U .D • . . F/ LE #: 91-28-SP ~--------..------., .. ---- .· ·' .... =r=r===r==r:#~=t .,....,,:...;A.~tp.U.,..-.;J...:LoJo.~~- J ·I '' t I r e t e I I I •• ,, . .. .. . .. . ... I { ,, 376351', ORDINANCE NO. 1898 AN ORDINANCE relating to annexation and annexing tract of land to the City of Pasco. WHEREAS, a valid petition has been filed with the City of Pasco for the annexation of a tract of land, hereinafter described, to the City of Pasco, and WHEREAS, proper notice of hearing on said petition has been given in the form and manner required by law, and WHEREAS, hearing on the petition was held on December 5, 1977; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO DO ORDAIN AS FOLLOWS: Section 1. That the following described tract of land, situate in Franklin County, Washington: SE ction 14, Township 9 North, Range 29 East W.M., and also the North 30 feet of Section 23, Township 9 North, Range 29 East W.M., lying between Roads 36 and 52. be and the same is hereby annexed to the City of Pasco and is hereby declared to be within the corporate limits of the City of Pasco. Section 2. That the Comprehensive Plan of the City of Pasco be and the same is hereby adopted for the above-described tract of land. Section 3. That said tract of land shall not assume any existing indebtedness of the City of Pasco. Section 4. That the zoning classification for the tract of land shall be as follows: 1) R-1 Suburban: The south half of the northwest quarter of Section 14, Township 9 North, Range 29 East W.M. Lots 1 through 23,- inclusive, Lots 26 through 58 inclusive, Lots 94 through 96 inclusive, and Lots 93 except the southerly 115.69 feet thereof and Lot 59 except that portion described as follows: Beginning at the most westerly corner of said Lot 59, thence south 49°51'50" east along the southwesterly line of said Lot 59 for 272.47 feet to the most southerly corner of said Lot 59; thence angle left '65°38105" to become tangent to a curve to the left; thence along said curve to the left having a radius of 170.0 feet, and consuming an 37635' angle of 51°59'14" for 153.73 feet; thence north 60°55'12" west for 281.20 feet to the north westerly line of said Lot 59; thence angle left 901 to become tangent to a curve thence along said curve to the right having a radius of 430.0 feet and consuming an angle of 12°44'26" for 95.26 feet to the point of beginning. All in Blanton Heights, according to the plat thereof recorded in Volume "C" of Plat, page 73, and The south half of the northeast quarter, excepting, the west half of the northwest quarter of the southeast quarter of the northeast quarter; and the east half of the northeast quarter of the southeast quarter of the northeast quarter of Section 14, Township 9 North, Range 29 East, W.M. 2) R -T Residential Transition: Southwest quarter of Section 14, Township 9 North, Range 29 East, W.M. North half of the northwest quarter of Section 14, Township 9 North, Range 29 East, W.M. North half of the northeast quarter of Section 14, Township 9 North, Range 29 East, W.M. South half of the southeast quarter except that portion lying within the plat of Blanton Heights. All of Lots 60 through 92 inclusive. Lots 97 through 121 inclusive and the south 115.69 feet of Lot 93. Lots 24 and 25 and that portion of Lot 59 described as follows: Beginning at the most westerly corner of said Lot 59, thence south 49°51'50" east along the southwesterly line of said Lot 59 for 272.47 feet to the most southerly corner of said Lot 59; thence angle left 65°38'05" to become tangent to a curve to the left; thence along said curve to the left having a radius of 170.0 feet, and consuming an angle of 51°59'14" for 153.73 feet; thence north 60°55'12" west for 281.20 feet to the northwesterly line of said Lot 59, thence angle left 901 to become tangent to a curve thence along said cury to the right having a radius of 430.0 feet and consuming an angle of 12°44126" for 95.26 feet to the point of beginning. All in Blanton Heights, according to the plat thereof Q recorded in Volume "C" of Plats, page 73. zt Section 5. That the above described tract of land shall be Q in voting district No. 4. °¢$ IWAS 376354 5' X376354 Section 6. That a certified copy of this ordinance be and the name shall be filed with the Franklin County Commissioners and the Franklin County Auditor. Section 7. This Ordinance shall be in full force and effect after its passage and publication as required by law. PASSED by the City Council this day of 1977. T:: Wel s, Deputy City Clerk APPROVED AS TO FO Michael E. Cooper, C ty Attorney 3- J0 Tidrick, Mayor AT December 3'76354 F p`E!C{A,L P00R.0 A01E .,.RE r E uF 0 SEC ' 17PN'? U It4 FfY Tvk i i AUNTOR G Pf CnUMTY EPUTY AASH. L TQ: 60)e a? 143 W, A 376354 BEFORE THE FRANKLIN COUNTY BOUNDARY REVIEW BOARD The Franklin County Boundary Review Board, having heretofore been presented with a petition of Northwest Developers, Inc. and others for the annexation to the City of Pasco of property within Franklin County described as: Section 14, Township 9 -North, Range 29 E.W.M.; and Having held a hearing on the matter of such petition on November 11, 1977, and hearing at that time the testimony adduced by the proponents and opponents of such annexation. After the conclusion of such hearing having personally viewed the affected property in light of and in consideration of the testimony offered at such hearing, as well as in con- sideration of those factors prescribed in RCW 36.93.170 and the objectives of the review board as outlined at RCW 36.93.180. Recognizing that the zone changes proposed if such annexation be approved would be different than the existing and surrounding county zoning; but further having considered the same and recognizing that highest and best use of such property as is proposed to be annexed is for residential development; that any residential development in that area would further require the installation of adequate sewer facilities; and determining that the greatest opportunity for development in such regard, including the provision of adequate sewer and water lies with this annexation to the City of Pasco; now, therefore, concludes that the best interests of the affected districts, Franklin County and the City of Pasco, would be served by approving such annexation providing that it be modified to include that portion of Argent Road abutting the annexed property to the south; and further con- cluding that the request of the State of Washington Department of Natural Resources to exclude the southwest quarter of such section be denied; Having further particularly considered street, road and highway access existing to the property and as proposed with the development of the proposed Interstate 182, now, therefore, has concluded that such annexation be approved and that the same be considered modified to include that portion of the existing right-of-way of Argent Road within Franklin County that immediately abuts such annexed property to the south. It is further recognized the above decision has been arrived at by an affirmative vote of 3 to 1 with one member unable to vote because not present at the hearing thereon. DATED this 20th day of December, 1977. CHAIRMAN