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HomeMy WebLinkAbout2023.01.25 Planning Commission Packet AGENDA Planning Commission 6:30 PM - Wednesday, January 25, 2023 Pasco City Hall, Council Chambers & GoToWebinar Page 1. REMOTE MEETING INSTRUCTIONS - Individuals, who would like to provide public comment remotely, may continue to do so by filling out the online form via the City’s website (www.pasco-wa.gov/publiccomment) to obtain access information to comment. Requests to comment in meetings must be received by 4:00 p.m. on the day of each meeting. Planning Commission meetings are broadcast live on PSC -TV Channel 191 on Charter/Spectrum Cable in Pasco and Richland and streamed at www.pasco-wa.gov/psctvlive and on the City’s Facebook page at www.facebook.com/cityofPasco. 2. CALL TO ORDER 3. ROLL CALL 4. WELCOME AND ANNOUNCEMENTS 5. APPROVAL OF MINUTES (a) None 6. OLD BUSINESS 7. PUBLIC HEARINGS 3 - 461 (a) Code Amendment - 2022 Pasco Comprehensive Plan Amendments 8. WORKSHOP 9. OTHER BUSINESS 10. ADJOURNMENT Page 1 of 461 11. ADDITIONAL NOTES (a) Meetings are broadcast live on PSC-TV Channel 191 on Charter/Spectrum Cable in Pasco and Richland and streamed at www.pasco-wa.gov/psctvlive and on the City’s Facebook page at www.facebook.com/cityofPasco. (b) Please Silence Your Cell Phones. Page 2 of 461 AGENDA PLANNING COMMISSION MEETING City Hall - Council Chambers 525 North Third Avenue Pasco, Washington THURSDAY, JANUARY 25, 2023 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. Please silence your cell phones. Thank you. I. CALL TO ORDER II. PLEDGE OF ALLEGENCE III. ROLL CALL: Declaration of Quorum IV. WELCOME AND ANNOUNCEMENTS V. APPROVAL OF MINUTES None VI. OLD BUSINESS None VII. PUBLIC HEARINGS A. Code Amendment 2022 Pasco Comprehensive Plan Amendments VIII. WORKSHOP None IX. OTHER BUSINESS None X. ADJOURNMENT Page 3 of 461 MEMORANDUM TO PLANNING COMMISSION PLANNING COMMISSION MEETING City Hall – 525 North Third Avenue – Council Chambers DATE: THURSDAY, JANUARY 25, 2023 6:00 PM 1 TO: Planning Commission FROM: Jacob B. Gonzalez, Planning Manager SUBJECT: 2022 Pasco Comprehensive Plan Amendments Background The Washington State Growth Management Act limits amendments to the comprehensive plan to once per year. With few exemptions, Washington State Law prohibits local jurisdictions from amending their Comprehensive Plans more than once per calendar year. The City has established a process outlined in the Pasco Municipal Code (PMC 25.215) that allows for proposed amendments to be considered concurrently, considered the annual docket. The amendment process has two components consisting of establishing the docket, followed by the evaluation and recommendation of the docket items. The Pasco City Council established the 2022 Comprehensive Plan Amendment Docket via Resolution No 4251 on September 19, 2022. The purpose of the special Planning Commission meeting is to make a recommendation on the docketed items based on the evaluation conducted. The staff report and meeting will be following the format below: 1. Amendment (Evaluation) Criteria 2. Summary of Docketed Applications 3. Recommendations Amendment Approval Criteria and Findings Each amendment must be evaluated based on the approval criteria listed below, which will be considered the official findings. Approval Criteria (PMC 25.215.020(8)) 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment; 2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the amendment; 3. The proposed amendment corrects an obvious mapping error; or 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. Additional factors for consideration (PMC 25.215.020(9)) Page 4 of 461 2 A. The effect upon the physical environment; B. The effect on open space and natural features including, but not limited to, topography, streams, rivers, and lakes; C. The compatibility with and impact on adjacent land uses and surrounding neighborhoods; D. The adequacy of and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; E. The quantity and location of land planned for the proposed land use type and density and the demand for such land; F. The current and projected project density in the area; and G. The effect, if any, upon other aspects of the Comprehensive Plan. Next Steps Following the recommendation of the Planning Commission, the 2022 Docket will be forward to the Pasco City Council for final approval. Page 5 of 461 3 Comprehensive Plan Amendment CPA2022-001 File Number: CPA2022-001 Applicant: Stacy and Todd Kidwell Description: Future Land Use Map Amendment: Medium Density Residential to Mixed Residential and Commercial Current Zoning R-4 High-Density Residential Address / Parcel(s) 11518065 Total Area (Acres) 3.89 Environmental Determination Determination of Non-Significance, issued 06/07/2022 Page 6 of 461 4 CPA2022-001 - FINDINGS Approval Criteria (PMC 25.215.020(8) 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment. The proposed amendment does not interfere with, or increase risk of disturbance to the public health, safety, and protection of the environment. 2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the amendment. The proposed amendment is consistent with the Growth Management Requirements of 36.70A RCW and with the adopted Comprehensive Plan Goals and Policies, excluding the Future Land Use Map. 3. The proposed amendment corrects an obvious mapping error; or The proposed amendment does not correct a mapping error. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. Land Use Goal 2 of the 2018-2038 Comprehensive Plan states that the city shall plan for a variety of compatible land uses within the Urban Growth Area. Land Use Policy 4-C encourages the use the development of walkable communities by increasing mixed-use (commercial/residential) developments. The site is currently vacant; however, the City is in receipt of several applications in the vicinity that would increase the amount of housing within walking distance. The proposed amendment to Mixed Residential and Commercial would allow a variety of commercial and/or residential zoning districts supporting LU-Policy 4-C. Additional factors for consideration include (PMC 25.215.020(9): A. The effect upon the physical environment. B. Grading and clearing of vegetation will have to take place at the site for future development. C. The effect on open space and natural features including, but not limited to, topography, streams, rivers, and lakes. D. The site does not contain any designated open space. No negative impacts are anticipated from the proposed amendment or future development. Adequate measures within the Pasco Municipal Code exist to mitigate any possible negative impacts to the natural environment E. The compatibility with and impact on adjacent land uses and surrounding neighborhoods. Page 7 of 461 5 The proposed amendment is compatible with the surrounding land uses, which include a variety of Mixed Residential and Commercial, and Low Density Residential. The mix of land uses, particularly between residential and commercial, is supported by the 2018-2038 Comprehensive Plan. F. The adequacy of and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; The future development of the site is required to identify and construct the necessary infrastructure to ensure level of service standards are kept. Mitigation may also be required, at the time of permit application, to address impacts to the natural and built environment. G. The quantity and location of land planned for the proposed land use type and density and the demand for such land; Staff observes that there is an increase in interest and applications for land uses that accommodate a variety of flexibility. The Mixed Regional and Residential Land Use offers the most flexibility for property owners and allows for more options for considering of site development. H. The current and projected project density in the area; and The current Medium Density Land Use is limited to a range of 6-20 dwelling units per acre. The Mixed Residential and Commercial Land Use allows for a broader range of 5-29 dwelling units per acre. All developments will be subject to potential right-of-way dedications, lot coverage, setback, and height conformances, limiting the eventual number of units feasible. I. The effect, if any, upon other aspects of the Comprehensive Plan. The proposed amendment will not adversely impact utility or public service assumptions and forecasts in the 2018-2038 Comprehensive Plan. Public and Agency Comment Staff has been in receipt of several public comments, both in opposition, and support of the proposal. Please see Exhibit CPA2022-001 Staff Conclusion Based on the proposal information and consideration of the Comprehensive Plan Goals and Policies, staff considers the application to be concurrent with the Comprehensive Plan and respective 2022 Docket. MOTION I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-001 contained in the staff report and recommend to the Pasco City Council an approval of the request. Page 8 of 461 6 Comprehensive Plan Amendment CPA2022-002 File Number: CPA2022-002 Applicant: Roland Jankelson / Devi E Tate Description: Future Land Use Map Amendment: Low Density Residential to Mixed Residential and Commercial Current Zoning: R-S-12, C-1 Address / Parcel(s) 117642098, 117642105 Total Area (Acres) 2.18 Environmental Determination Determination of Non-Significance, issued 06/07/2022 Page 9 of 461 7 CPA2022-002 - FINDINGS Approval Criteria (PMC 25.215.020(8) 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment. The proposed amendment does not interfere with, or increase risk of disturbance to the public health, safety, and protection of the environment. 2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the amendment. The proposed amendment is consistent with the Growth Management Requirements of 36.70A RCW and with the adopted Comprehensive Plan Goals and Policies, excluding the Future Land Use Map. 3. The proposed amendment corrects an obvious mapping error; or The proposed amendment does not correct a mapping error. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. Land Use Goal 2 of the 2018-2038 Comprehensive Plan states that the city shall plan for a variety of compatible land uses within the Urban Growth Area. Land Use Policy 4-C encourages the use the development of walkable communities by increasing mixed-use (commercial/residential) developments. The site is currently vacant; however, the City is in receipt of several applications in the vicinity that would increase the amount of housing within walking distance. The proposed amendment to Mixed Residential and Commercial would allow a variety of commercial and/or residential zoning districts. The proposed amendment to Mixed Residential and Commercial would allow a variety of commercial and/or residential zoning districts supporting LU-Policy 4-C. Additional factors for consideration include (PMC 25.215.020(9): A. The effect upon the physical environment. Grading and clearing of vegetation will have to take place at the site for future development. B. The effect on open space and natural features including, but not limited to, topography, streams, rivers, and lakes. The site does not contain any designated open space. No negative impacts are anticipated from the proposed amendment or future development. Adequate measures within the Pasco Municipal Code exist to mitigate any possible negative impacts to the natural environment of the proposal. C. The compatibility with and impact on adjacent land uses and surrounding neighborhoods. Page 10 of 461 8 The proposed amendment is compatible with the surrounding land uses, which include a variety of Mixed Residential and Commercial, Low Density Residential, Commercial, and Open Space. The mix of land uses, particularly between residential and commercial, is supported by the 2018-2038 Comprehensive Plan. D. The adequacy of and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; The future development of the site is required to identify and construct the necessary infrastructure to ensure level of service standards are kept. Mitigation may also be required, at the time of permit application, to address impacts to the natural and built environment. E. The quantity and location of land planned for the proposed land use type and density and the demand for such land; Staff observes that there is an increase in interest and applications for land uses that accommodate a variety of flexibility. The Mixed Regional and Residential Land Use offers the most flexibility for property owners and allows for more options for considering of site development. F. The current and projected project density in the area; and The current Low Density Land Use limits the site to 2-5 dwelling units per acre. The Mixed Residential and Commercial Land Use allows for a broader range of 5-29 dwelling units per acre. All developments will be subject to potential right-of-way dedications, lot coverage, setback, and height conformances, limiting the eventual number of units feasible. G. The effect, if any, upon other aspects of the Comprehensive Plan. The proposed amendment will not adversely impact utility or public service assumptions and forecasts in the 2018-2038 Comprehensive Plan. Public and Agency Comment Staff has received comment on the proposal. Please see Exhibit CPA2022-002 Staff Conclusion Based on the proposal information and consideration of the Comprehensive Plan Goals and Policies, staff considers the application to be concurrent with the Comprehensive Plan and respective 2022 Docket. MOTION I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-002 contained in the staff report and recommend to the Pasco City Council an approval of the request. Page 11 of 461 9 Comprehensive Plan Amendment CPA2022-003 File Number: CPA2022-003 Applicant: Broetje Orchards / New Heritage Description: Future Land Use Map Amendment: Industrial to Mixed Residential and Commercial Current Zoning: I-2 Medium Industrial District Address / Parcel(s) 112470014, 112430012, 112430021, 112462078, 112462096 Total Area (Acres) 197 Environmental Determination Determination of Significance, issued 06/07/2022, EIS Required Page 12 of 461 10 CPA2022-002 - FINDINGS Approval Criteria (PMC 25.215.020(8) 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment. The proposed amendment would introduce a significant increase of residential households in a historically industrial zoned area. 2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the amendment. RCW 36.70A.110 states that each County shall designate an Urban Growth Area (boundary), of sufficient densities, to permit urban growth that is project to occur in a twenty-year period. As part of this planning process, each city within the county must include areas sufficient to accommodate the broad range of needs and uses that will accompany the projected urban growth including, as appropriate, medical, governmental, institutional, commercial, service, retail, and other nonresidential uses. The site, and surrounding vicinity of the proposed amendment has historically been reserved for and planned for industrial uses. 3. The proposed amendment corrects an obvious mapping error; or The proposed amendment does not correct a mapping error. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. The proposed amendment does not correct an identified deficiency in the Comprehensive Plan. Additional factors for consideration include (PMC 25.215.020(9): A. The effect upon the physical environment. The proposed amendment area is undeveloped and generally level. Vegetation is primarily volunteer grasses and irrigated agricultural crop circles. Grading and clearing of vegetation will have to take place at the site for future development. B. The effect on open space and natural features including, but not limited to, topography, streams, rivers, and lakes. The site does not contain any designated open space or natural features Adequate measures within the Pasco Municipal Code, and the consideration of proposed mitigation measures may need to be evaluated and identified to accommodate the introduction of residential households to the site. Page 13 of 461 11 C. The compatibility with and impact on adjacent land uses and surrounding neighborhoods. The site sites in a historically industrial land use and zoned area. To the north, Mixed Residential and Commercial Land Uses (both developed and vacant) are present. The planned development of the A-Street Soccer Complex, located west of the proposal site, by the Pasco Parks and Recreation was approved by the Pasco Hearing Examiner in September 2020. Within the immediate vicinity of the site are recently completed and planned industrial facilities. In total, approximately 4,510,000 square feet of industrial facilities surround the site. Best practices indicate that locating residential households within proximity to industrial lands and users is detrimental to the public health, safety, and welfare of residents. Particularly, residents are likelier to be exposed to higher concentrations of odor, noise, air pollution, and dust. D. The adequacy of and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; The site currently has access/frontage on W A Street. W A Street carries a classification of Minor-Arterial and provides connections to Heritage Blvd, Oregon Avenue, and Highway 12. Due to the significant size of the proposal site, the development of a transportation network is required to assist with the circulation and movement of residents. The current transportation system standards of the City of Pasco are not consistent with the adopted goals and policies of the Comprehensive Plan, or the recently adopted Transportation System Master Plan. The results of the Draft Environmental Impact Statement (DEIS) indicate that the preferred alternative would result in approximately 1,314 PM peak hour trips, and the need to improvements to 16 intersections to maintain adopted Level of Service Standards. The proposed amendment would increase the amount of demand on utility services compared to existing conditions on the site. The utility analysis in the DEIS indicate that the alternatives of the proposal when compared to a potential future industrial use may be insignificant. Due to the significant increase of households, the DEIS identifies that site would host a future elementary school and a range of parks and recreational spaces. E. The quantity and location of land planned for the proposed land use type and density and the demand for such land; The proposed site (196 acres) represents approximately 3% of all industrially classified lands in the Pasco Urban Growth Area, and 10% of vacant industrial lands within the Pasco City Limits. There is an increasing demand for housing to accommodate future growth projections. By the year 2038, Pasco will have a population of nearly 122,000 residents, an increase of 42,000 residents from 2022 estimates. The increasing population growth will demand the construction of more affordable and attainable housing types, including a diverse range of Page 14 of 461 12 units ranging from single-family detached to townhomes, apartments, and multifamily housing. Diverse housing options have been identified in both the preferred and medium density alternatives of the DEIS. Due to the size and configuration of the site, it has the potential to accommodate a significant number of future households and commercial services. The residential growth across the Urban Growth Area (and metropolitan region) will also increase the need for commercial and industrial lands. Policy LU-2A of the Comprehensive Plan requires the City to maintain n sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure. The introduction of a large amount of residential households within close proximity of active industrial development may preclude future industrial development on available sites. Staff notes that it will be difficult to replace the loss of industrial lands within the Urban Growth Area that offers access to rail, highway, and complementary uses. F. The current and projected project density in the area; and The DEIS indicates that the Preferred Alternative would result in a residential density of 8.7 dwelling units per acre, and 5.8 dwelling units per acre under the medium density alternative. The current Industrial Land Use does not provide for a range of residential densities. G. The effect, if any, upon other aspects of the Comprehensive Plan. The 2018-2038 Comprehensive Plan calls for the adoption of several regulations, standards and strategies that implement transportation, housing, and parks and open space goals and policies. To date, the City has initiated and moved forward on several housing related initiatives. No updates to the transportation planning or park/open space standards or design have been adopted. The significance of the proposal will require the immediate implementation of Comprehensive Plan goals and policies. Public and Agency Comment Staff has received comments on the proposal. Please see CPA2022-003 Staff Conclusion The proposal required a Determination of Significance in July 2022. The proposal applicants have submitted a Draft Environmental Impact Statement on September 23, 2022. The City (Lead Agency) has not yet issued the Final EIS. Typically, the issuance of a Final Environmental Impact Statement is required within 60 days of the comment period end date (November 11, 2022) except when the proposal is unusually large in scope, environmental impacts are unusually complex, or comments on the DEIS require extensive modifications. Staff highlights that the proposed amendment may support the development of much needed housing and commercial services in an area of the City that until recently, has largely remained Page 15 of 461 13 undeveloped. New developments, along with the associated public and private investments are usually considered a benefit to communities. Staff also emphasizes that the proposed site is within the immediate vicinity, and close proximity of active developing, and upcoming development of large industrial users which will place a large amount of truck and freight trips on surrounding arterials and collector roadways. It is uncommon for the introduction of new housing and public services (schools and/or parks) near active industrial development sites. The implications of allowing, and locating a significant number of households adjacent to large, industrial, freight based users can cause irreprehensible harm to public health, and place an unfair or disproportionate burden on future residents. State Law and Pasco Municipal Code require that amendments to the Pasco Comprehensive Plan be considered concurrently, meaning, rather than adopting changes on a piecemeal basis, proposed amendments must be considered so the cumulative effect of the various proposals can be ascertained. Excluding this proposal and Broadmoor Master Plan, approximately 72 acres are proposed for Mixed Residential and Commercial designations in the 2022 docket. The 2018-2038 Comprehensive Plan and Urban Growth Area analysis has identified, outside of the proposal site for this application, where the City of Pasco can adequately accommodate projected housing growth. The applicant and DEIS have followed the process of the State Environmental Policy Act and the Pasco Municipal Code. Due to the nature and context of the proposal staff recommends that the Planning Commission provide feedback on the proposal, which may lead to additional mitigation measures. MOTIONS OPTION 1 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-003 contained in the staff report and recommend to the Pasco City Council an approval of the request. OPTION 2 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-003 contained in the staff report and recommend to the Pasco City Council a denial of the request. OPTION 3 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-003 contained in the staff report and recommend to the Pasco City Council a modification of the request. The modification shall consist of and/or address the following: Page 16 of 461 14 Comprehensive Plan Amendment CPA2022-004 File Number: CPA2022-004 Applicant: Paul Lavrentiev Description: Future Land Use Map Amendment: Low Density Residential to Medium Density Residential R-S-1 Suburban District Address / Parcel(s) 115180075 Total Area (Acres) 32.26 Environmental Determination Determination of Non-Significance, issued 06/07/2022 Page 17 of 461 15 CPA2022-004 - FINDINGS Approval Criteria (PMC 25.215.020(8) 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment. The proposed amendment does not interfere with, or increase risk of disturbance to the public health, safety, and protection of the environment. 