[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6077718,"mediaKeyId","2963227-fa653658c878494852ac851555c36b0e","parentId",2963227,"title","Hearing examiner takes record on Rivers Edge 6‑lot preliminary plat; decision due in 10 working days","audioSeconds",454,"startMs",222000,"endMs",676000,"viewUrl","/Search/View?dp=1&key=2963227-fa653658c878494852ac851555c36b0e&start=222&end=676","thumbnailUrl","https://assets.pipeline.soar.com/2963227-fa653658c878494852ac851555c36b0e/thumbnail_222000.jpg","articleUrl","/articles/6077718/Pasco-City/Franklin-County/Washington/Hearing-examiner-takes-record-on-Rivers-Edge-6lot-preliminary-plat-decision-due-in-10-working-days","mediaUrl","https://secure.pipeline.soar.com/6077718-4aa21b9aa42a4da183826f5ee053730e/orig.mp4?Expires=1771168611&Signature=W7oV~DwjRTjroxyjrrFF-5D-4CIQ2iLbIelT8Sp5gziUW3S45fm2zgUak6qjDOCYOktAC93eCVNYS~5FC2ILFTD9zBOQZaj13x4-B6qYimzSZQs9PrvcwpjXm2ms2A7BBbKegnpD7vYwcZ6bGq8noQnx-iiTwftxQbN4JdCvp8FLIPWiZor84QXQL8PT7kY4NubnP7NB~8Q3hJt3BVYWKvSkaL6C5IR6OCtT4DT87G1j62Xpjo~2mvB0lDla9OcSIIAe8rBkTAK4XgqnrJae-mWYCnWGHYgrDgBQ~Ky-tS1bB7VRri4L41ARdG4NKCZdHDHxDbBk~GsZDB2xKGqZQw__&Key-Pair-Id=KUT5TJCACFTXG","author","Pasco City, WA","date","2025-04-11T00:00:00Z","article","Hearing Examiner Andy Cockcamp heard staff and applicant testimony Wednesday on a proposal to subdivide two parcels into six lots at the Rivers Edge preliminary plat (PP2025‑001).

The subdivision application covers parcel numbers 119670021 and 119670022 and a site the planner said is about 0.94 acres. \"The applicant wishes to subdivide two parcels into six individual lots,\" Ivan Baragon, Planner II for the City of Pasco, told the hearing. Baragon said the city issued a State Environmental Policy Act (SEPA) determination of nonsignificance on March 9, 2025, and that hearing notice was mailed to owners within 300 feet on March 17 and published in the Tri‑City Herald on March 19, 2025.

The proposal would create six lots in property currently designated low‑density residential and zoned R‑1. Baragon noted the short‑plat and subdivision rules the staff reviewed, and said staff is \"generally supportive of the proposed 6‑lot River's Edge Subdivision\" while deferring the final decision to the hearing examiner.

The central technical issue discussed at the hearing concerned access for lots that would not front on a public street. \"Lots noted as 2 through 5 in the preliminary plat are proposed to utilize PMC 21.2.060, lots without public street frontage,\" Baragon said, citing the Pasco Municipal Code provision. He said the applicants asked that each owner independently benefit from the provision because multiple owners are dividing property under a single application, and staff was \"unclear whether this meets the intent of the provisions of PMC 21.2.060.\" He added that staff found an avenue for the proposal to comply with the code.

Applicant Elizabeth Duarte, who was sworn, told the examiner the owners plan to build single‑family homes that \"conform to the neighborhood.\" Duarte's engineering representative, Christine Batayola, described design constraints that led the applicants to propose lots accessed by a private access easement rather than by two separate private roads or a public street. Batayola said a public road with a 60‑foot right‑of‑way would leave very limited buildable depth for the resulting lots and that the proposed layout was the best way to achieve roughly equivalent lot outcomes for the two property owners. She acknowledged the parcel could be developed with only three lots off a private road and said the applicants are requesting relief from that limit so the subdivision can proceed as proposed.

Batayola also said the layout would provide required emergency vehicle access and a turnaround the city requires for private access situations.

No members of the public testified for or against the Rivers Edge proposal. After staff indicated there was no further information, Hearing Examiner Cockcamp closed the public record. \"I am going to close the public record portion of this hearing, and I will have a written decision made within the next 10 working days,\" Cockcamp said.