2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the amendment. The proposed amendment is consistent with the Growth Management Requirements of 36.70A RCW and with the adopted Comprehensive Plan Goals and Policies, excluding the Future Land Use Map. 3. The proposed amendment corrects an obvious mapping error; or The proposed amendment does not correct a mapping error. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. Land Use Goal 2 of the 2018-2038 Comprehensive Plan states that the city shall plan for a variety of compatible land uses within the Urban Growth Area. Land Use Policy 5-A encourages the City to allow a variety of residential densities throughout the Urban Growth Area. The site is currently vacant; however, the City is in receipt of several applications in the vicinity that would increase the amount of housing and commercial services within close proximity. Additional factors for consideration include (PMC 25.215.020(9): A. The effect upon the physical environment. Grading and clearing of vegetation will have to take place at the site for future development. B. The effect on open space and natural features including, but not limited to, topography, streams, rivers, and lakes. The site does not contain any designated open space. No negative impacts are anticipated from the proposed amendment or future development. Adequate measures within the Pasco Municipal Code exist to mitigate any possible negative impacts to the natural environment of the proposal, including conformance with, or mitigation of identified Critical Area Habitat. C. The compatibility with and impact on adjacent land uses and surrounding neighborhoods. Page 18 of 461 16 The proposed amendment is compatible with the surrounding land uses, which include a Low Density Residential, Commercial, and Open Space. The mix of land uses and residential densities is supported by the 2018-2038 Comprehensive Plan. D. The adequacy of and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; The future development of the site is required to identify and construct the necessary infrastructure to ensure level of service standards are kept. Mitigation may also be required, at the time of permit application, to address impacts to the natural and built environment. Pending development applications on adjacent parcels and in the immediate vicinity indicate that level of service standards are at risk on nearby corridors and intersections. Mitigation will be necessary to ensure LOS are maintained at adopted city standards. E. The quantity and location of land planned for the proposed land use type and density and the demand for such land; Staff observes that there is an increase in interest and applications for land uses that accommodate a variety of flexibility. The Low Density Land Use accounts for an overwhelming amount of area within the Pasco Urban Growth Boundary, at approximately 80%. The amendment to Medium Density Residential would increase that allocation to 15%. F. The current and projected project density in the area; and The current Low Density Land Use limits the site to 2-5 dwelling units per acre. The Medium Density Residential Land Use allows for a broader range of 6-20 dwelling units per acre. All developments will be subject to potential right-of-way dedications, lot coverage, setback, and height conformances, limiting the eventual number of units feasible. G. The effect, if any, upon other aspects of the Comprehensive Plan. The proposed amendment will not adversely impact utility or public service assumptions and forecasts in the 2018-2038 Comprehensive Plan. Public and Agency Comment Staff has received no comments on the proposal. Staff Conclusion Page 19 of 461 17 Based on the proposal information and consideration of the Comprehensive Plan Goals and Policies, staff considers the application to be concurrent with the Comprehensive Plan and respective 2022 Docket MOTION I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-004 contained in the staff report and recommend to the Pasco City Council an approval of the request. Page 20 of 461 18 Comprehensive Plan Amendment CPA2022-006 File Number: CPA2022-006 Applicant: Fred Olberding / Caleb Stromstad Description: Future Land Use Map Amendment: Commercial to Mixed Residential and Commercial Zoning: C-1 – Retail Business District Address / Parcel(s) 114330048 (No Longer Valid Parcel No) – Located North of Burns Road between Future Convention Drive and Ochoco Ln. Total Area (Acres) 12.82 Environmental Determination Determination of Non-Significance, issued 06/07/2022 Page 21 of 461 19 CPA2022-006 - FINDINGS Approval Criteria (PMC 25.215.020(8) 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment. The proposed amendment does not interfere with, or increase risk of disturbance to the public health, safety, and protection of the environment. 2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the amendment. Planning Goals for the Washington State Growth Management Act (36.70A.020) require jurisdictions to plan for and accommodate housing affordable to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock, and reduce the inappropriate conversion of undeveloped land into sprawling, low-density development. 3. The proposed amendment corrects an obvious mapping error; or The proposed amendment does not correct a mapping error. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. Land Use Goal 2 of the 2018-2038 Comprehensive Plan states that the city shall plan for a variety of compatible land uses within the Urban Growth Area. Land Use Policy LU-2-A requires the city to maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure. Land Use Policy 5-A encourages the City to allow a variety of residential densities throughout the Urban Growth Area. The site is currently vacant; however, the City is in receipt of several applications in the vicinity that would increase the amount of housing within the immediate vicinity, including a public high school. The proposed amendment does not address a deficiency in the Comprehensive Plan. Additional factors for consideration include (PMC 25.215.020(9): A. The effect upon the physical environment. Grading and clearing of vegetation will have to take place at the site for future development. B. The effect on open space and natural features including, but not limited to, topography, streams, rivers, and lakes. The site does not contain any designated open space. No negative impacts are anticipated from the proposed amendment or future development. Adequate measures within the Page 22 of 461 20 Pasco Municipal Code exist to mitigate any possible negative impacts to the natural environment of the proposal, including conformance with, or mitigation of identified Critical Area Habitat. C. The compatibility with and impact on adjacent land uses and surrounding neighborhoods. The mix of land uses, particularly residential densities is supported by the 2018-2038 Comprehensive Plan. Within 1/3 of mile of the site, are lands dedicated for Medium Density Residential (North), Public/Civic Uses (East), Low Density and Medium Density Residential (East), Low Density Residential (West), Mixed Residential and Commercial (Southwest) and existing Low Density Residential (south). D. The adequacy of and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; The future development of the site is required to identify and construct the necessary infrastructure to ensure level of service standards are kept. Mitigation may also be required, at the time of permit application, to address impacts to the natural and built environment. Pending development applications on adjacent parcels and in the immediate vicinity indicate that level of service standards are at risk on nearby corridors and intersections. Mitigation will be necessary to ensure LOS are maintained at adopted city standards. E. The quantity and location of land planned for the proposed land use type and density and the demand for such land; Staff observes that there is an increase in interest and applications for land uses that accommodate a variety of flexibility. The Mixed Residential and Commercial Land Use offers a property the most options for future development to accommodate market demands and needs. With the exception of the Broadmoor and Downtown Pasco Master Plans, the Docket for 2022 Amendments would remove approximately 54 acres of Commercial Land Use designates in the Urban Growth Area. Many of these would be replaced with the Mixed Residential and Commercial Land Use. Staff notes the importance of ensuring adequate lands, within close proximity to compatible land uses are. Particularly, the importance of local commercial service areas that can accommodate neighborhood needs. The loss of commercial lands that of this size, and location, with general access to future arterial roadways may be difficult to replace. F. The current and projected project density in the area; and The Commercial Land Use does not typically allow residential units, unless associated with a commercial development, such as a mixed-use building. The Mixed Residential and Commercial Land Use permits 5-29 dwelling units per acre. It also allows a combination of residential and commercial developments. All developments will be subject to potential right- Page 23 of 461 21 of-way dedications, lot coverage, setback, and height conformances, limiting the eventual number of units feasible. G. The effect, if any, upon other aspects of the Comprehensive Plan. The proposed amendment will not adversely impact utility or public service assumptions and forecasts in the 2018-2038 Comprehensive Plan. Public and Agency Comment Staff has received no comments on the proposal. Staff Conclusion Based on the proposal information and consideration of the Comprehensive Plan Goals and Policies, staff considers the application to provide additional lands for much needed housing. Additionally, staff notes, that if the site is eventually converted to a pure residential use, the loss of commercial lands may be difficult to replace. The site is currently zoned for Retail Business District (C-1), any change to that designation would require an application for a rezone, which requires additional analysis and criteria. The site was also a discussion point during the development of the 2018-2038 Comprehensive Plan and Urban Growth Area Expansion efforts. The representatives of the site, and the property owner, both advocated for a residential land use. Staff acknowledged the interest but noted the importance of providing lands for future job growth, neighborhood commercial services, such as retail, restaurant and offices, within close proximity to residential areas. There are currently 1,200 households (4,000 residents), with upwards of 750 additional households in the immediate vicinity undergoing development review. The Pasco School District has also submitted an application for future Pasco High School #3, a facility that would employ approximately 140, and house over 2,000 students. Staff acknowledges and highlights the validity of the proposal to potential increase lands for housing, but notes that the site was recently included in the Urban Growth Area for Commercial uses. Page 24 of 461 22 MOTIONS OPTION 1 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-006 contained in the staff report and recommend to the Pasco City Council an approval of the request. OPTION 2 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-006 contained in the staff report and recommend to the Pasco City Council a denial of the request. OPTION 3 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-006 contained in the staff report and recommend to the Pasco City Council a modification of the request. The modification shall consist of and/or address the following: Page 25 of 461 23 Comprehensive Plan Amendment CPA2022-007 File Number: CPA2022-007 Applicant: Randy Mullen Description: Future Land Use Map Amendment: Commercial to Mixed Residential and Commercial Zoning: C-1 – Retail Business District Address / Parcel(s) 116160080 Total Area (Acres) 2.5 Environmental Determination Determination of Non-Significance, issued 06/07/2022 Page 26 of 461 24 CPA2022-007 - FINDINGS Approval Criteria (PMC 25.215.020(8) 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment. The proposed amendment does not interfere with, or increase risk of disturbance to the public health, safety, and protection of the environment. 2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the amendment. Planning Goals for the Washington State Growth Management Act (36.70A.020) require jurisdictions to plan for and accommodate housing affordable to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock, and reduce the inappropriate conversion of undeveloped land into sprawling, low-density development. 3. The proposed amendment corrects an obvious mapping error; or The proposed amendment does not correct a mapping error. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. Land Use Goal 2 of the 2018-2038 Comprehensive Plan states that the city shall plan for a variety of compatible land uses within the Urban Growth Area. Land Use Policy LU-2-A requires the city to maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure. Land Use Policy 5-A encourages the City to allow a variety of residential densities throughout the Urban Growth Area. The site is currently vacant; however, the City is in receipt of several applications in the vicinity that would increase the amount of housing within the immediate vicinity, including a public high school. The proposed amendment does not address a deficiency in the Comprehensive Plan. Additional factors for consideration include (PMC 25.215.020(9): A. The effect upon the physical environment. Grading and clearing of vegetation will have to take place at the site for future development. B. The effect on open space and natural features including, but not limited to, topography, streams, rivers, and lakes. The site does not contain any designated open space. No negative impacts are anticipated from the proposed amendment or future development. Adequate measures within the Pasco Page 27 of 461 25 Municipal Code exist to mitigate any possible negative impacts to the natural environment of the proposal, including conformance with, or mitigation of identified Critical Area Habitat. C. The compatibility with and impact on adjacent land uses and surrounding neighborhoods. The mix of land uses, particularly residential densities is supported by the 2018-2038 Comprehensive Plan. The site is located approximately ½ mile of the Road 68 corridor. Within the immediate vicinity are developed Commercial Lands (South, West), vacant Commercial Lands (North) and developed Low Density Residential and Commercial (East). The Mixed Residential and Commercial Land Use permits 5-29 dwelling units per acre. It also allows a combination of residential and commercial developments. A future residential development would provide much needed housing, and the development of a commercial use would accommodate services needed by nearby residents. D. The adequacy of and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; The future development of the site is required to identify and construct the necessary infrastructure to ensure level of service standards are kept. Mitigation may also be required, at the time of permit application, to address impacts to the natural and built environment. Pending development applications on adjacent parcels and in the immediate vicinity indicate that level of service standards are at risk on nearby corridors and intersections. Mitigation will be necessary to ensure LOS are maintained at adopted city standards. E. The quantity and location of land planned for the proposed land use type and density and the demand for such land; Staff observes that there is an increase in interest and applications for land uses that accommodate a variety of flexibility. The Mixed Residential and Commercial Land Use offers a property the most options for future development to accommodate market demands and needs. With the exception of the Broadmoor and Downtown Pasco Master Plans, the Docket for 2022 Amendments would remove approximately 54 acres of Commercial Land Use designates in the Urban Growth Area. Many of these would be replaced with the Mixed Residential and Commercial Land Use. Staff notes the importance of ensuring adequate lands, within close proximity to compatible land uses are. Particularly, the importance of local commercial service areas that can accommodate neighborhood needs. F. The current and projected project density in the area; and The Commercial Land Use does not typically allow residential units, unless associated with a commercial development, such as a mixed-use building. The Mixed Residential and Page 28 of 461 26 Commercial Land Use permits 5-29 dwelling units per acre. It also allows a combination of residential and commercial developments. All developments will be subject to potential right- of-way dedications, lot coverage, setback, and height conformances, limiting the eventual number of units feasible. G. The effect, if any, upon other aspects of the Comprehensive Plan. The proposed amendment will not adversely impact utility or public service assumptions and forecasts in the 2018-2038 Comprehensive Plan. Public and Agency Comment Staff has received comment on the proposal. Please see Exhibit CPA2022-007 Staff Conclusion Based on the proposal information and consideration of the Comprehensive Plan Goals and Policies, staff considers the application to provide additional lands for much needed housing. Additionally, staff notes, that if the site is eventually converted to a pure residential use, the loss of commercial lands may be difficult to replace. The site has remained vacant despite commercial uses and residential uses in the nearby area. Similar to other proposals, the proposed Land Use accommodates a variety of future uses. MOTIONS OPTION 1 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-007 contained in the staff report and recommend to the Pasco City Council an approval of the request. OPTION 2 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-007 contained in the staff report and recommend to the Pasco City Council a denial of the request. OPTION 3 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-007 contained in the staff report and recommend to the Pasco City Council a modification of the request. The modification shall consist of and/or address the following: Page 29 of 461 27 Comprehensive Plan Amendment CPA2022-008 File Number: CPA2022-008 Applicant: Travis Blake Description: Future Land Use Map Amendment: Commercial to Mixed Residential and Commercial Zoning: C-R Commercial Regional Address / Parcel(s) 115480078, 115480079 Total Area (Acres) 4.6 Environmental Determination Determination of Non-Significance, issued 06/07/2022 Planning Commission Recommendation: Recommended for the docket Page 30 of 461 28 CPA2022-008 - FINDINGS Approval Criteria (PMC 25.215.020(8) 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment. The proposed amendment does not interfere with, or increase risk of disturbance to the public health, safety, and protection of the environment. 2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the amendment. Planning Goals for the Washington State Growth Management Act (36.70A.020) require jurisdictions to plan for and accommodate housing affordable to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock, and reduce the inappropriate conversion of undeveloped land into sprawling, low-density development. 3. The proposed amendment corrects an obvious mapping error; or The proposed amendment does not correct a mapping error. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. Land Use Goal 2 of the 2018-2038 Comprehensive Plan states that the city shall plan for a variety of compatible land uses within the Urban Growth Area. Land Use Policy LU-2-A requires the city to maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure. Land Use Policy 5-A encourages the City to allow a variety of residential densities throughout the Urban Growth Area. The site is currently vacant; however, the City is in receipt of several applications in the vicinity that would increase the amount of housing within the immediate vicinity, including a public high school. The proposed amendment does not address a deficiency in the Comprehensive Plan. Additional factors for consideration include (PMC 25.215.020(9): A. The effect upon the physical environment. Grading and clearing of vegetation will have to take place at the site for future development. B. The effect on open space and natural features including, but not limited to, topography, streams, rivers, and lakes. The site does not contain any designated open space. No negative impacts are anticipated from the proposed amendment or future development. Adequate measures within the Pasco Page 31 of 461 29 Municipal Code exist to mitigate any possible negative impacts to the natural environment of the proposal, including conformance with, or mitigation of identified Critical Area Habitat. C. The compatibility with and impact on adjacent land uses and surrounding neighborhoods. The mix of land uses, particularly residential densities is supported by the 2018-2038 Comprehensive Plan. Within the immediate vicinity of the site, are developed Commercial Lands (East, North), Low Density Residential (South), High Density Residential and Commercial (West). The Mixed Residential and Commercial Land Use permits 5-29 dwelling units per acre. It also allows a combination of residential and commercial developments. A future residential development would provide much needed housing, and the development of a commercial use would accommodate services needed by nearby residents. D. The adequacy of and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; The future development of the site is required to identify and construct the necessary infrastructure to ensure level of service standards are kept. Mitigation may also be required, at the time of permit application, to address impacts to the natural and built environment. Mitigation will be necessary to ensure LOS are maintained at adopted city standards. E. The quantity and location of land planned for the proposed land use type and density and the demand for such land; Staff observes that there is an increase in interest and applications for land uses that accommodate a variety of flexibility. The Mixed Residential and Commercial Land Use offers a property the most options for future development to accommodate market demands and needs. With the exception of the Broadmoor and Downtown Pasco Master Plans, the Docket for 2022 Amendments would remove approximately 54 acres of Commercial Land Use designates in the Urban Growth Area. Many of these would be replaced with the Mixed Residential and Commercial Land Use. Staff notes the importance of ensuring adequate lands, within close proximity to compatible land uses are. Particularly, the importance of local commercial service areas that can accommodate neighborhood needs. F. The current and projected project density in the area; and The Commercial Land Use does not typically allow residential units, unless associated with a commercial development, such as a mixed-use building. The Mixed Residential and Commercial Land Use permits 5-29 dwelling units per acre. It also allows a combination of residential and commercial developments. All developments will be subject to potential right- Page 32 of 461 30 of-way dedications, lot coverage, setback, and height conformances, limiting the eventual number of units feasible. G. The effect, if any, upon other aspects of the Comprehensive Plan. The proposed amendment will not adversely impact utility or public service assumptions and forecasts in the 2018-2038 Comprehensive Plan. Public and Agency Comment Staff has received comment on the proposal. Please see Exhibit CPA2022-008 Staff Conclusion Based on the proposal information and consideration of the Comprehensive Plan Goals and Policies, staff considers the application to provide additional lands for much needed housing. Additionally, staff notes, that if the site is eventually converted to a pure residential use, the loss of commercial lands may be difficult to replace. The site has remained vacant despite commercial uses and residential uses in the nearby area. Similar to other proposals, the proposed Land Use accommodates a variety of future uses. MOTIONS OPTION 1 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-008 contained in the staff report and recommend to the Pasco City Council an approval of the request. OPTION 2 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-008 contained in the staff report and recommend to the Pasco City Council a denial of the request. OPTION 3 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-008 contained in the staff report and recommend to the Pasco City Council a modification of the request. The modification shall consist of and/or address the following: Page 33 of 461 31 Comprehensive Plan Amendment CPA2022-009 File Number: CPA2022-009 Applicant: Clarence and Patricia Alford Description: Future Land Use Map Amendment: Low Density Residential to Mixed Residential and Commercial Zoning: R-S-1 Suburban Residential Address / Parcel(s) 115180055 Total Area (Acres) 19.93 Environmental Determination Determination of Non-Significance, issued 06/07/2022 Page 34 of 461 32 CPA2022-009 - FINDINGS Approval Criteria (PMC 25.215.020(8) 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment. The proposed amendment does not interfere with, or increase risk of disturbance to the public health, safety, and protection of the environment. 2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the amendment. Planning Goals for the Washington State Growth Management Act (36.70A.020) require jurisdictions to plan for and accommodate housing affordable to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock, and reduce the inappropriate conversion of undeveloped land into sprawling, low-density development. 3. The proposed amendment corrects an obvious mapping error; or The proposed amendment does not correct a mapping error. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. Land Use Goal 2 of the 2018-2038 Comprehensive Plan states that the city shall plan for a variety of compatible land uses within the Urban Growth Area. Land Use Policy LU-2-A requires the city to maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure. Land Use Policy 5-A encourages the City to allow a variety of residential densities throughout the Urban Growth Area. The site is currently vacant; however, the City is in receipt of several applications in the vicinity that would increase the amount of housing and future commercial services within the vicinity. The proposed amendment does not address a deficiency in the Comprehensive Plan. Additional factors for consideration include (PMC 25.215.020(9): A. The effect upon the physical environment. Grading and clearing of vegetation will have to take place at the site for future development. B. The effect on open space and natural features including, but not limited to, topography, streams, rivers, and lakes. The site does not contain any designated open space. No negative impacts are anticipated from the proposed amendment or future development. Adequate measures within the Pasco Page 35 of 461 33 Municipal Code exist to mitigate any possible negative impacts to the natural environment of the proposal, including conformance with, or mitigation of identified Critical Area Habitat. C. The compatibility with and impact on adjacent land uses and surrounding neighborhoods. The mix of land uses, particularly residential densities is supported by the 2018-2038 Comprehensive Plan. Within the immediate vicinity of the site, vacant High Density Residential (South), pending Low Density Residential (West), High Density Residential and Mixed Residential and Commercial (South), and developed Low Density Residential (East). The Mixed Residential and Commercial Land Use permits 5-29 dwelling units per acre. It also allows a combination of residential and commercial developments. A future residential development would provide much needed housing, and the development of a commercial use would accommodate services needed by nearby residents. D. The adequacy of and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; The future development of the site is required to identify and construct the necessary infrastructure to ensure level of service standards are kept. Mitigation may also be required, at the time of permit application, to address impacts to the natural and built environment. Mitigation will be necessary to ensure LOS are maintained at adopted city standards. E. The quantity and location of land planned for the proposed land use type and density and the demand for such land; Staff observes that there is an increase in interest and applications for land uses that accommodate a variety of flexibility. The Mixed Residential and Commercial Land Use offers a property the most options for future development to accommodate market demands and needs. With the exception of the Broadmoor and Downtown Pasco Master Plans, the Docket for 2022 Amendments would remove approximately 54 acres of Commercial Land Use designates in the Urban Growth Area. Many of these would be replaced with the Mixed Residential and Commercial Land Use. Staff notes the importance of ensuring adequate lands, within close proximity to compatible land uses are. Particularly, the importance of local commercial service areas that can accommodate neighborhood needs. F. The current and projected project density in the area; and The Low-Density Residential Land Use accommodates a range of 2-5 dwelling units per acre. The Mixed Residential and Commercial Land Use permits 5-29 dwelling units per acre. It also allows a combination of residential and commercial developments. All developments will be subject to potential right-of-way dedications, lot coverage, setback, and height conformances, limiting the eventual number of units feasible. Page 36 of 461 34 G. The effect, if any, upon other aspects of the Comprehensive Plan. The proposed amendment will not adversely impact utility or public service assumptions and forecasts in the 2018-2038 Comprehensive Plan. Public and Agency Comment Staff has received comment on the proposal. Please see Exhibit CPA2022-009 Staff Conclusion Based on the proposal information and consideration of the Comprehensive Plan Goals and Policies, staff considers the application to provide additional lands for much needed housing. Additionally, staff notes, that if the site is eventually converted to a pure residential use, the loss of commercial lands may be difficult to replace. The site has remained vacant despite future development of commercial uses and residential uses in the nearby area. Similar to other proposals, the proposed Land Use accommodates a variety of future uses, supported by the Comprehensive Plan. MOTIONS OPTION 1 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-009 contained in the staff report and recommend to the Pasco City Council an approval of the request. OPTION 2 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-009 contained in the staff report and recommend to the Pasco City Council a denial of the request. OPTION 3 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-009 contained in the staff report and recommend to the Pasco City Council a modification of the request. The modification shall consist of and/or address the following: Page 37 of 461 35 Comprehensive Plan Amendment CPA2022-010 File Number: CPA2022-010 Applicant: Rudd McClory Description: Future Land Use Map Amendment: Commercial to High Density Residential Zoning: C-3 General Business District Address / Parcel(s) 119312083 Total Area (Acres) 8.48 Environmental Determination Determination of Non-Significance, issued 06/07/2022 Page 38 of 461 36 CPA2022-010 - FINDINGS Approval Criteria (PMC 25.215.020(8) 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment. The proposed amendment does not interfere with, or increase risk of disturbance to the public health, safety, and protection of the environment. 2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the amendment. Planning Goals for the Washington State Growth Management Act (36.70A.020) require jurisdictions to plan for and accommodate housing affordable to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock, and reduce the inappropriate conversion of undeveloped land into sprawling, low-density development. 3. The proposed amendment corrects an obvious mapping error; or The proposed amendment does not correct a mapping error. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. Land Use Goal 2 of the 2018-2038 Comprehensive Plan states that the city shall plan for a variety of compatible land uses within the Urban Growth Area. Land Use Policy LU-2-A requires the city to maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure. Land Use Policy 5-A encourages the City to allow a variety of residential densities throughout the Urban Growth Area. The proposed amendment does not address a deficiency in the Comprehensive Plan. Additional factors for consideration include (PMC 25.215.020(9): A. The effect upon the physical environment. Grading and clearing of vegetation will have to take place at the site for future development. B. The effect on open space and natural features including, but not limited to, topography, streams, rivers, and lakes. The site does not contain any designated open space. No negative impacts are anticipated from the proposed amendment or future development. Adequate measures within the Pasco Municipal Code exist to mitigate any possible negative impacts to the natural environment of the proposal, including conformance with, or mitigation of identified Critical Area Habitat. Page 39 of 461 37 C. The compatibility with and impact on adjacent land uses and surrounding neighborhoods. The mix of land uses, particularly residential densities is supported by the 2018-2038 Comprehensive Plan. Near the site, are developed High Density Residential and Low Density Residential (West), Commercial (South, Southeast), with HWY 395 located to the west. A future residential development would provide much needed housing, and the development of a commercial use would accommodate services needed by nearby residents. Staff considers this proposal to be complementary to nearby and surrounding land uses. D. The adequacy of and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; The future development of the site is required to identify and construct the necessary infrastructure to ensure level of service standards are kept. Mitigation may also be required, at the time of permit application, to address impacts to the natural and built environment. Mitigation will be necessary to ensure LOS are maintained at adopted city standards. E. The quantity and location of land planned for the proposed land use type and density and the demand for such land; Staff observes that there is an increase in interest and applications for land uses that accommodate a variety of flexibility. The Mixed Residential and Commercial Land Use offers a property the most options for future development to accommodate market demands and needs. With the exception of the Broadmoor and Downtown Pasco Master Plans, the Docket for 2022 Amendments would remove approximately 54 acres of Commercial Land Use designates in the Urban Growth Area. Many of these would be replaced with the Mixed Residential and Commercial Land Use. Staff notes the importance of ensuring adequate lands, within close proximity to compatible land uses are. Particularly, the importance of local commercial service areas that can accommodate neighborhood needs. F. The current and projected project density in the area; and The Commercial Land Use does not typically allow residential units, unless associated with a commercial development, such as a mixed-use building. The Mixed Residential and Commercial accommodates various residential and commercial uses, with a density range of 5-29 dwelling units per acre. All developments will be subject to potential right-of-way dedications, lot coverage, setback, and height conformances, limiting the eventual number of units feasible. G. The effect, if any, upon other aspects of the Comprehensive Plan. Page 40 of 461 38 The proposed amendment will not adversely impact utility or public service assumptions and forecasts in the 2018-2038 Comprehensive Plan. Public and Agency Comment Staff has received no comments on the proposal. Staff Conclusion Based on the proposal information and consideration of the Comprehensive Plan Goals and Policies, staff considers the application to provide additional lands for much needed housing. MOTION OPTION 1 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-010 contained in the staff report and recommend to the Pasco City Council an approval of the request. Page 41 of 461 39 Comprehensive Plan Amendment CPA2022-011 File Number: CPA2022-011 Applicant: Paul Lavrentiev / John Fetterolf Description: Future Land Use Map Amendment: Commercial to Mixed Residential and Commercial R-3 Medium Density Residential Address / Parcel(s) 118501041 Total Area (Acres) 6.68 Environmental Determination Determination of Non-Significance, issued 06/07/2022 Page 42 of 461 40 CPA2022-011 - FINDINGS Approval Criteria (PMC 25.215.020(8) 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment. The proposed amendment does not interfere with, or increase risk of disturbance to the public health, safety, and protection of the environment. 2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the amendment. Planning Goals for the Washington State Growth Management Act (36.70A.020) require jurisdictions to plan for and accommodate housing affordable to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock, and reduce the inappropriate conversion of undeveloped land into sprawling, low-density development. 3. The proposed amendment corrects an obvious mapping error; or The proposed amendment does not correct a mapping error. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. Land Use Goal 2 of the 2018-2038 Comprehensive Plan states that the city shall plan for a variety of compatible land uses within the Urban Growth Area. Land Use Policy LU-2-A requires the city to maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure. Land Use Policy 5-A encourages the City to allow a variety of residential densities throughout the Urban Growth Area. The proposed amendment does not address a deficiency in the Comprehensive Plan. Additional factors for consideration include (PMC 25.215.020(9): A. The effect upon the physical environment. Grading and clearing of vegetation will have to take place at the site for future development. B. The effect on open space and natural features including, but not limited to, topography, streams, rivers, and lakes. The site does not contain any designated open space. No negative impacts are anticipated from the proposed amendment or future development. Adequate measures within the Pasco Municipal Code exist to mitigate any possible negative impacts to the natural environment of the proposal, including conformance with, or mitigation of identified Critical Area Habitat. Page 43 of 461 41 C. The compatibility with and impact on adjacent land uses and surrounding neighborhoods. The mix of land uses, particularly residential densities is supported by the 2018-2038 Comprehensive Plan. Areas adjacent to the site recently were approved for annexation within City Limits. There is existing commercial development (West and South), Low Density Residential (North, West). A future residential development would provide much needed housing, and the development of a commercial use would accommodate services needed by nearby residents. Staff considers this proposal to be complementary to nearby and surrounding land uses. D. The adequacy of and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; The future development of the site is required to identify and construct the necessary infrastructure to ensure level of service standards are kept. Mitigation may also be required, at the time of permit application, to address impacts to the natural and built environment. Mitigation will be necessary to ensure LOS are maintained at adopted city standards. H. The quantity and location of land planned for the proposed land use type and density and the demand for such land; Within the Pasco City Limits, High Density Residential accounts for less than 2% of all residential lands. Within the Urban Growth Area, the High-Density Residential Land Use accounts for just over 2%. With the expected population growth, there is a deficit of higher density lands that can accommodate the necessary housing units. Staff notes the importance of ensuring adequate lands, within close proximity to compatible land uses are. Particularly, the importance of local commercial service areas that can accommodate neighborhood needs. I. The current and projected project density in the area; and The Commercial Land Use does not typically allow residential units, unless associated with a commercial development, such as a mixed-use building. The High-Density Land Use allows for a variety of residential housing types, requiring a minimum of 21 dwelling units per acre. All developments will be subject to potential right-of-way dedications, lot coverage, setback, and height conformances, limiting the eventual number of units feasible. J. The effect, if any, upon other aspects of the Comprehensive Plan. The proposed amendment will not adversely impact utility or public service assumptions and forecasts in the 2018-2038 Comprehensive Plan. Page 44 of 461 42 Public and Agency Comment Staff has received no comments on the proposal. Staff Conclusion Based on the proposal information and consideration of the Comprehensive Plan Goals and Policies, staff considers the application to provide additional lands for much needed housing. Similar to other proposals, the proposed Land Use accommodates a variety of future uses, supported by the Comprehensive Plan. MOTION OPTION 1 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-011 contained in the staff report and recommend to the Pasco City Council an approval of the request. Page 45 of 461 43 Comprehensive Plan Amendment CPA2022-013 File Number: CPA2022-013 Applicant: City of Pasco – Community and Economic Development Description: Future Land Use Map and Text Amendment: Establish Downtown Land Use Zoning: Various Address / Parcel(s) Various Total Area (Acres) 153 Environmental Determination Determination of Non-Significance Page 46 of 461 44 CPA2022-013 - FINDINGS Approval Criteria (PMC 25.215.020(8) 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment. The proposed amendment does not interfere with, or increase risk of disturbance to the public health, safety, and protection of the environment. 2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the amendment. Planning Goals for the Washington State Growth Management Act (36.70A.020) require jurisdictions to plan for and accommodate housing affordable to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock, and reduce the inappropriate conversion of undeveloped land into sprawling, low-density development. Economic Development Policy ED-4-C of the Comprehensive Plan states that the city shall pursue the ongoing revitalization of Downtown Pasco including incentivizing development in the Central Business District. Land Use Policy 5-B encourages higher residential densities within and adjacent to major travel corridors, Downtown (Central Business District). The proposed amendment would amend the current Central Business District Overlay (PMC 25.95) which would expand parking flexibilities, along with the removal of residential densities. The removal of residential densities would allow for more feasible development housing units, keeping in mind that current zoning regulations (height limits, setbacks, etc) would limit the overall amount of units to be constructed. 3. The proposed amendment corrects an obvious mapping error; or The proposed amendment does not correct a mapping error. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. Land Use Goal 2 of the 2018-2038 Comprehensive Plan states that the city shall plan for a variety of compatible land uses within the Urban Growth Area. Land Use Policy LU-2-A requires the city to maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure. Land Use Policy 5-A encourages the City to allow a variety of residential densities throughout the Urban Growth Area. The proposed amendment addresses a deficiency in the Comprehensive Plan by implementing policies and the establishing a land-use that will assist with economic development and residential growth opportunities in the Central Pasco and Downtown Pasco areas. Additional factors for consideration include (PMC 25.215.020(9): A. The effect upon the physical environment. Page 47 of 461 45 Grading and clearing of vegetation will have to take place at the site for future development where vacant lands currently exist. The majority of the lands within the proposed Land Use area have been developed. B. The effect on open space and natural features including, but not limited to, topography, streams, rivers, and lakes. No negative impacts are anticipated from the proposed amendment or future development. Adequate measures within the Pasco Municipal Code exist to mitigate any possible negative impacts to the natural environment of the proposal, including conformance with, or mitigation of identified Critical Area Habitat. C. The compatibility with and impact on adjacent land uses and surrounding neighborhoods. The proposed amendment would not change current, existing, underlying zoning districts or uses. The proposal will establish a tailored land-use that is custom to the Central Business District and Downtown neighborhoods. The mix of land uses, particularly residential densities is supported by the 2018-2038 Comprehensive Plan D. The adequacy of and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; Future development within the boundary, is required to identify and construct the necessary infrastructure to ensure level of service standards are kept. Mitigation may also be required, at the time of permit application, to address impacts to the natural and built environment. Mitigation will be necessary to ensure LOS are maintained at adopted city standards. E. The quantity and location of land planned for the proposed land use type and density and the demand for such land; The recently adopted Downtown Pasco Master Plan indicated the need for higher residential densities, diverse housing typologies, and the encouragement of new businesses within the Downtown and surrounding areas. The proposed land use would not impact or change current zoning or land-uses. F. The current and projected project density in the area; and The Downtown Pasco Master Plan indicated that new development is not likely to be financially feasible in the Downtown Pasco area, due to the cost of construction and rents. Vacancies remain low, and rents are increasing due to the demand of commercial space. New development and redevelopment, such as adaptive reuses are difficult under the existing zoning and development regulations. While the proposed amendment, associated with the Downtown Plan Implementation will Page 48 of 461 46 not change any existing uses, it will allow for the immediate relaxation of both the parking and density standards which are significant barriers to economic growth and investment. G. The effect, if any, upon other aspects of the Comprehensive Plan. The proposed amendment will not adversely impact utility or public service assumptions and forecasts in the 2018-2038 Comprehensive Plan. Public and Agency Comment Staff has received a letter of support from the Downtown Pasco Development Authority. Please see Exhibit CPA2022-013 Staff Conclusion Based on the proposal information and consideration of the Comprehensive Plan Goals and Policies, staff considers the application to provide additional lands for much needed housing. Similar to other proposals, the proposed Land Use accommodates a variety of future uses, supported by the Comprehensive Plan. The Central Business District Overlay will be amended to include the expanded areas, along with the exemption for off-street parking. In addition to the exemption, the city is proposing that we eliminate density maximums within the overlay. This allows a great amount of flexibility for either new development, or re-development opportunities of housing. Housing is also a focal point of the Downtown plan. The proposal is supported by the 2018-2038 Comprehensive Plan, implements the Downtown Pasco Master Plan, and aligns with Pasco City Council goals on economic development, downtown plan implementation, and community engagement. MOTION OPTION 1 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-013 contained in the staff report and recommend to the Pasco City Council an approval of the request. Page 49 of 461 47 Comprehensive Plan Amendment CPA2022-014 File Number: CPA2022-014 Applicant: City of Pasco – Community and Economic Development Description: Future Land Use Map and Text Amendment: Broadmoor Master Plan Zoning: Various Address / Parcel(s) Various Total Area (Acres) 1,200 Environmental Determination Determination of Significance, issued March 2017, revised July 2021; Draft Environmental Impact Statement Issued December 16, 2022 Page 50 of 461 48 CPA2022-014 - FINDINGS Approval Criteria (PMC 25.215.020(8) 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment. The proposed amendment does not interfere with, or increase risk of disturbance to the public health, safety, and protection of the environment. 2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the amendment. Planning Goals for the Washington State Growth Management Act (36.70A.020) require jurisdictions to plan for and accommodate housing affordable to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock, and reduce the inappropriate conversion of undeveloped land into sprawling, low-density development. 3. The proposed amendment corrects an obvious mapping error; or The proposed amendment corrects mapping errors of the 2018-2038 Comprehensive Plan.. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. Land Use Goal 2 of the 2018-2038 Comprehensive Plan states that the city shall plan for a variety of compatible land uses within the Urban Growth Area. Land Use Policy LU-2-A requires the city to maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure. Land Use Policy 5-A encourages the City to allow a variety of residential densities throughout the Urban Growth Area. The proposed amendment addresses a deficiency in the Comprehensive Plan by implementing policies and the establishing a land-use that will assist with economic development and residential growth opportunities in the Broadmoor planning area. The current land-uses are inconsistent with the Comprehensive Plan. Additional factors for consideration include (PMC 25.215.020(9): A. The effect upon the physical environment. Grading and clearing of vegetation will have to take place at the site for future development where vacant lands currently exist. The City has prepared a Draft Environment Impact Statement to identify, evaluate, and determine appropriate mitigation measures. B. The effect on open space and natural features including, but not limited to, topography, streams, rivers, and lakes. Page 51 of 461 49 Impacts are anticipated from the proposed amendment or future development. The City has prepared a Draft Environment Impact Statement to identify, evaluate, and determine appropriate mitigation measures. The Draft Environmental Impact Statement was released for public comment on December 16, 2022. Additional measures have been identified in the DEIS and Broadmoor Master Plan, to mitigate any possible negative impacts to the natural environment of the proposal, including conformance with, or mitigation of identified Critical Area Habitat, and adopted Transportation concurrency standards. C. The compatibility with and impact on adjacent land uses and surrounding neighborhoods. The Broadmoor area is currently zoned R-T (Residential Transition), C-1 (Retail Business), R- 1/PUD (Low Density Residential Planned Unit Development), and R-3 (Medium Density Residential). The R-T zone is generally applied as a holding zone for areas that lack necessary urban utility services. As utilities become available, lands zoned R-T can then be transitioned (through the rezone process) to a zoning classification in conformance with Comprehensive Plan designations for the affected lands. The proposal will establish an updated land-use that for the Broadmoor Planning area. The mix of land uses, particularly residential densities is supported by the 2018-2038 Comprehensive Plan. The proposed land use allocations are compatible with nearby land uses, and implement Comprehensive Plan policies. D. The adequacy of and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; Future development within the boundary, is required to identify and construct the necessary infrastructure to ensure level of service standards are kept. Mitigation may also be required, at the time of permit application, to address impacts to the natural and built environment. Mitigation will be necessary to ensure LOS are maintained at adopted city standards. The proposed Master Plan has identified several mitigation measures in the Draft Environmental Impact Statement. The transportation planning efforts also include the adoption of the Broadmoor Area Tax Increment Financing, adopted by Pasco City Council in late 2022. A summary table indicated number of measures is shown below: Type Mitigation Measures Proposed (12/15/2022) Earth 7 Air Quality 4 Water Resources 5 Fish and Wildlife Habitat 5 Environmental Health 2 Noise 1 Page 52 of 461 50 Land and Shoreline Use 9 Aesthetics and Visual Setting 11 Population, Housing, and Employment 7 Transportation 47 Public Services and Utilities 5 Historical and Cultural Resources 2 E. The quantity and location of land planned for the proposed land use type and density and the demand for such land; The recently adopted Downtown Pasco Master Plan indicated the need for higher residential densities, diverse housing typologies, and the encouragement of new businesses within the Downtown and surrounding areas. The proposed land use would not impact or change current zoning or land-uses. F. The current and projected project density in the area; and As identified in the Draft Environmental Impact Statement, the current Land Uses for the Broadmoor planning area are inconsistent with existing development, and the Comprehensive Plan growth forecasts. With the current land uses, projected densities will fall short of accommodating growth targets. Under the Alternative 2 Land Use, total households and jobs are expected to accommodate approximately 7,000 housing units, and 2,000 – 3,000 jobs. These estimates are consistent with the Comprehensive Plan and efforts associated with the Urban Growth Area expansion. G. The effect, if any, upon other aspects of the Comprehensive Plan. The proposed amendment will not adversely impact utility or public service assumptions and forecasts in the 2018-2038 Comprehensive Plan. Public and Agency Comment Staff has comments on the proposal. Please see Exhibit CPA2022-014 Staff Conclusion Based on the proposal information and consideration of the Comprehensive Plan Goals and Policies, staff considers the application to provide additional lands for much needed housing. Similar to other proposals, the proposed Land Use accommodates a variety of future uses, supported by the Comprehensive Plan. The Broadmoor area is intended to be developed as a well-connected and sustainable community for diverse income and age groups. The area will Page 53 of 461 51 provide the community with various choices to live, work, shop, and recreate in a pedestrian- and transit-friendly environment. The plan itself is intended to provide a general framework for the development of infrastructure and land, consistent with the Comprehensive Plan. Staff notes that the plan shall be updated as needed, and a plan monitoring effort shall be established to ensure planning goals are being achieved. MOTION OPTION 1 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-014 contained in the staff report and recommend to the Pasco City Council an approval of the request. Page 54 of 461 52 Comprehensive Plan Amendment CPA2022-015 File Number: CPA2022-015 Applicant: City of Pasco – Community and Economic Development Description: Future Land Use Map and Text Amendment: Commercial to Mixed Residential and Commercial (Ramgar Estates) Address / Parcel(s) 113884077, 113884078, 113884079, 113884080, 113884081, 113884082, 113884083, 113884084, 113884085, 113884086, 113884087, 113884088, 113884089, 113884090, 113883022, 113883022 Total Area (Acres) 6.68 Environmental Determination Determination of Non-Significance CPA2022-015 - FINDINGS Page 55 of 461 53 Approval Criteria (PMC 25.215.020(8) 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment. The proposed amendment does not interfere with, or increase risk of disturbance to the public health, safety, and protection of the environment. 2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the amendment. Planning Goals for the Washington State Growth Management Act (36.70A.020) require jurisdictions to plan for and accommodate housing affordable to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock, and reduce the inappropriate conversion of undeveloped land into sprawling, low-density development. The proposed amendment implements consistently measures of the Comprehensive Plan. 3. The proposed amendment corrects an obvious mapping error; or The proposed amendment corrects mapping errors of the 2018-2038 Comprehensive Plan. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. Land Use Goal 2 of the 2018-2038 Comprehensive Plan states that the city shall plan for a variety of compatible land uses within the Urban Growth Area. Land Use Policy LU-2-A requires the city to maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure. Land Use Policy 5-A encourages the City to allow a variety of residential densities throughout the Urban Growth Area. The proposed amendment addresses a deficiency in the Comprehensive Plan correcting a mapping error. Additional factors for consideration include (PMC 25.215.020(9): A. The effect upon the physical environment. Approximately 50% of the area is developed with low-density residential dwellings. Grading and clearing of vegetation will have to take place at the site for future development where vacant lands currently exist. B. The effect on open space and natural features including, but not limited to, topography, streams, rivers, and lakes. No effect on open space and natural features are expected. Page 56 of 461 54 C. The compatibility with and impact on adjacent land uses and surrounding neighborhoods. The proposed amendment is compatible with the surrounding land uses, which include a variety of Mixed Residential and Commercial, and Low Density Residential. The mix of land uses, particularly between residential and commercial, is supported by the 2018-2038 Comprehensive Plan. D. The adequacy of and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; Future development within the boundary, is required to identify and construct the necessary infrastructure to ensure level of service standards are kept. Mitigation may also be required, at the time of permit application, to address impacts to the natural and built environment. Mitigation will be necessary to ensure LOS are maintained at adopted city standards. E. The quantity and location of land planned for the proposed land use type and density and the demand for such land; Approximately 50% of the area is developed with low-density residential dwellings. The Mixed Residential and Commercial accommodates a range of residential dwellings from a low of 5 up to 29 dwelling units per acre. Staff notes that there is an increase of the land development flexibility, offered by the proposed land use. F. The current and projected project density in the area; and Under the current land use allocations, no additional residential growth would be permitted. The proposed land use would accommodate 5-29 dwelling units per acre. It also allows a combination of residential and commercial developments. All developments will be subject to potential right-of-way dedications, lot coverage, setback, and height conformances, limiting the eventual number of units feasible. K. The effect, if any, upon other aspects of the Comprehensive Plan. The proposed amendment will not adversely impact utility or public service assumptions and forecasts in the 2018-2038 Comprehensive Plan. Public and Agency Comment No comments have been received on the proposal. Staff Conclusion Based on the proposal information and consideration of the Comprehensive Plan Goals and Policies, staff considers the application to be in conformance with Comprehensive Plan Goals and Policies Page 57 of 461 55 MOTION OPTION 1 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-015 contained in the staff report and recommend to the Pasco City Council an approval of the request. Page 58 of 461 56 Comprehensive Plan Amendment CPA2022-016 File Number: CPA2022-016 Applicant: City of Pasco – Community and Economic Development Description: Future Land Use Map and Text Amendment: Commercial to Mixed Residential and Commercial (West Court Street: N 19th Ave – N 14th Ave) Zoning Various Address / Parcel(s) Various Total Area (Acres) 9.25 Environmental Determination Determination of Non-Significance CPA2022-016 - FINDINGS Page 59 of 461 57 Approval Criteria (PMC 25.215.020(8) 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment. The proposed amendment does not interfere with, or increase risk of disturbance to the public health, safety, and protection of the environment. 2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the amendment. Planning Goals for the Washington State Growth Management Act (36.70A.020) require jurisdictions to plan for and accommodate housing affordable to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock, and reduce the inappropriate conversion of undeveloped land into sprawling, low-density development. The proposed amendment implements consistently measures of the Comprehensive Plan. 3. The proposed amendment corrects an obvious mapping error; or The proposed amendment corrects mapping errors of the 2018-2038 Comprehensive Plan. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. Land Use Goal 2 of the 2018-2038 Comprehensive Plan states that the city shall plan for a variety of compatible land uses within the Urban Growth Area. Land Use Policy LU-2-A requires the city to maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure. Land Use Policy 5-A encourages the City to allow a variety of residential densities throughout the Urban Growth Area. The proposed amendment addresses a deficiency in the Comprehensive Plan correcting a mapping error. Additional factors for consideration include (PMC 25.215.020(9): A. The effect upon the physical environment. The majority the proposed area is developed with a variety of uses, ranging from multi-family homes or commercial services. Grading and clearing of vegetation will have to take place at the site for future development where vacant lands currently exist. B. The effect on open space and natural features including, but not limited to, topography, streams, rivers, and lakes. No effect on open space and natural features are expected. Page 60 of 461 58 C. The compatibility with and impact on adjacent land uses and surrounding neighborhoods. The proposed amendment is compatible with the surrounding land uses, which include a variety of Mixed Residential and Commercial, and Low Density Residential. The mix of land uses, particularly between residential and commercial, is supported by the 2018-2038 Comprehensive Plan. D. The adequacy of and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; Future development within the boundary, is required to identify and construct the necessary infrastructure to ensure level of service standards are kept. Mitigation may also be required, at the time of permit application, to address impacts to the natural and built environment. Mitigation will be necessary to ensure LOS are maintained at adopted city standards. E. The quantity and location of land planned for the proposed land use type and density and the demand for such land; The Mixed Residential and Commercial accommodates a range of residential dwellings from a low of 5 up to 29 dwelling units per acre. Staff notes that there is an increase of the land development flexibility, offered by the proposed land use. F. The current and projected project density in the area; and Under the current land use allocations, no additional residential growth would be permitted due to the Commercial Land Use designation. The proposed land use would accommodate 5- 29 dwelling units per acre. It also allows a combination of residential and commercial developments. All developments will be subject to potential right-of-way dedications, lot coverage, setback, and height conformances, limiting the eventual number of units feasible. As mentioned, The majority the proposed area is developed with a variety of uses, ranging from multi-family homes or commercial services. G. The effect, if any, upon other aspects of the Comprehensive Plan. The proposed amendment will not adversely impact utility or public service assumptions and forecasts in the 2018-2038 Comprehensive Plan. Public and Agency Comment No comments have been received on the proposal. Staff Conclusion Page 61 of 461 59 Based on the proposal information and consideration of the Comprehensive Plan Goals and Policies, staff considers the application to be in conformance with Comprehensive Plan Goals and Policies. MOTION OPTION 1 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-016 contained in the staff report and recommend to the Pasco City Council an approval of the request. Page 62 of 461 60 Comprehensive Plan Amendment CPA2022-017 File Number: CPA2022-017 Applicant: City of Pasco – Community and Economic Development Description: Future Land Use Map and Text Amendment: Industrial to Mixed Residential and Commercial (S 10th Avenue: W A Street – W Washington Street) Zoning: Various Address / Parcel(s) 112282058, 112282076, 112282085, 112282094, 112282101, 112282138, 112282147, 112282156, 112282165, 112282184, 112282192, 112282209, 112282263, 112282272, 112282281, 112282290, 112282307, 112282442, 112282450, 112282469, 112282512, 112282549, 112282361 Total Area (Acres) 4.29 Environmental Determination Determination of Non-Significance Page 63 of 461 61 CPA2022-017 - FINDINGS Approval Criteria (PMC 25.215.020(8) 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment. The proposed amendment does not interfere with, or increase risk of disturbance to the public health, safety, and protection of the environment. 