The examiner admitted the staff report, application materials, noticing documents, comments, maps, drawings and the planning staff file into the record. The decision on PP2025‑001 will be issued in writing; the transcript indicates no formal vote was taken at the hearing.","mediaType","Video","parentTitle","City of Pasco Hearing Examiner April 9, 2025","oneSentenceSummary","Hearing Examiner Andy Cockcamp heard staff and applicant testimony Wednesday on a proposal to subdivide two parcels into six lots at the Rivers Edge preliminary plat (PP2025‑001).","taxTitle","Pasco City, Franklin County, Washington","taxId",5110,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6077709,"Residents oppose rezoning near West Sylvester; examiner will forward recommendation on Z2025‑003 to council",1902,1897000,3799000,"/Search/View?dp=1&key=2963227-fa653658c878494852ac851555c36b0e&start=1897&end=3799","https://assets.pipeline.soar.com/2963227-fa653658c878494852ac851555c36b0e/thumbnail_1897000.jpg","/articles/6077709/Pasco-City/Franklin-County/Washington/Residents-oppose-rezoning-near-West-Sylvester-examiner-will-forward-recommendation-on-Z2025003-to-council","https://secure.pipeline.soar.com/6077709-f33723458a60364c2016c2686e3be9e2/orig.mp4?Expires=1771168611&Signature=fnKYuIW~2jWIERabCTI~SlkE2nOiR-R~C~K~P8pcG2vvZqo6jx8OoRLu6YtYPGusjEK1RXNWCOY7eNWyfkvkEvuaOOUNarU8NY2Pt~QerIrrWQahCn~hcf0yB0SA49m2Mi3ByCXTIW0ZTQvMI8iBUZDjB1Ij4M4NMo9lDCQtCbw2~aLG3NX6NUBwfgv9yQW38UD4WVJ4pX688zelUp6OimdG2nj~i9fb0fziMAEw0StwVBZaVg~lh0qsC-W9SU-JigEwQ35RWRuLZo~Oro~s-PjPCe25QZxghhQvfadpwz5X8jhf159XgJO6uY5QiQPs2D83YYO3oOgI5ThdhCiNOQ__&Key-Pair-Id=KUT5TJCACFTXG","The City of Pasco hearing examiner heard a contested rezone request Wednesday for properties along Road 34 near West Sylvester Street (Z2025‑003). Staff recommended rezoning two short‑plat lots from RS‑12 to R‑1 to permit low‑density residential development; several nearby residents urged the examiner to reject the change.

Staff told the hearing the application would rezone Lots 1 and 2 of Short Plat 202426 (parcel numbers 119421047 and 119421048) from RS‑12 (suburban) to R‑1 (low‑density residential). The staff presenter corrected multiple clerical errors in the draft findings of fact during the hearing, supplying the addresses involved — 617 Road 34, 609 Road 34 Units A/B, and 605 Road 34 Units A/B — and the combined site area of about 0.8 acres (34,997 square feet).

\"The rezone application proposal is consistent with the council‑approved comprehensive plan,\" staff said, and recommended the rezoning based on the findings in the staff report. Staff also noted the site is adjacent to single‑family development and that civil, building and fire codes require adequate access, hydrants and life‑safety measures for any future development.

Applicant Robert Stutzman, who identified himself as the property owner, told the examiner the two duplexes currently under construction would be easier to sell if the lots could be separated after rezoning. \"It allows me to separate these two duplexes and actually sell them to families…and not keep them as a four‑unit rental,\" Stutzman said, adding he had worked with staff on the project for more than a year.

More than a dozen nearby residents testified in opposition. John Hudspeth, who said he has lived in the Riverview community since 1958, asked the examiner to deny the rezoning because he said multiple duplexes would harm neighborhood character and home values. Several speakers described the intersection at Sylvester as dangerous, calling it the \"Sylvester Speedway,\" and said increased density would worsen traffic and pedestrian safety. Kenneth Zimmerman told the hearing firefighters had told him a relocated fire station and an available hydrant at the corner had been decisive in saving his duplex during a past fire — he said that, in his view, increasing density at that corner raised fire‑safety concerns.

Other residents raised concerns about parking shortages, construction congestion, building height and sightlines, and said they had not received timely notification of the development. \"We don't want it — we'd like to keep our residential single dwelling with nice, lovely backyards,\" said Shannon Carrillo, a nearby homeowner. Several speakers described the new buildings as two‑story structures that would be out of scale with surrounding single‑story homes.

Hearing Examiner Andy Cockcamp admitted the staff report, application materials and public comments into the record and closed public testimony. He said he will prepare a recommended decision within 10 working days and forward that recommendation to the City Council, which makes the final rezoning determination.

The record shows staff recommends the rezoning; the transcript records substantial, repeated neighborhood opposition and safety concerns that the examiner will consider in drafting the recommendation.","The City of Pasco hearing examiner heard a contested rezone request Wednesday for properties along Road 34 near West Sylvester Street (Z2025‑003); staff recommended rezoning two short‑plat lots from RS‑12 to R‑1, while numerous nearby residents urged denial.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6077704,"Staff recommends special permit for beauty school at 1532 West Sylvester; no public opposition at hearing",533,3829000,4362000,"/Search/View?dp=1&key=2963227-fa653658c878494852ac851555c36b0e&start=3829&end=4362","https://assets.pipeline.soar.com/2963227-fa653658c878494852ac851555c36b0e/thumbnail_3829000.jpg","/articles/6077704/Pasco-City/Franklin-County/Washington/Staff-recommends-special-permit-for-beauty-school-at-1532-West-Sylvester-no-public-opposition-at-hearing","https://secure.pipeline.soar.com/6077704-09206f8e4afb823aba64c33b9f95e003/orig.mp4?Expires=1771168611&Signature=T1CxDg1t9VfPFjBEYqUOER8xzFfb3QAbgqhyZtkFH-dKBltcPufJnzG8WIIQaZalsd-ItPK3WnkzKwWT7C4vOLvyojY9ZlOzljDPlzHLlcNoqJHtMezBe2ptJ2MeZ4b4l1zMxeqnDQMQbi3A7jAfsaJPxxRCraaYgFh~58LI8uxl~iK0XRG-wEYtg3zbis-qx7MUFRU6QyrxueOrqF6OttlqFqkcxnqV2f7Rj5OrmOrv-AOKKaqUzrvQHEoq~l-AanqBr26Hau499O8BQbcFgTGQFi3zT11fXTBUrlF-JYaJL1Z-prmwUCKYcWq6JccBACtJNdk-WNq~3R8UUeiUew__&Key-Pair-Id=KUT5TJCACFTXG","The City of Pasco hearing examiner heard staff and applicant testimony on a special permit request to operate a beauty school in an existing building at 1532 West Sylvester Street (SP2025‑2).

Planning staff said the property is about 0.28 acres and contains an existing structure the applicant proposes to use for the school's upper‑level instructional space. \"The existing structure on the property comprises approximately 2,200 square feet for an upper level and 1,800 square feet for a basement level,\" the staff presenter said, and noted that both front and rear off‑street parking meet the off‑street parking requirements for beauty schools under the Pasco Municipal Code.

Staff described the use as an \"unclassified use\" under the code that requires special review to address impacts on adjacent uses and infrastructure. Staff recommended approval of the special permit with the conditions listed in the staff report and said the permit would be subject to all applicable federal, state and city building, fire and safety codes.

Applicant Cecilia Pedriarcia (interpreted into English during her testimony) said the academy has operated since about 2019 in other locations and is seeking the permit to provide cosmetology licensing instruction. She told the examiner the school expects roughly nine students per semester under a hybrid schedule and anticipates about five visitor vehicles per day. Stated hours were Monday–Friday 10 a.m.–8 p.m. and Saturdays 10 a.m.–5 p.m.; the applicant said the school will be closed on Sundays.

No members of the public offered testimony. The hearing examiner admitted the staff report, application materials and photographs into the record and closed public comment. He said he will issue a written decision within 10 working days.