2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the amendment. Planning Goals for the Washington State Growth Management Act (36.70A.020) require jurisdictions to plan for and accommodate housing affordable to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock, and reduce the inappropriate conversion of undeveloped land into sprawling, low-density development. The proposed amendment implements consistently measures of the Comprehensive Plan. 3. The proposed amendment corrects an obvious mapping error; or The proposed amendment corrects mapping errors of the 2018-2038 Comprehensive Plan. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. Land Use Goal 2 of the 2018-2038 Comprehensive Plan states that the city shall plan for a variety of compatible land uses within the Urban Growth Area. Land Use Policy LU-2-A requires the city to maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure. Land Use Policy 5-A encourages the City to allow a variety of residential densities throughout the Urban Growth Area. The proposed amendment addresses a deficiency in the Comprehensive Plan correcting a mapping error. Additional factors for consideration include (PMC 25.215.020(9): A. The effect upon the physical environment. The majority the proposed area is developed with a variety of uses, ranging from single family to multi-family homes or commercial services. Grading and clearing of vegetation will have to take place at the site for future development where vacant lands currently exist. B. The effect on open space and natural features including, but not limited to, topography, streams, rivers, and lakes. No effect on open space and natural features are expected. Page 64 of 461 62 C. The compatibility with and impact on adjacent land uses and surrounding neighborhoods. The proposed amendment is compatible with the surrounding land uses, which include a variety of Mixed Residential and Commercial, and Low Density Residential. The mix of land uses, particularly between residential and commercial, is supported by the 2018-2038 Comprehensive Plan. D. The adequacy of and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; Future development within the boundary, is required to identify and construct the necessary infrastructure to ensure level of service standards are kept. Mitigation may also be required, at the time of permit application, to address impacts to the natural and built environment. Mitigation will be necessary to ensure LOS are maintained at adopted city standards. E. The quantity and location of land planned for the proposed land use type and density and the demand for such land; The Mixed Residential and Commercial accommodates a range of residential dwellings from a low of 5 up to 29 dwelling units per acre. Staff notes that there is an increase of the land development flexibility, offered by the proposed land use. F. The current and projected project density in the area; and Under the current land use allocations, no additional residential growth would be permitted due to the Commercial Land Use designation. The proposed land use would accommodate 5- 29 dwelling units per acre. It also allows a combination of residential and commercial developments. All developments will be subject to potential right-of-way dedications, lot coverage, setback, and height conformances, limiting the eventual number of units feasible. As mentioned, The majority the proposed area is developed with a variety of uses, ranging from single-family to multi-family homes or commercial services. G. The effect, if any, upon other aspects of the Comprehensive Plan. The proposed amendment will not adversely impact utility or public service assumptions and forecasts in the 2018-2038 Comprehensive Plan. Public and Agency Comment No comments have been received on the proposal. Staff Conclusion Page 65 of 461 63 Based on the proposal information and consideration of the Comprehensive Plan Goals and Policies, staff considers the application to be in conformance with Comprehensive Plan Goals and Policies. MOTION OPTION 1 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-017 contained in the staff report and recommend to the Pasco City Council an approval of the request. Page 66 of 461 64 Comprehensive Plan Amendment CPA2022-018 File Number: CPA2022-018 Applicant: City of Pasco – Community and Economic Development Description: Future Land Use Text Amendment: Changes to the Future Land Use Map descriptions and densities. Address / Parcel(s) Various Total Area (Acres) Citywide Environmental Determination Determination of Non-Significance CPA2022-017 - FINDINGS Approval Criteria (PMC 25.215.020(8) 1. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment. The proposed amendment does not interfere with, or increase risk of disturbance to the public health, safety, and protection of the environment. The proposed amendment updates the language and permits zoning of some Comprehensive Plan Land Use Classifications. 2. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the amendment. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan implementation requirements. The proposed amendment implements consistently measures of the Comprehensive Plan. 3. The proposed amendment corrects an obvious mapping error; or Not applicable. 4. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. Land Use Goal 2 of the 2018-2038 Comprehensive Plan states that the city shall plan for a variety of compatible land uses within the Urban Growth Area. Land Use Policy LU-2-A requires the city to maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure. Land Use Policy 5-A encourages the City to allow a variety of residential densities throughout the Urban Growth Area. The proposed amendment addresses a deficiency in the Comprehensive Plan correcting a mapping error. Additional factors for consideration include (PMC 25.215.020(9): Page 67 of 461 65 A. The effect upon the physical environment. Text amendment only, no effect upon the physical environment is anticipated. B. The effect on open space and natural features including, but not limited to, topography, streams, rivers, and lakes. Text amendment only, no effect on open space and natural features are expected. C. The compatibility with and impact on adjacent land uses and surrounding neighborhoods. Text amendment only. The proposed amendment ensures that the land uses can accommodate a mix of land uses, particularly between residential and commercial, and is supported by the 2018-2038 Comprehensive Plan. D. The adequacy of and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; Text amendment only. For future development within the boundary, is required to identify and construct the necessary infrastructure to ensure level of service standards are kept. Mitigation may also be required, at the time of permit application, to address impacts to the natural and built environment. Mitigation will be necessary to ensure LOS are maintained at adopted city standards. E. The quantity and location of land planned for the proposed land use type and density and the demand for such land; The proposed amendment does not reclassify any existing land use designations or zoning classifications. The amendment clarifies purpose statements and descriptions, and modifies zoning permitted to reflect recent adoptions. F. The current and projected project density in the area; and The proposed amendment does not reclassify any existing land use designations or zoning classifications. A proposed change to the Low Density Land Use would increase the minimum and maximum thresholds, from 2-5, to 3-6 in alignment with Comprehensive Plan Goals and Policies. G. The effect, if any, upon other aspects of the Comprehensive Plan. The proposed amendment will not adversely impact utility or public service assumptions and forecasts in the 2018-2038 Comprehensive Plan. Page 68 of 461 66 Public and Agency Comment No comments have been received on the proposal. Staff Conclusion Based on the proposal information and consideration of the Comprehensive Plan Goals and Policies, staff considers the application to be in conformance with Comprehensive Plan Goals and Policies. MOTION OPTION 1 I move that the Planning Commission concur with the Findings of the Approval Criteria and Additional Factors for Consideration for CPA2022-018 contained in the staff report and recommend to the Pasco City Council an approval of the request. Page 69 of 461 2022 Pasco Comprehensive Plan Amendments and Docket Public Comments for: CPA2022-001 Prepared for the Pasco Planning Commission January 25, 2023 Public Hearing *Includes comments received as of 01/20/2023 Page 70 of 461 Page 71 of 461 Page 72 of 461 Page 73 of 461 Page 74 of 461 Page 75 of 461 Page 76 of 461 Page 77 of 461 Page 78 of 461 Page 79 of 461 Page 80 of 461 Page 81 of 461 Page 82 of 461 Page 83 of 461 Page 84 of 461 Page 85 of 461 Page 86 of 461 Page 87 of 461 Page 88 of 461 Page 89 of 461 Page 90 of 461 Page 91 of 461 Page 92 of 461 Page 93 of 461 Page 94 of 461 Page 95 of 461 Page 96 of 461 Page 97 of 461 Page 98 of 461 Page 99 of 461 Page 100 of 461 Page 101 of 461 Page 102 of 461 Page 103 of 461 1 Jacob Gonzalez From:Kristin Webb Sent:Friday, January 13, 2023 2:51 PM To:Jacob Gonzalez; Rick White Subject:FW: CPA2022-001 Stacy and Todd Kidwell     From: debraparsons@juno.com <debraparsons@juno.com>   Sent: Friday, January 13, 2023 2:41 PM  To: Kristin Webb <webbk@pasco‐wa.gov>  Subject: CPA2022‐001 Stacy and Todd Kidwell    [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.]  Attention Members of the Planning Commission/Planning Division:     Since February 2000, I have been giving my comments on CPA2022‐001 Stacy and Todd  Kidwell's attempts to change the zoning of Parcel #11518065 (the NW corner of Broadmoor  Blvd and Burns Road, Pasco, Washington) from Medium Density Residential to Mixed  Residential and Commercial.  The Kidwell's have made it no secret that they intend to build a  Gas Station/Convenience Store on this property.     In 2018, the Planning Commission and the Pasco City Council gave their permission for the  Columbia Terrace Subdivision to be built on the NE corner or Broadmoor Blvd and Burns Road,  Pasco Washington.  At that time and still today, the vacant land on the West side of  Broadmoor Blvd North of Burns Road is zoned as Residential.  Now, commercial businesses  might be allowed here?  That doesn't seem like the right thing to do so near to family homes.       I live right across the street from this parcel in the Columbia Terrace Subdivision.  I am against  this action to amend the land usage from Medium Density Residential to Mixed Residential  and Commercial.  If you open this land to commercial use, the flood gates will be opened to  anything going on this land.  I certainly do not want to live across the street from a gas  station/convenience store that will be open 365 days a year, and 24 hours a day.  Every family  that lives in the Columbia Terrace Subdivision will have their quality of life affected in a  negative way!     Please reject this CPA2022‐001 Stacy and Todd Kidwell's application to the 2022  Comprehensive Plan Amendment Docket.  With the population of Pasco growing every year,   You don't often get email from debraparsons@juno.com. Learn why this is important Page 104 of 461 2 it is important that we save this land for future family homes and apartments.  Thank  You,   Debra Parsons   debraparsons@juno.com  Page 105 of 461 2022 Pasco Comprehensive Plan Amendments and Docket Public Comments for: CPA2022-002 Prepared for the Pasco Planning Commission January 25, 2023 Public Hearing Page 106 of 461 You don't often get email from rogena16@hotmail.com. Learn why this is important From:Kristin Webb To:Carmen Patrick; Rick White; Jacob Gonzalez Subject:FW: Notice Of Application Date:Thursday, June 16, 2022 7:57:33 AM From: Naomi Rogers <rogena16@hotmail.com> Sent: Wednesday, June 15, 2022 7:40 PM To: Kristin Webb <webbk@pasco-wa.gov> Subject: Notice Of Application [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.] To whom it may concern with Pasco Planning Commission: I received a notice of application for master file number CPA2022–002 – Jankelson. For future land use map amendment: low density residential to mix residential and commercial. After having a discussion on the telephone with a member of your planning division, to gain more information, I ask you to please disregard this application. Members of the surrounding neighborhoods spent a lot of money to purchase these properties for the rural feel, open sky views, and space. The property owner behind this lot listed above, currently has horses, geese, chickens, etc. This property also butts up against the piped irrigation ditch. The neighbors kitty corner to me have been feeding the ducks along the irrigation canal for 18 years. They have multi-generational fowl and our neighborhood really cherishes the wildlife that is in this area. We also cherish our privacy, as well as, our tight knit community. It would be a disservice to this area to change the land use to mixed residential (for three, four or even five story apartments or section 8 housing). Having a small business would be welcomed. Even having one or two story homes would be welcomed. Adding three, four or five-story apartment complexes would not be welcomed. Having people view into our backyards, while we’re in a pool or even while we are doing yard work, would significantly impact our privacy and way of life. If this proposal passes to the next level, please consider the lack of driver visibility near the entry way onto Road 68, located across from the old Pasco fire department. This section of road 68 gets a lot of traffic and a lot of vehicles are backed up from the light off Argent and the light off the new Chapel Hill Road. This will only increase congestion in that small strip of road 68. Thank you for hearing my concerns and I appreciate your time. Page 107 of 461 Naomi Rogers Neighbor on Rd 70 Pl Sent from my iPad Page 108 of 461 2022 Pasco Comprehensive Plan Amendments and Docket Public Comments for: CPA2022-003 Prepared for the Pasco Planning Commission January 25, 2023 Public Hearing Page 109 of 461 You don't often get email from jhjalt@live.com. Learn why this is important From:Kristin Webb To:Jacob Gonzalez; Rick White; Carmen Patrick Subject:FW: CPA2022-003 Date:Thursday, June 9, 2022 8:20:05 AM From: John Hjaltalin <jhjalt@live.com> Sent: Thursday, June 9, 2022 8:14 AM To: Kristin Webb <webbk@pasco-wa.gov> Cc: Polly Frisby <kandcfrisby@gmail.com>; Craig and Karen Walton <candkwalton@charter.net> Subject: CPA2022-003 [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.] ROJO Venture, LLC owns the parcels listed below. 112530057 112530050 112530051 We are commenting against the proposal CPA2022-003 for the re-zoning of the of the subject area from Industrial to Mixed Residential and Commercial. This proposal will share a boundry with our property and will promote activity and development that will be in conflict with the long-term established activity and uses on our property. The proposal will also restrict future use and development activities that would be protected and/or compatible with the current zoning and the current activities on our parcels. The proposal will also prevent development opportunities that may not be in conflict with the zoning of our property, but a change in the neighborhood atmosphere will hinder the attraction to our adjacent parcels and their permitted activities by potential clients. We would also like to point out that the photographic map included with the notice is not accurate and could be misleading because it does not accurately reflect current development on other adjacent properties particularly the large Amazon projects directly adjacent to the East boundry of CPA2022-003. These projects to be completed this summer will have significant industrial traffic that will also impact the North boundry of CPA2022-003 and the South boundry is already confined by an industrial rail spur. The West boundry is near the main truck access route to the Pasco Port area. It is inconsistent to force a residential area into this environment. John Hjaltalin Member Page 110 of 461 ROJO Venture, LLC Page 111 of 461 Page 112 of 461 Page 113 of 461 Page 114 of 461 Page 115 of 461 Page 116 of 461 Page 117 of 461 Page 118 of 461 Page 119 of 461 Page 120 of 461 Page 121 of 461 Page 122 of 461 Page 123 of 461 Page 124 of 461 Page 125 of 461 Page 126 of 461 Page 127 of 461 Page 128 of 461 Page 129 of 461 Page 130 of 461 Page 131 of 461 Page 132 of 461 Page 133 of 461 Page 134 of 461 Page 135 of 461 Page 136 of 461 Page 137 of 461 Page 138 of 461 Page 139 of 461 Page 140 of 461 Page 141 of 461 Page 142 of 461 Page 143 of 461 Page 144 of 461 Page 145 of 461 Page 146 of 461 Page 147 of 461 Page 148 of 461 Page 149 of 461 Page 150 of 461 Page 151 of 461 Page 152 of 461 Page 153 of 461 Page 154 of 461 Page 155 of 461 Page 156 of 461 Page 157 of 461 Page 158 of 461 Page 159 of 461 Page 160 of 461 Page 161 of 461 Page 162 of 461 Page 163 of 461 Page 164 of 461 Page 165 of 461 Page 166 of 461 Page 167 of 461 2022 Pasco Comprehensive Plan Amendments and Docket Public Comments for: CPA2022-007 Prepared for the Pasco Planning Commission January 25, 2023, Public Hearing Page 168 of 461 From:Kristin Webb To:Jacob Gonzalez Subject:FW: Comprehensive Plan Future Land Use Amendment Proposal - Master File Number: CPA2022-007 - Clemente Ln Date:Monday, June 6, 2022 1:29:18 PM -----Original Message----- From: Andrew Bagley <drandrew@bagleydental.com> Sent: Monday, June 6, 2022 1:14 PM To: Kristin Webb <webbk@pasco-wa.gov> Subject: Comprehensive Plan Future Land Use Amendment Proposal - Master File Number: CPA2022-007 - Clemente Ln You don't often get email from drandrew@bagleydental.com. Learn why this is important <https://aka.ms/LearnAboutSenderIdentification> [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.] City of Pasco Community Development Department, Today, I received Comprehensive Plan Future Land Use Amendment Proposal - Master File Number: CPA2022-007 - Clemente Ln. The Notice of Application is for future land use map amendment, proposing that the lot in question be rezoned from commercial to high density residential. As co-owner of Bagley Dental located at 4904 Convention Drive, I am strongly opposed to changing the land use from commercial to high density residential. Looking at them map, it is obvious that the quadrilateral of land between Road 68 and Convention Drive and which is between Wrigley Drive and Burden Boulevard is zoned for commercial and should remain that way. West Pasco is growing rapidly and this land will be needed for future commercial projects. If you are looking for high density housing, there is ample land north of Wrigley Drive to build upon. As a long time business owner of over 15 years here in west Pasco, there is already enough litter and unlawfulness around my property. When I pick up trash outside our building, I routinely pick up used drug needles and used condoms outside our masonry fence on the property owned by Fairchild Cinemas. Cars routinely park overnight just north of our property in the Fairchild Cinema parking lot, with the occupants sleeping and littering all around. Permitting high density residential buildings near Fairchild Cinemas will be directly detrimental to the movie theater and to us. Please do NOT degrade the value of my property and the surrounding businesses by permitting high density housing directly north of Fairchild Cinemas. I predict that any attempt to do so will be met with a lawsuit by the owners of the movie theater. I recommend that you redirect the proposed developer to a less contentious choice. Page 169 of 461 Sincerely, J. Andrew Bagley, DDS Bagley Dental 4904 Convention Drive Pasco, WA 99301 (509) 547-1631 drandrew@bagleydental.com Page 170 of 461 You don't often get email from jdltwo@hotmail.com. Learn why this is important From:Kristin Webb To:Jacob Gonzalez Subject:FW: CPA2022-007- Clemente ln Date:Tuesday, June 7, 2022 11:11:49 AM From: J. D. Lareau II <jdltwo@hotmail.com> Sent: Tuesday, June 7, 2022 8:59 AM To: Kristin Webb <webbk@pasco-wa.gov> Cc: Joseph Lareau II <jdltwo@gmail.com> Subject: CPA2022-007- Clemente ln [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.] In regards to the development proposal on Clemente Ln-- As residents whose backyard is on Convention Dr, we have to oppose the high density residential aspect of this proposal. With the opening of Wrigley Dr. we have seen a huge increase in vehicle traffic on Convention Dr. as well as a number of accidents at the intersection of Wrigley Dr. and Convention Dr. The speed limit is posted at 25mph, however few vehicles travel at that speed. By adding a high density residential complex it would add to that problem. A commercial project would be a far better choice and not lessen the quality of life for our neighborhood. Thank You for your consideration; Joseph D Lareau II 5008 Cooperstown Ln Pasco, WA 99301 Page 171 of 461 You don't often get email from lauramweaver69.com@me.com. Learn why this is important From:Kristin Webb To:Carmen Patrick; Rick White; Jacob Gonzalez Subject:FW: Proposal to amend commercial property to high density residential Date:Thursday, June 16, 2022 8:01:51 AM From: Laura Weaver <lauramweaver69.com@me.com> Sent: Wednesday, June 15, 2022 6:07 PM To: Kristin Webb <webbk@pasco-wa.gov> Subject: Proposal to amend commercial property to high density residential [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.] Cpa2022-007 Clemente lane Sent from my iPad I live on Cooperstown lane across the street from this land. I highly object to changing it to residential property. We have a nightmare traffic situation here as it is. The last thing we need is a huge increase in it. Since the city blocked the entrance to Clemente from Burden, everyone comes down convention place and turns through the Fairchild cinemas to get to the businesses off Clemente. I have double semi trailers constantly