Staff recommended approval with conditions; the transcript records no public objections at the hearing. The examiner will issue a written decision on SP2025‑2 within the stated timeframe.","The City of Pasco hearing examiner heard staff and applicant testimony on a special permit request to operate a beauty school in an existing building at 1532 West Sylvester Street (SP2025‑2).",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6077714,"Staff recommends rezoning 1925 Road 40 from RS‑1 to R‑1; examiner to forward recommendation to council",318,1398000,1716000,"/Search/View?dp=1&key=2963227-fa653658c878494852ac851555c36b0e&start=1398&end=1716","https://assets.pipeline.soar.com/2963227-fa653658c878494852ac851555c36b0e/thumbnail_1398000.jpg","/articles/6077714/Pasco-City/Franklin-County/Washington/Staff-recommends-rezoning-1925-Road-40-from-RS1-to-R1-examiner-to-forward-recommendation-to-council","https://secure.pipeline.soar.com/6077714-daefdfbbc1754caa8a5f701ca88acaf6/orig.mp4?Expires=1771168611&Signature=E1TjyI5gpAtzFt6J0eC7pnnbi0TyXO-ECVxYZdBoJDRHxkaODnnMz4fC9BWXDQcshIamRqJxjp8fWHZeS~G~Dlc3mjI0dRnpsaIjjTVU9BYH2TBuesUX0ktmRNuwPEtNiM0zlDZzsXCiMepAGFni~b-Y2deXZgRokQXVGtPEeW~E7fhSOkij0huEomwl9Y4p2qBkR4tTGnYxyHeadTeOTZnjwQ8Ve7N33Bct1l8bbKH9lYywlWbrbF5Gn2JagCm179vEWrLjEC2o5hRgsVhitVB1qXajvThcCsOpDS4zbNXBCgzJejx56ehk44xIKR56IHn3LGItva-W2v1bUoLKLw__&Key-Pair-Id=KUT5TJCACFTXG","Planning staff recommended on Wednesday that the hearing examiner recommend rezoning a Pasco parcel at 1925 Road 40 from RS‑1 (suburban) to R‑1 (low‑density residential).

\"The rezone application proposal is consistent with the council‑approved comprehensive plan,\" a city planner said during the hearing. The application, identified as Z2025‑002, would apply to parcel number 119132073, staff said.

Staff noted that a notice of application and the SEPA notice both contained a scrivener's error: the public notices referred to seven future lots when the preliminary layout included eight. \"Both notices referred to the number of lots being 7, whereas the actual number is 8,\" the staff presenter said, and confirmed that the preliminary layout included in the file showed eight lots.

Staff described the site's annexation and prior zoning history and said the proposed R‑1 zoning would allow minimum lot sizes consistent with surrounding parcels and the city comprehensive plan. The presenter told the hearing the site was annexed in 2004 and had subsequently been assigned RS‑1 zoning in 2021 via ordinance cited in the staff report.

Applicant representatives, including engineer Christine Batayola, said the rezone would allow smaller lot sizes and noted adjacent property to the north had been rezoned to R‑1 in recent years. Batayola said the change would not commit the owner to a particular development form but would enable infill subdivision consistent with the comprehensive plan. The applicant's representative said the change would allow the owners to develop feasible lot sizes \"in accordance with the comprehensive plan.\"

The hearing examiner admitted the staff report and application materials into the record and closed the public record for Z2025‑002. The examiner said any final decision on rezones will rest with the Pasco City Council, which will consider the hearing examiner's recommendation at a later closed‑record meeting. \"There is no project action with this; if the city council approves the rezone they're not committed or tied to any particular type of development,\" the examiner said.

No members of the public testified at the hearing on Z2025‑002. The examiner said a written decision or recommendation will be issued within 10 working days and forwarded to the city council.","Planning staff recommended approval of a zone change (Z2025‑002) that would reclassify parcel 119132073 from RS‑1 to R‑1 to support an infill short‑plat. Staff noted a scrivener's error in public notices about lot counts; applicant said rezoning would allow smaller lots consistent with neighboring property.","actionData","errors"]

Article not found

Hearing examiner takes record on Rivers Edge 6‑lot preliminary plat; decision due in 10 working days

Residents oppose rezoning near West Sylvester; examiner will forward recommendation on Z2025‑003 to council

Staff recommends special permit for beauty school at 1532 West Sylvester; no public opposition at hearing

Staff recommends rezoning 1925 Road 40 from RS‑1 to R‑1; examiner to forward recommendation to council