turning through the movie theater to deliver to yokes, etc. I can’t even enjoy my backyard because the traffic noise is so heavy..sometimes things fall off my wall from the vibrations. I am also concerned about apartments being built. It will add to the noise, safety and traffic congestion. Please do a survey off residents in this area to get an idea of what we think. I have lived in this house since 1996 when the development was started. Now I feel like my house is in the middle of the freeway with so much traffic. Please don’t allow this..thank you Page 172 of 461 From:Kristin Webb To:Carmen Patrick; Rick White; Jacob Gonzalez Subject:FW: Master File Number: CPA2022-007 Date:Thursday, June 16, 2022 3:38:40 PM -----Original Message----- From: Ryan Bagley <drryan@bagleydental.com> Sent: Friday, June 10, 2022 5:27 PM To: Kristin Webb <webbk@pasco-wa.gov> Subject: Master File Number: CPA2022-007 You don't often get email from drryan@bagleydental.com. Learn why this is important <https://aka.ms/LearnAboutSenderIdentification> [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.] City of Pasco Community Development Department, This week, I received Comprehensive Plan Future Land Use Amendment Proposal - Master File Number: CPA2022-007 - Clemente Ln. The Notice of Application is for future land use map amendment, proposing that the lot in question be rezoned from commercial to high density residential. As a co-owner of Bagley Dental located at 4904 Convention Drive, I very opposed to changing the land use from commercial to high density residential. When we purchased the property, it was under the premise that this immediate area was going to be for commercial properties only. Placing a high-density residential designation right behind the movie theater will negatively impact my property. Currently under the existing situation we must pay to maintain a private road in front of our property which has heavy municipal use. Adding High Density residential property within a hundred yards from our property will exacerbate this situation and add to the loitering problem we are dealing with as well. When I look at the map of this area, it is making the most planning sense to have the quadrilateral of land between Road 68 and Convention Drive and which is between Wrigley Drive and Burden Boulevard which is zoned for commercial properties and should remain that way. This portion of West Pasco is growing rapidly and this land will be needed for future commercial projects. If you are looking for high density housing areas to me the area that makes the most sense is that area north of Wrigley Drive. As a business owner of over 15 years here in west Pasco, there is already an excessive amount of trash and unlawfulness around my property. When I pick up trash outside our building, I routinely pick up used drug needles and used condoms outside our masonry fence on the property owned by Fairchild Cinemas. Cars routinely park overnight just north of our property in the Fairchild Cinema parking lot, with the occupants sleeping and littering all around. Permitting high density residential buildings near Fairchild Cinemas will be directly detrimental to the movie theater and to us. Page 173 of 461 Please do NOT degrade the value of my property and the surrounding businesses by permitting high density housing directly north of Fairchild Cinemas. I predict that any attempt to do so will be met with a lawsuit by the owners of the movie theater. I recommend that you redirect the proposed developer to a less contentious choice. Sincerely, W. Ryan Bagley, DDS Bagley Dental 4904 Convention Drive Pasco, WA 99301 (509) 547-1631 drryan@bagleydental.com <mailto:drryan@bagleydental.com> Page 174 of 461 You don't often get email from drandrew@bagleydental.com. Learn why this is important From:Kristin Webb To:Jacob Gonzalez; Rick White Subject:FW: Comprehensive Plan Future Land Use Amendment Proposal - Master File Number: CPA2022-007 - Clemente Ln Date:Friday, August 26, 2022 7:48:52 AM From: Andrew Bagley <drandrew@bagleydental.com> Sent: Thursday, August 25, 2022 5:40 PM To: Kristin Webb <webbk@pasco-wa.gov> Cc: Ryan Bagley <drryan@bagleydental.com> Subject: Comprehensive Plan Future Land Use Amendment Proposal - Master File Number: CPA2022-007 - Clemente Ln [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.] City of Pasco Community Development Department, Today, I received Comprehensive Plan Future Land Use Amendment Proposal - Master File Number: CPA2022-007 - Clemente Ln. The Notice of Application is for future land use map amendment, proposing that the lot in question be rezoned from commercial to high density residential. As co-owner of Bagley Dental located at 4904 Convention Drive, I am STRONGLY OPPOSED to changing the land use from commercial to high density residential. Looking at them map, it is obvious that the quadrilateral of land between Road 68 and Convention Drive and which is between Wrigley Drive and Burden Boulevard is zoned for commercial and should remain that way. West Pasco is growing rapidly and this land will be needed for future commercial projects. If you are looking for high density housing, there is ample land north of Wrigley Drive to build upon. As a long time business owner of over 15 years here in west Pasco, there is already enough litter and unlawfulness around my property. When I pick up trash outside our building, I routinely pick up used drug needles and used condoms outside our masonry fence on the property owned by Fairchild Cinemas. Cars routinely park overnight just north of our property in the Fairchild Cinema parking lot, with the occupants sleeping and littering all around. Permitting high density residential buildings near Fairchild Cinemas will be directly detrimental to the movie theater and to us. Please do NOT degrade the value of my property and the surrounding businesses by permitting high density housing directly north of Fairchild Cinemas. I predict that any attempt to do so will be met with a lawsuit by the owners of the movie theater. I recommend that you redirect the proposed developer to a less contentious choice. Sincerely, Page 175 of 461 J. Andrew Bagley, DDS Bagley Dental 4904 Convention Drive Pasco, WA 99301 (509) 547-1631 drandrew@bagleydental.com Page 176 of 461 You don't often get email from jdltwo@hotmail.com. Learn why this is important From:Kristin Webb To:Jeff Adams; Jacob Gonzalez; Mike Manning; Ivan Barragan Subject:FW: CPA2022-007 Date:Thursday, August 25, 2022 1:42:56 PM From: J. D. Lareau II <jdltwo@hotmail.com> Sent: Thursday, August 25, 2022 12:44 PM To: Kristin Webb <webbk@pasco-wa.gov> Cc: jdltwo@yahoo.com Subject: CPA2022-007 [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- I live on Cooperstown Ln and would like more information on the proposed development of parcel #116160080. We would like to know more information about the proposed building and or buildings size and height, quantity , etc. We have a few concerns about our privacy in our back yard as well as potential increased traffic on Convention Dr. Any information you could provide would be helpful to prepare for the September 6 hearing. Thank You: Joseph D. Lareau II 5008 Cooperstown ln Pasco WA 99301 Page 177 of 461 1 Jacob Gonzalez From:Kristin Webb Sent:Friday, January 13, 2023 12:52 PM To:Jacob Gonzalez Cc:Rick White Subject:FW: CPA2022-007     From: J. D. Lareau II <jdltwo@hotmail.com>   Sent: Friday, January 13, 2023 10:43 AM  To: Kristin Webb <webbk@pasco‐wa.gov>  Cc: jdltwo@yahoo.com  Subject: CPA2022‐007    [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.]  To whom it may concern‐        We live at 5008 Cooperstown LN in Pasco and are not in favor of the amendment to change from  commercial to mixed use regarding the parcel #116160080. We enjoy relative privacy in our back yard at the  present time and would lose this with multi‐story residential buildings built behind us on Convention DR.  The  added traffic noise resulting from this would impact our quality of life.  The added traffic noise on Convention  DR has increased due the opening of Wrigley DR and has become a high‐speed shortcut for drivers avoiding  road 68. Adding residential units there would increase traffic even more at all hours of the day and night. We  purchased our home knowing that parcel was designated for commercial development‐ not mixed residential/  commercial development. We hope you consider the residents on Cooperstown LN.  Thank You‐  Joseph and Linda Lareau  5008 Cooperstown LN  Pasco, WA 99301   You don't often get email from jdltwo@hotmail.com. Learn why this is important Page 178 of 461 2022 Pasco Comprehensive Plan Amendments and Docket Public Comments for: CPA2022-008 Prepared for the Pasco Planning Commission January 25, 2023, Public Hearing Page 179 of 461 You don't often get email from mattschlieper82@gmail.com. Learn why this is important From:Kristin Webb To:Jacob Gonzalez; Rick White; Carmen Patrick Subject:FW: development Date:Tuesday, June 21, 2022 9:04:21 AM From: Matt Schlieper <mattschlieper82@gmail.com> Sent: Tuesday, June 21, 2022 9:02 AM To: Kristin Webb <webbk@pasco-wa.gov> Subject: development [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.] hi my name is Matt schlieper I own the corner lot on 9003 oliver drive pasco wa which they are planning to build on the other side the road I just got this letter o work out if state and I'm very concerned are fence line ends and has open view behind are house traffic is already getting very dangerous we already had high speed chase and some ran into are property if this deliver wants to build commercial and residential property which is going to make already a busy road even busier I would like for him to consider that I need a fence all the way around the corner my family safety I should have to look out my backyard at high traffic on his expense that that thankyou kindly Page 180 of 461 2022 Pasco Comprehensive Plan Amendments and Docket Public Comments for: CPA2022-009 Prepared for the Pasco Planning Commission January 25, 2023 Public Hearing Page 181 of 461 Page 182 of 461 Page 183 of 461 1 Jacob Gonzalez From:Kristin Webb Sent:Monday, August 29, 2022 12:47 PM To:Jacob Gonzalez; Rick White Subject:FW: Comment on Land Use Amendment CPA2022-009 - Alford, parcel 115180055     From: debraparsons@juno.com <debraparsons@juno.com>   Sent: Monday, August 29, 2022 11:30 AM  To: Kristin Webb <webbk@pasco‐wa.gov>  Subject: Comment on Land Use Amendment CPA2022‐009 ‐ Alford, parcel 115180055    [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.]  Attention: Pasco City Planning Division and City Council Members:     The City of Pasco has zoned all the vacant land along the West side of Broadmoor Blvd and North of Burns  Road as Residential.  In the Comprehensive Plan for Pasco, this land has been set aside for the expected future  population growth of the city.  If you allow this application (CPA2022‐009 ‐ Alford, parcel 115180055) to  change from Low Density Residential to Mixed Residential and Commercial, it will be an unwise decision!     If you allow the word, "Commercial" into the land use language of this and other land use amendment  applications, that will be the end of any residential homes or apartments being put on this land.  The City of  Pasco will lose this land to gas station/ convenience stores, strip malls, nail salons and other businesses that  we already have on Road 68.       Please remember the original reason for zoning this land for Residential use.  Once you open the Pandora's  box and allow Commercial businesses here, you won't be able to stop them.  Those of us who live across the  street in Columbia Terrace Subdivision, don't want to endure the blight that Commercial businesses would  bring to us.  Please reject this land use application and keep the land for Residential use only.  Thank You.     Sincerely,     Debra Parsons  9903 Silverbright Dr  Pasco, WA  99301   You don't often get email from debraparsons@juno.com. Learn why this is important Page 184 of 461 1 Jacob Gonzalez From:Kristin Webb Sent:Friday, January 13, 2023 4:30 PM To:Jacob Gonzalez; Rick White Subject:FW: CPA2022-009 Clarence and Patricia Alford     From: debraparsons@juno.com <debraparsons@juno.com>   Sent: Friday, January 13, 2023 3:59 PM  To: Kristin Webb <webbk@pasco‐wa.gov>  Subject: CPA2022‐009 Clarence and Patricia Alford    [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.]  Attention Members of the Planning Commission/Planning Division:     This email is in regards to Parcel #115180055, located on the west side of Broadmoor Blvd,  Approx. 660' north of Burns Road and the application of Clarence and Patricia Alford to change  the future land use from Low Density Residential to Mixed Residential and Commercial  (CPA2022‐009).     In 2018, the Planning Commission and the Pasco City Council gave their permission for the  Columbia Terrace Subdivision to be built on the NE corner of Broadmoor Blvd and Burns Road,  Pasco Washington.  At that time and still today, the vacant land on the West side of  Broadmoor Blvd North of Burns Road is zoned as Residential.  Now, commercial businesses  might be allowed here?  That doesn't seem like the right thing to do so near to family  homes.      I am against this action to amend the land usage from Low Density Residential to Mixed  Residential and Commercial.  If you open this land to commercial use, the flood gates will be  opened to anything going on this land.  Every family like me, that lives in the Columbia Terrace  Subdivision, will have their quality of life affected in a negative way!  I only want to live in a  quiet, safe Residential community without Commercial businesses across the street.  We all  want this where we live, right?     Please reject CPA2022‐009 Clarence and Patricia Alford's application to the 2022  Comprehensive Plan Amendment Docket.  With the population of Pasco growing every year,  it is important that we save this land for future family homes and apartments.  Thank  You,  Debra Parsons    debraparsons@juno.com   You don't often get email from debraparsons@juno.com. Learn why this is important Page 185 of 461 2022 Pasco Comprehensive Plan Amendments and Docket Public Comments for: CPA2022-013 Prepared for the Pasco Planning Commission January 25,2023 Public Hearing Page 186 of 461 Page 187 of 461 Public Comment: Establish Downtown Land Use CPA2022-013 Carl Holder, MBA 402 W Lewis St Pasco WA 99301 Standing: Long-term Pasco businessman, land/building owner & former DPDA board member. Downtown Pasco is/has been in decline with many vacant/for-sale buildings and low retail sales. What is the highest and best use for my vacant building? Retail Cannabis What is the highest and best use, missing, in the downtown corridor? Retail Cannabis Downtown Pasco is desperately in need of “destination businesses”. What business would bring abundant outside customers to Downtown? Retail Cannabis Retail Cannabis is a proven, high volume, and lucrative business model. A local Taxi company owner commented, "From Pasco, a high percentage of my business is taking rides to Finley and West Richland for Retail Cannabis". In my survey of local businesses, Retail Cannabis is enthusiastically supported. Thank you for this opportunity for Public Comment. Carl Holder Page 188 of 461 You don't often get email from chuck@agilepropsolutions.com. Learn why this is important From:Kristin Webb To:Jacob Gonzalez Subject:FW: Comprehensive Plan Future Land Use Amendment Proposal Date:Monday, June 6, 2022 4:38:23 PM From: chuck@agilepropsolutions.com <chuck@agilepropsolutions.com> Sent: Monday, June 6, 2022 4:13 PM To: Kristin Webb <webbk@pasco-wa.gov> Cc: 'Brad Page' <brad@kendelholdings.com> Subject: Comprehensive Plan Future Land Use Amendment Proposal [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, Could you send me details on this proposal? We own the 824 W Lewis St. Building and are just starting the process of renovating and updating this building and would like to know how this proposal may affect our building and the vacant lot we plan to build on in the future. Thanks, Chuck Sumner Office: 509-581-0074 Cell: 509-308-2920 www.agilepropsolutions.com Looking for Off-Market Real Estate Deals Join Our Buyers List: http://eepurl.com/g_kPk1 Page 189 of 461 From:Virginia Stone To:Jacob Gonzalez Cc:Diane Stone Subject:Comprehensive Plan Amendment question for CPA 2022-013 Downtown Pasco Date:Friday, June 17, 2022 1:03:22 AM You don't often get email from brightangel95@protonmail.com. Learn why this is important [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.] Hi Jacob, I’m contacting you on behalf of my Mom, Diane Stone, a property owner within the proposed CPA 2022-013 area during the past 42 years. I’m helping her out because of being more familiar with the intent of the Growth Management Act and Comprehensive Plans. I’ve cc’d her in this email and please reply to all. My Mom received a notice about the proposed Comp Plan amendment change (CPA 2022- 13), but it didn’t list the specific proposed change for her property the 400 block of Sylvester between City Hall and the hospital (parcel number 1120511128). The current zoning designation is low density residential. We have three questions regarding the proposed Comp Plan Amendment. 1) What is the proposed comp plan land use zoning change? 2) How will this proposed change likely increase her property value? 3) Since 1980, my family has observed lots of property and other land use changes in this downtown Pasco vicinity. About 40 years ago, the hospital acquired the residential properties on the NW section of this block on Nixon to build a parking lot. There’s been speculation for decades regarding the purchase of the four SE residential properties (401 through 415 W Sylvester St.) for non-residential use such as hospital or other medical offices or even City of Pasco office space. Are you aware of any upcoming project proposals that would transform these properties from low density residential to something else? Please let my Mom and I know if you need any more information to answer our questions. Sincerely, Virginia Stone Sent from Proton Mail for iOS Page 190 of 461 2022 Pasco Comprehensive Plan Amendments and Docket Public Comments for: CPA2022-014 Prepared for the Pasco Planning Commission January 25, 2023, Public Hearing Page 191 of 461 You don't often get email from bobbcar@msn.com. Learn why this is important From:Kristin Webb To:Jacob Gonzalez; Rick White Subject:FW: CPA 2022-014 Broadmoor Comprehens8ive Plan Land Use Amendment Proposal Request for Comments Date:Tuesday, June 7, 2022 11:12:38 AM From: ROBERT CAROSINO <bobbcar@msn.com> Sent: Tuesday, June 7, 2022 9:20 AM To: Kristin Webb <webbk@pasco-wa.gov> Subject: CPA 2022-014 Broadmoor Comprehens8ive Plan Land Use Amendment Proposal Request for Comments [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.] I am making a preliminary comment on the proposed above action. It is exceedingly hard for the general public to obtain information on this proposal. The notice which was issued does not have any proposed Land Use Maps or links to locations where the specifics of the Proposal can be reviewed. The time frame given to provide comments on this proposal is exceeding short, and the amount of land involved, almost 1500 acres, is staggering. It is requested that the Planning Commission decision meeting be delayed for at least 2 weeks and that a readily available public information package is made available to the public to facilitate reasonable comment. In addition the city should explain the relationship of this action to the Broadmoor EIS process, that I had understood was underway, with an EIS draft expected in late Spring, 2022. I have not seen a request for comments on the draft EIS , and it seems that the process of approving a Land Use Plan amendment before the EIS is issued, is inconsistent with appropriate public notice and reasonable land use planning. Please consider this email as my initial comment on this action. If I am incorrect in the availability of information please provide me with links or copies of the Draft EIS, and the Proposed Land Use Amendment under consideration in this action. Thanks, Bob Carosino 130 Terrace Drive, Pasco, WA Sent from Mail for Windows Page 192 of 461 You don't often get email from stevens.k.lynn@gmail.com. Learn why this is important From:Kristin Webb To:Rick White; Jacob Gonzalez; Carmen Patrick Subject:FW: Questions about Broadmoor developments Date:Wednesday, June 8, 2022 1:57:51 PM From: Kay Lynn Stevens <stevens.k.lynn@gmail.com> Sent: Wednesday, June 8, 2022 1:56 PM To: Kristin Webb <webbk@pasco-wa.gov> Subject: Questions about Broadmoor developments [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 the information that was sent regarding three land use applications for the Broadmoor area. Also, I want to commend you all for the new path that was put in on Burns Road, bravo! I now commute to work on my bike from Columbia Terrace to CBC using that path. I am concerned about pedestrian and bike travel on Broadmoor as it is, and I am hoping there is a plan to put in a path like the one that went in on Burns. Can you tell me more about the plans for safe pedestrian and bike travel with the new growth of housing and commercial property? Are there any plans for greenspaces in the new developments? The shrub steppe ecosystem has diminished in our area, and with the new developments that will only get worse. I am hoping there will be some steps taken to remediate for that loss with Page 193 of 461 greenspaces and even some native plant and pollinator- attracting landscaping. Adding in greenspace and bike paths increases the quality of life offered to the residents of the community. Thank you for your consideration, Kay Lynn Stevens 509-240-2040 9904 Coho Court Pasco, WA 99301 -- Kay Lynn Stevens, PhD Page 194 of 461 From:Kristin Webb To:Jacob Gonzalez; Rick White; Carmen Patrick Subject:FW: Comp Plan Amendment Proposal. Master File Number: CPA2022-014- BROADMOOR Date:Thursday, June 9, 2022 10:35:59 AM Thank you for the information Kristin M. Webb CDBG Administrator Community & Economic Dev. 525 N. 3rd Avenue 2nd Floor Pasco, WA 99301 (509) 543-5739 webbk@pasco-wa.gov -----Original Message----- From: Bart Gallant <hfihq@televar.com> Sent: Thursday, June 9, 2022 10:32 AM To: Kristin Webb <webbk@pasco-wa.gov> Cc: Hilke Gallant <hgmgbg@bossig.com>; Bridget Gallant <bridget.gallant95@gmail.com> Subject: Comp Plan Amendment Proposal. Master File Number: CPA2022-014- BROADMOOR [You don't often get email from hfihq@televar.com. Learn why this is important at https://aka.ms/LearnAboutSenderIdentification ] [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.] Horrigan Farms, Inc. is the owner of 205 acres ( FU 105, BLK 1 SCBID ) in the subject area. Bridget Gallant will comment on the proposal at the Open Record Hearing at 6:30pm on June 16 at the Pasco City Hall. Thank you. Bart Gallant 509-947-5222 Page 195 of 461 From: Doug Muse <musefarms@icloud.com> Date: June 9, 2022 at 12:23:43 PM PDT To: complan@pasco-wa.gov Subject: CPA 2022-014 Broadmoor Attn: Jacob Gonzales Cynthia Muse here… (representing myself and save-our-shoreline.org) I just got the comp plan and must comment! The words OPEN SPACE?, compatible, corridor, mixed, pedestrian friendly, optimal, transitions, flexible park space are all great words but leave much to be interpreted in this plan. What is not interpretive is a grand river, a wildlife refuge, a historic mining pit that predates 1950, a 1920s old Columbia River Hwy (shoreline), homesteaders with historical landholdings, ecosystems created by agriculture and the need for “green”, tribal claims, historic dunes that have been a site for recreational use for generations, and open parks for life style needed as all this population grows. The river and the shoreline set the stage and everything else should mirror that fact. No commercial, residential (especially muti), should be allowed that close to habitats, historical, future recreational park spots, and trail heads near the shore. Why create a plan that does not honor first in right, first in time for the incredible flood plane this is and the joy it will bring for a huge populous that will increasingly demand open space. The density of elders which I am, want that space too, especially for dogs and grandchildren. To allow greed and denial for the impact development will have anywhere to close to that big bend in the river is a travesty! There is plenty of room for thoughtful and tastefully designed zones that allow easy passage to the river as all the shoreline plans have so clearly spell out. The shoreline road corridor should be the new park site with the old hwy road as parking, bike trails, a skateboard park, a water feature play area, covered picnic/patio area and bbq pit area, and a small boat launch ramp area and boat parking area, especially if the gravel pit area will be filled in or become a private marina. We need to look into the faces of our young people and decide what is more important here… Thank you, Doug and Cynthia Muse 260 Ridgeview Pasco, WA 509.546.0379 06/09/2022 Page 196 of 461 You don't often get email from eat@winstoncashatt.com. Learn why this is important From:Kristin Webb To:Jacob Gonzalez; Carmen Patrick; Rick White Subject:FW: Broadmoor Date:Wednesday, June 15, 2022 7:36:00 AM From: Elizabeth A. Tellessen <eat@winstoncashatt.com> Sent: Friday, June 10, 2022 1:51 PM To: Kristin Webb <webbk@pasco-wa.gov> Subject: Broadmoor [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, Would you be able to send me the substance of the map that is being proposed as well as the text amendments for CPA2022-014? Thank you, Elizabeth A. Tellessen Winston & Cashatt, Lawyers 601 W. Riverside Ave., Ste. 1900 Spokane, WA 99201 phone: 509-838-6131 fax: 509-838-1416 Disclaimer The preceding message and any attachments contain confidential information protected by the attorney- client privilege or other privilege. This communication is intended to be private and may not be recorded or copied without the consent of the author. If you believe this message has been sent to you in error, reply to the sender and then delete this message. Thank you. This email has been scanned for viruses and malware, and may have been automatically archived by Mimecast Ltd, an innovator in Software as a Service (SaaS) for business. Providing a safer and more useful place for your human generated data. Specializing in; Security, archiving and compliance. To find out more Click Here. Page 197 of 461 You don't often get email from bobbcar@msn.com. Learn why this is important From:Kristin Webb To:Carmen Patrick; Jacob Gonzalez; Rick White Subject:FW: CPA 2022-014 Broadmoor Comprehensive Plan Land Use Amendment Proposal Request for Comments Date:Wednesday, June 15, 2022 7:42:08 AM From: ROBERT CAROSINO <bobbcar@msn.com> Sent: Friday, June 10, 2022 4:33 PM To: Kristin Webb <webbk@pasco-wa.gov> Subject: Re: CPA 2022-014 Broadmoor Comprehensive Plan Land Use Amendment Proposal Request for Comments [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.] To: Pasco Planning Commision and City Council I am supplementing my initial comments of June 7, 2022, with the following additional comments: 1. INCLUDE PLANS FOR A LARGE HIGH INTENSITY USE WATERFRONT PARK ALONG THE COLUMBIA RIVER This land use plan amendment package should include a commitment for the city to acquire and obtain a large parcel of land on the order of 30-4- acres for a high- density use waterfront park along the Columbia River in the Broadmoor area to serve the future Broadmoor population, and the thousands of new residents who will be moving into northwest Pasco. 2. The area south of Burns road, in the Broadmoor planning area, is the only section of land in Pasco's Urban Growth Boundaries, that contains available underdeveloped waterfront access lands for a high density use park. The park could include boat launching, beaches, picnicking areas, and other open park recreational activities along the Columbia River. 3. 4. It is the obligation of the Planning Commission and the City Council to look forward to the needs of these future residents. The city cannot rely upon surveys of current city residents to make this need known, as the need will be created by this future growth and the city must act now to make this park an integral part of plans for the Broadmoor development. 5. Page 198 of 461 6. Failure to plan now will condemn this new part of the city to become a second-class section of the Tri Cities. The new shopping center at Broadmoor Blvd. will draw traffic from the other parts of the Tri Cities and make it much more difficult for future residents to travel to other areas that may have waterfront parks. These citizens will clearly need access to the key jewel of the Tri Cities, the Columbia River shoreline and waterfront, within their own part of town. It will be sad indeed if the Broadmoor area becomes another second-class neighborhood, such as what Tukwila and Bothell have become to Seattle, with all the traffic and congestion, but none of the amenities of the other parts of the Tri Cities. 7. Planning for this major park now is critical and will increase the value of all the future development in Broadmoor, as each lotor commercial development will become more desirable and valuable when there is an available waterfront park easily accessible from northwest Pasco. It is a case of the sum of the parts being more valuable than the plans without a waterfront park! And it is not anti-development but pro-development! 2) INCLUDE PLANS FOR A WALKING AND BIKING PROMENADE ALONG THE COLUMBIA RIVER IN THE CURRENT LOCATIONS OF HARRIS ROAD AND SHORELINE ROAD. The current draft land use plan includes a discussion of an elevated pathway through the Corp of Engineers Wildlife areas. The city should be applauded for thinking about the need for walking pathways within the COR wildlife mitigation areas. In addition to the city's idea for a Boardwalk, the plan should call for the current locations of Harris and Shoreline Roads, to become 60 foot WIDE PEDESTRIAN AND BIKING ONLY PROMENADES, with vehicle traffic moving to new roads that are built further to the east. Commercial and residential developments could be built to the east of the HARRIS AND SHORELINE promenade, and front upon it on the East side. But the area to the west of the current streets should not be developed, except for recreational use. UNDER NO CIRCUMSTANCES SHOULD THE CURRENT HARRIS AND SHORELINE RIGHTS OF WAYS BE SOLD to, OR TRADED WITH PRIVATE INTERESTS, AS THIS WOULD DEPRIVE RESIDENTS OF THE CLOSE ACCESS TO THE RIVER THAT THE RIGHT OF WAY PROVIDES. That type of loss of public access has already happened with detrimental results to the public, at one location next to the undeveloped Broadmoor properties near Harris, and the public is now deprived of a close connection to that portion of the Columbia River. 3)Land use Maps and Cost Estimates of implementation of the Broadmoor development should include at least the acquisition costs for the High=Density use waterfront park in this area. 4) Planning for trails and walkways within the Broadmoor development interior, and associated maps of recreational areas, should provide for access to, and connections with the waterfront park and the Harris/Shoreline Promenade. Page 199 of 461 Respectfully submitted, Robert M. Carosino Pasco WA Sent from Outlook From: ROBERT CAROSINO Sent: Tuesday, June 7, 2022 9:19 AM To: compplan@pasco-wa.gov <compplan@pasco-wa.gov> Subject: CPA 2022-014 Broadmoor Comprehens8ive Plan Land Use Amendment Proposal Request for Comments I am making a preliminary comment on the proposed above action. It is exceedingly hard for the general public to obtain information on this proposal. The notice which was issued does not have any proposed Land Use Maps or links to locations where the specifics of the Proposal can be reviewed. The time frame given to provide comments on this proposal is exceeding short, and the amount of land involved, almost 1500 acres, is staggering. It is requested that the Planning Commission decision meeting be delayed for at least 2 weeks and that a readily available public information package is made available to the public to facilitate reasonable comment. In addition the city should explain the relationship of this action to the Broadmoor EIS process, that I had understood was underway, with an EIS draft expected in late Spring, 2022. I have not seen a request for comments on the draft EIS , and it seems that the process of approving a Land Use Plan amendment before the EIS is issued, is inconsistent with appropriate public notice and reasonable land use planning. Please consider this email as my initial comment on this action. If I am incorrect in the availability of information please provide me with links or copies of the Draft EIS, and the Proposed Land Use Amendment under consideration in this action. Thanks, Bob Carosino 130 Terrace Drive, Pasco, WA Sent from Mail for Windows Page 200 of 461 You don't often get email from jamatola@gmail.com. Learn why this is important From:Kristin Webb To:Carmen Patrick; Jacob Gonzalez; Rick White Subject:FW: Comments on Broadmoor Development, CPA2022-014 Date:Wednesday, June 15, 2022 7:42:45 AM From: jamatola <jamatola@gmail.com> Sent: Sunday, June 12, 2022 5:28 PM To: Kristin Webb <webbk@pasco-wa.gov> Subject: Comments on Broadmoor Development, CPA2022-014 [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, I moved to Mediterranean Villas in 2007, attracted by the open space around the townhouse community. I particularly like its location as I can bicycle easily to most parts of Tri-Cities, and walk across Broadmoor to birdwatch (especially the ducks on the ponds) (one of which recently disappeared), enjoy the wildflowers and small animal footprints, let my dog run on the trails, and enjoy the far reaching views (I can even see Mt. Adams). I realize the quality of life, once all the new development takes place will be greatly diminished for Page 201 of 461 people like me who enjoy open, native natural spaces. I also realize nothing I can say will reduce the development planned. However, it is essential that developers include bicycle and walking trails, some natural areas, ponds and retain views. A bike trail to the bridge is essential (currently Harris Road is dangerous with all the fast cars and industry trucks). Walking trails through the land across from Mediterranean Villas is also essential. Through the years, I observed children playing on the dunes, people skiing and sledding when there was snow, fisherman, target shooting, ATVing, motorcycling, jeeping, photographers, and mountain biking. With an increase in population in this area, where are children and older people to recreate outside? I fear the increase in crime, traffic congestion, and pollution will accompany the mass numbers of new homes and retail centers planned. Please be cognizant of what really makes for quality of living in West Pasco and include informal non-motorized trails and pockets of natural areas in your developments. Page 202 of 461 Sincerely, Jaynee Levy Page 203 of 461 You don't often get email from stevens.k.lynn@gmail.com. Learn why this is important From:Kristin Webb To:Jacob Gonzalez; Rick White; Carmen Patrick Subject:FW: Questions about Broadmoor developments Date:Wednesday, June 15, 2022 7:43:30 AM Attachments:image001.png From: Kay Lynn Stevens <stevens.k.lynn@gmail.com> Sent: Monday, June 13, 2022 8:37 AM To: Kristin Webb <webbk@pasco-wa.gov> Subject: Re: Questions about Broadmoor developments [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, Kristin, I had dinner with some of my neighbors on Saturday evening, and here are two other concerns/comments: 1. Traffic is becoming a challenge already at the intersection of Burns and Broadmoor. We hope there will be a roundabout put in soon! 2. The blowing sand from the lot north of Burns is already a serious problem for many folks who are constantly digging out of the sand that blows into their homes and yards. What will be done to mitigate this? Thank you! Kay Lynn Stevens 509-240-2040 9904 Coho Ct Pasco, WA On Wed, Jun 8, 2022 at 3:05 PM Kay Lynn Stevens <stevens.k.lynn@gmail.com> wrote: Thank you, Kristin! My questions are comments for consideration as well. On Wed, Jun 8, 2022 at 1:58 PM Kristin Webb <webbk@pasco-wa.gov> wrote: Thank you for your questions I have forwarded them onto the Planning Manager who is Page 204 of 461 You don't often get email from stevens.k.lynn@gmail.com. Learn why this is important out till Friday but should get back to you. Thanks, Kristin M. Webb CDBG Administrator Community & Economic Dev. 525 N. 3rd Avenue 2nd Floor Pasco, WA 99301 (509) 543-5739 webbk@pasco-wa.gov From: Kay Lynn Stevens <stevens.k.lynn@gmail.com> Sent: Wednesday, June 8, 2022 1:56 PM To: Kristin Webb <webbk@pasco-wa.gov> Subject: Questions about Broadmoor developments [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 the information that was sent regarding three land use applications for the Broadmoor area. Also, I want to commend you all for the new path that was put in on Burns Road, bravo! I now commute to work on my bike from Columbia Terrace to CBC using that path. I am concerned about pedestrian and bike travel on Broadmoor as it is, and I am hoping there is a plan to put in a path like the one that went in on Burns. Can you tell me more about the plans for safe pedestrian and bike travel Page 205 of 461 with the new growth of housing and commercial property? Are there any plans for greenspaces in the new developments? The shrub steppe ecosystem has diminished in our area, and with the new developments that will only get worse. I am hoping there will be some steps taken to remediate for that loss with greenspaces and even some native plant and pollinator-attracting landscaping. Adding in greenspace and bike paths increases the quality of life offered to the residents of the community. Thank you for your consideration, Kay Lynn Stevens 509-240-2040 9904 Coho Court Pasco, WA 99301 -- Kay Lynn Stevens, PhD -- Kay Lynn Stevens, Ph.D. Page 206 of 461 From:Doug Muse To:Jacob Gonzalez Subject:Draft land use plan for Broadmoor Date:Wednesday, June 15, 2022 8:21:10 AM [You don't often get email from musefarms@aol.com. Learn why this is important at https://aka.ms/LearnAboutSenderIdentification ] [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.] Thank you for taking our comments onto consideration before your initial meeting. Is there not something coming up tomorrow, Thursday, the 16th of June that we need to be aware of? It is critical that the public has input at every stage here, especially along the shoreline, both river and the Road Shoreline (the old hwy on historic maps). Please let us know where and when you are to meet so we can be a part of planning here. Doug and Cynthia Muse Sent from my iPhone Page 207 of 461 From:cynthia muse To:Jacob Gonzalez Subject:Fwd: Sos at this open record hearing…? (See below) Date:Thursday, June 16, 2022 5:25:52 AM You don't often get email from musefarms@icloud.com. Learn why this is important [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.] Sent from my iPhone Begin forwarded message: From: Dana Ward <dcarlward@gmail.com> Date: June 15, 2022 at 9:50:03 PM PDT To: cynthia muse <musefarms@icloud.com>, Ward Dana <dcarlward@gmail.com>, sheri whitfield <slwhitfield1101@gmail.com> Subject: Re: Sos at this open record hearing…? (See below)  Cynthia, Thanks for the heads up. My computer system is having problems and I am out of the loop at times. I can't make it tomorrow evening. Sorry. Here is something that could be presented from me: File No. CPA 2022-014 Broadmoor Master Plan To the Planning Commission/Community Development Department: The plan for the Broadmoor expansion potentially if not certainly will have unwanted impacts to the area designated the Richland Bend Wildlife Area. Currently managed by the Washington Department of Fish and Wildlife. This multi acre area borders Shoreline Drive on the east and the Columbia River on the west. This unique natural area is a biological refuge for a variety of animals, plants and nesting and migratory birds. Observations by competent bird observers has listed unique species nesting in this area such a Osprey (Fish Eagle), Wood Ducks, Great Horned Owls, Red-tailed Hawks, Barn Swallows, Tree Swallows, Northern Orioles, Black-capped Chickadees, Yellow Warblers to mention a small list of the significant number of resident bird species that thrive there. The natural area is also a buffer to the Columbia River and is vital to a set of migratory birds such as Western and Clarke's Grebes. These grebes find this section of river, adjacent to the natural area, a staging area before migrating to the Page 208 of 461 arctic to nest. Observations of up to 60 grebes have been noted in this area from shore for weeks in the spring. Without this staging area, it is possible that these grebes (especially the Clarke's Grebe) numbers will decline towards extinction. This area of the Richland Bend supports protection for a number of waterfowl such as Pintail Ducks, Gadwall Ducks, Shovelers and Mallards. The interface between the natural area and the waters of the Columbia River are critical to survival of many bird species. It is recommended by the Lower Columbia Basin Audubon Society that the city of Pasco, the Planning Commision and others recognize and protect this area for its critical habitat and birds, animals and plants that thrive there. A buffer area of several hundred feet from the border of this natural area would help in protecting the habitat. A border area of 400 yards would be even more desirable. Sincerely, Dana C. Ward Conservation Chair Lower Columbia Basin Audubon Society and Member Save Our Shoreline and Resident of West Pasco On Wed, Jun 15, 2022 at 7:49 PM cynthia muse <musefarms@icloud.com> wrote: I will be there but am really concerned with any proposed multi-use construction too close to that wildlife refuge…needs a buffer or transition zone on shoreline road as in people park. Can you be there or submit a comment? Thanks, Cynthia. Oh, the gulls and pelicans really enjoy the high water! Sent from my iPhone Page 209 of 461 January 13, 2023 City of Pasco Community and Economic Development Department P.O. Box 293 Pasco, WA 99301 Attn: Jacob Gonzalez, Planning Manager Subject: Draft Broadmoor Master Plan and Draft Environmental Impact Statement [CPA2011-00/SEPA 2021-014155] We have reviewed draft Broadmoor Master Plan and Draft Environmental Impact Statement and have the following comments. We support the efforts made and underway to include the transportation system network in this master planning effort. We also support the increased percentage of mixed-use designations that can help promote locating jobs closer to homes and overall lessen commute trips and impacts to the transportation system. The 2022 Transportation System Master Plan (TSMP) identifies that Interstate 182/Broadmoor/Road 100 interchange Peak PM Level of Service (LOS) will exceed the standard of LOS D (eastbound and westbound ramps) which is carried over into the draft Broadmoor Master Plan. These interchange improvements (eastbound and westbound) are listed as a mitigation measures in the Draft EIS. However, only the eastbound improvements are listed on the City of Pasco’s current Six-Year Transportation Improvement Program, which should be updated to include this improvement to meet Growth Management requirements. The above comment assumes that the traffic analysis clearly identifies No Build and future 2040 estimates with planned improvement projects for the future year. However, it is not clear that this has occurred. Therefore, we cannot discern from the draft plan what other mitigation measures are needed to maintain an LOS less than LOS D for the I-182/Road 100 Interchange. We request that this be further reviewed and addressed prior to issuance of a Final Environmental Impact Statement and Determination and adoption of the final Plan. Page 210 of 461 City of Pasco – Broadmoor Master Plan and DEIS Page 2 Thank you for the opportunity to review and comment on this proposal. If you have any questions regarding our comments, please contact Debi Freudenthal at (509) 577-1633. Sincerely, Paul Gonseth, P.E. Planning Engineer PG:df File: Pasco Broadmoor Plan / DEIS Page 211 of 461 Page 212 of 461 Page 213 of 461 Comments on the 2022 Draft Pasco Parks Master Plan From: Robert M. Carosino bobbcar@msn.com 1/4/23 I am sorry that I was unable to provide comments in the system that Pasco initially set up. But when I clicked on the link to the comment site, the system said it was no longer in operation. In my past experience, I have expected that comments would be received up to the public comment meeting date, but some different thought process must have been used for this comment period. While this this draft 2022 plan has merits with regard to existing parks and recreational activities, it falls woefully short in the critical area of planning for the imminent explosive growth in residential development, and expansion of population that is expected, in the northwest urban growth area of Pasco, including but not limited to the Broadmoor area. While the effort to capture current resident’s interests in activities associated with their local areas in the Master Plan is laudable, the draft plan utterly fails to make concrete plans and calling for the necessary coordination with current draft Broadmoor Development Plan efforts, to provide the future parks and pathways that will be necessary to make the new northwest area of Pasco a livable environment. This is a task that the city and, especially, the Administrative and Community Services Dept. must take on now, or the city will lose the opportunity to plan and preserve areas for parkland and trails/promenades, as the future growth in this area is literally just around the corner. In 2023, thousands of additional residents will be coming to northwest Pasco, and in the following 5-10 years, that number will grow to a total of tens of thousands, perhaps as many as 40,000 new residents! It is understandable that the comments of existing Pasco residents will expectedly focus upon improvements in the local neighborhoods in which they live. But the future residents, who will make up the vast majority of residents in the Broadmoor and other northwest parts of Pasco (including its urban growth boundaries), have no-one, except for the city Planning and Administrative and Community Services staff, to speak for them. It is in the critical area of planning for parks and trails/promenades in the new Broadmoor and northwest Pasco areas along the river where this draft plan fails so miserably. Page 214 of 461 What the Plan must include 1) The Plan must call for the development of a new major city multipurpose riverfront park to serve the current and future residents of Pasco that residing north of I-182. Every study that has been done of the Tri-Cities” most valuable natural attributes that support a livable city, have emphasized the Columbia River access as the key attribute available to the cities. Currently there are no city parks along the river anywhere north of Chiawana Park, which is several miles to the south of I-182. Once the commercial and residential development of the Broadmoor area and the areas north thereof is initiated, traffic along the Broadmoor Blvd. route to I-182 will become increasingly congested, and new residents in the northwest area of Pasco will expect, and need to have recreational opportunities along the river. These activities will include a major public city park for multipurpose enjoyment of the river, including boating, fishing, swimming, picnicking, walking, biking and playground equipment and fields. A park size of around 45 acres along the river will be required for such as multipurpose park. It should be obvious to the city Planning and Administrative and Community Services Dept. staffs, that the only area in the Pasco urban growth boundaries that is available to provide a location for such a park, is in the Broadmoor Comprehensive Plan area, somewhere near the intersection of Burns Road with Shoreline Drive, or to the south thereof along the river, north of where the US Army Corps of Engineers wildlife habitat area begins. The Master Plan must call for the development of a sizable park in this area, and the Administrative and Community Services Dept. must comment on the Broadmoor Comprehensive Plan DEIS and Draft Development Plan, commenting that those documents must include plans for this future park. The draft EIS and Draft Broadmoor Development Plan is currently issued for public comment, and the Administrative and Community Services Dept. must submit its input by Jan. 12, 2023. The city is fortunate that the land ownership in this area along the river, is held in large acreage parcel segments, and a large park can be sited closer to the river using only part of these parcels, thus allowing the current landowners the ability Page 215 of 461 to develop the remainder of their land to the east of the park for multipurpose commercial and/or residential uses. This is a win/win solution! This type of public/private cooperation is best exemplified by the actions that the city of Wenatchee has taken to develop its new waterfront park along the west side of the Columbia River in that city. Commercial development flows seamlessly from the park toward the remainder of the city to the west of the park, with large hotel complexes and other commercial facilities built along the edge of the waterfront park. 2) The Park Master Plan must call for development of a landscaped, public walking/biking path traversing from the southwest boundary of the current concrete and gravel pit, to the southern edge of the future waterfront park, and up to Burns Road. The current draft Broadmoor Draft Development Plan, mentions that in the future, the existing Shoreline Drive may be relocated away from the river to make commercial development more profitable. The Park Master Plan must call for the current public right of way on which Shoreline Drive is located, must remain in public ownership, and once the road is relocated, that the right of way will be converted into a wide and landscaped walking and biking promenade that will connect Pasco to the northwest waterfront along the river, and at its northern end to the new city park. It would be a terrible loss, if the road were relocated and the land given to private interests, as was done further to the south, across from the gravel pit. At that location, the road relocation by the county effectively disenfranchised the public from a viewshed of or access to the river. This must not be allowed to happen again. And the public promenade on the right of way of Shoreline Drive will have the same potential for current landowners to develop their lands to the east of the promenade, much as I described in my earlier discussion of the new waterfront park! It will be another win/win action! I have sought to bring the needs for this type of action to the attention of the city council, but they have suggested that such planning is the role of the Administrative and Community Services Dept. in its Parks and Recreation role. It Page 216 of 461 is therefore doubly saddening to see the Draft Parks Master Plan be so inadequate in its planning for the park needs that will be created by the massive development and population growth that is beginning to occur in northwest Pasco and the Broadmoor area. This effort must be made now, or the opportunity to establish the need for, and acquire and preserve current undeveloped land, will be lost! I speak from experience. I worked for over 40 years at Hanford providing legal input on all development activities at the site, including issuance of the Comprehensive Land Use Plan for the Hanford Site. Before I came to work at Hanford, I was raised in the South King County area near Tukwila. Our family farm eventually became annexed by Tukwila. I had first hand experience in seeing how a small city can become so focused upon the future tax revenues that commercial development can bring, that it loses focus upon the quality of life for its citizens. In Tukwila’s case, it was the development of the Southcenter Shopping and Industrial Complex. The city became rich in per capita sales tax revenues, but its quality of life was decimated. Tukwila became the type of city that people from outside the city limits visited to go shopping, but hated to live in, because of the terrible traffic and the lack of attention to resident’s recreational and other quality of life needs. Tukwila has spent the last twenty years trying to dig itself out of the hole it created. But it is not easy to establish necessary public amenities such as parks along rivers, once development has occurred. I was fortunate in that I was able to help improve the quality of life for residents of Tukwila, by working with my father to sell his remaining farmland along the Duwamish River in Tukwila to the city for a public park. The park is now referred to a Duwamish Gardens, the operating name of our old farm. The project was so successful that the city of Tukwila has now acquired a former hotel site to west of our old farmstead along the river, demolished the hotel, and is now developing that area as a riverfront park as well. But these after the fact efforts to redo the errors that were made originally in Tukwila, cannot take away the 40 years of misery that Tukwila residents have had to put up with. The city has long been considered by many to be the ugly stepchild of the Seattle area urban scene. Page 217 of 461 It is my sincere hope that the Broadmoor and northwest Pasco UGB area do not become the ugly stepchild of the Tri-Cities, by similarly failing to plan now for acquisition and development of parks and trails that will maintain and improve the quality of life in Pasco. If Pasco is to come anywhere close to meeting its goal of having the best parks and recreational program of any of the Tri-Cities, it must act now upon the two key actions that I have outlined above. Respectfully submitted, Robert M. Carosino 130 Terrace Drive Pasco, WA. . Page 218 of 461 NEW HERITAGE DRAFT NON-PROJECT ENVIRONMENTAL IMPACT STATEMENT Page 219 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 Project Title Proposed Action Project Location Implementation Date Amendment to the City of Pasco's Comprehensive Plan Adoption of an Amendment to the City of Pasco's Comprehensive Plan. This Draft Environmental Impact Statement (DEIS) is being prepared to comply with the Washington State Environmental Policy Act (SEPA) to address potential impacts and mitigation measures related to an Amendment to Pasco's Comprehensive Plan to allow a change of the current Medium and Light Industrial designations to Mixed Commercial-Residential. This DEIS addresses land use, urban design, transportation, capital facilities, government services and utilities, and environmental policy. The following three land use alternatives are evaluated in this document. Preferred Alternative - Mixed Commercial-Residential with an average density of approximately 8.7 housing units per acre and 5 acres of community business. The adoption of this proposed action would result in the future development of 196.31± acres of mixed-uses; including: 176± acres in residential (approximately 1,354 homes and/or units), including open spaces, roads and utilities; 5± acres in community business (retail and office); and a 15± acre elementary school site. Medium Density Alternative - Mixed Commercial- Residential with an average density of approximately 5.8 housing units per acre and 4 acres of community business. This alternative would also result in the development of 196.31± acres of mixed uses; including: 177± acres in residential (approximately 1,028 homes and/or units), including open spaces, roads and utilities; 4± acres in community business (retail and office); and a 15± acre elementary school site. No Action Alternative This alternative assumes that no permits will be issued for residential development and the area will remain industrial. City of Pasco ____________ 2022 Page 220 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 Lead Agency Responsible Official Contact Person Approvals or Permits Required Principal Contributors Issue Date for the Draft EIS Comments Due on Cost of Document City of Pasco City of Pasco Planning Department Rick White, Community Development Director Community Development Department P. O. Box 293 Pasco, WA 99301 (509) 585-4276 Jacob Gonzalez Planning Manager City of Pasco Community Development Department P. O. Box 293 Pasco, WA 99301 (509) 585-4276 The Amendment to the City’s Comprehensive Plan will require public hearings, the recommendation of the Planning Commission, and approval and adoption by the City Council. In the future, other permits related to the development of the property may also be issued under this EIS including permits for grading, utility development, subdivision approval, and building permits. Land Strategies 141 S 17th Street, #119 Independence, OR 97351 (Primary Author) J-U-B ENGINEERS, Inc 3611 S Zintel Wy, Kennewick, WA 99337 (509) 783-2144 (Transportation, Utilities, Natural Habitat, New Heritage) September 23, 2022 December 14, 2022 Page 221 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 Note: This Draft EIS has been prepared under the revised rules of WAC 197 -11-235. Consequently, this DEIS should be reviewed as a single document with the Draft Amendment to the City’s Comprehensive Plan (Volumes I and II). Additional supporting documents are available from the City of Pasco. Page 222 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 CITY OF PASCO NEW HERITAGE AMENDMENT TO CITY’S COMPREHENSIVE PLAN NON-PROJECT TABLE OF CONTENTS 1 INTRODUCTION ................................................................................................................... 1 1.1 What is the Non Project EIS? .......................................................................................... 1 1.2 What is the process?......................................................................................................... 1 1.3 How will future environmental reviews be handled? ...................................................... 2 1.4 How does this amendment to the city’s comprehensive plan and the Pasco comprehensive plan relate? ....................................................................................................................... 2 1.5 What are Pasco’s requirements for an amendment to the Comprehensive Plan? ............ 2 2 LOCATION ............................................................................................................................. 5 3 DESCRIPTION OF EIS ALTERNATIVES ........................................................................... 7 3.1 Introduction ...................................................................................................................... 7 3.2 How the alternatives were developed .............................................................................. 7 3.3 The alternatives ................................................................................................................ 7 3.3.1 Preferred Alternative - Mixed Commercial-Residential ....................................... 7 3.3.2 Medium Density Alternative - Mixed Commercial/Residential ........................ 12 3.3.3 No Action Alternative ......................................................................................... 14 3.4 Comparison of Alternatives ........................................................................................... 14 4 MAJOR ISSUES AND AREAS OF CONTROVERSY ....................................................... 16 4.1 Land Use ........................................................................................................................ 16 4.2 Traffic ............................................................................................................................ 16 4.3 Loss of Employment ...................................................................................................... 16 5 COMPARISON OF ALTERNATIVES ................................................................................ 17 5.1 Comparison to Pasco Comprehensive Plan Goals and Policies..................................... 17 6 AFFECTED ENVIRONMENT, ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES .......................................................................................................................... 21 6.1 Earth ............................................................................................................................... 22 6.1.1 Affected Earth ..................................................................................................... 22 6.1.2 Potential Impacts ................................................................................................. 24 6.1.3 Mitigation Measures ............................................................................................ 24 Page 223 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 6.2 Air Quality ..................................................................................................................... 25 6.2.1 Affected Environment ......................................................................................... 25 6.2.2 Potential Impacts ................................................................................................. 25 6.2.3 Mitigation Measures ............................................................................................ 25 6.3 Utilities ........................................................................................................................... 26 6.3.1 Affected Environment ......................................................................................... 26 6.3.2 Environmental Impact ......................................................................................... 28 6.3.3 Mitigation Measures ............................................................................................ 33 6.4 Land Use ........................................................................................................................ 35 6.4.1 Affected Environment ......................................................................................... 35 6.4.2 Potential Impacts ................................................................................................. 41 6.4.3 Mitigation Measures ............................................................................................ 44 6.5 Population, Housing, and Employment ......................................................................... 47 6.5.1 Affected Environment ......................................................................................... 47 6.5.2 Potential Impacts ................................................................................................. 50 6.5.3 Mitigation Measures ............................................................................................ 52 6.6 Public Services ............................................................................................................... 53 6.6.1 Affected Environment ......................................................................................... 53 6.6.2 Potential Impacts ................................................................................................. 54 6.6.3 Mitigation Measures ............................................................................................ 55 6.7 Parks and Recreation...................................................................................................... 55 6.7.1 Affected Environment ......................................................................................... 55 6.7.2 Potential Impacts ................................................................................................. 57 6.7.3 Mitigation Measures ............................................................................................ 59 6.8 Environmental Health .................................................................................................... 60 6.8.1 Affected Environment ......................................................................................... 60 6.8.2 Potential Impacts ................................................................................................. 61 6.8.3 Mitigation Measures ............................................................................................ 61 6.9 Transportation ................................................................................................................ 63 6.9.1 Affected Environment ......................................................................................... 63 6.9.2 Potential Impacts ................................................................................................. 64 6.9.3 Mitigation Measures ............................................................................................ 70 Page 224 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 7 Heritage Conservation ........................................................................................................... 74 7.1 Affected Environment .................................................................................................... 74 7.2 Potential Impacts ............................................................................................................ 74 7.3 Mitigation Measures ...................................................................................................... 74 TABLES Table 1 - Summary of Proposed Land Uses Proposed Action Mixed Use Alternative .................. 9 Table 2 - Summary of Proposed Land Uses Medium Density Plan Alternative .......................... 12 Table 3 - Comparison of Alternatives Land Use Acreage ............................................................ 14 Table 4 - Comparison of Alternatives to GMA Goals .................................................................. 17 Table 5 - SEPA Elements of the Environment ............................................................................. 21 Table 6 – Preferred Alternative Projected Sewerage Volumes .................................................... 28 Table 7 – Preferred Alternative Proposed Water Demand with Irrigation ................................... 29 Table 8 – Medium Density Alternative Projected Sewage Volumes ........................................... 29 Table 9 – Medium Density Alternative Proposed Water Demand with Irrigation ....................... 29 Table 10 – Impervious Surfaces ................................................................................................... 32 Table 11 – Existing Land Use in the UGA ................................................................................... 36 Table 12 – Amendment Area Vicinity Land Uses ........................................................................ 38 Table 13 – Preferred Alternative Land Use Changes ................................................................... 42 Table 14 – Medium Density Land Use Changes .......................................................................... 43 Table 15 – Population Projections ............................................................................................... 47 Table 16 – Pasco UGA Housing ................................................................................................... 48 Table 17 – Projected Employment ................................................................................................ 51 Table 18 – Student Enrollment ..................................................................................................... 55 Table 19 – Pasco Park Standards .................................................................................................. 59 FIGURES Figure 1 – Site Location Map ......................................................................................................... 5 Figure 2 – Vicinity Map .................................................................................................................. 6 Figure 3 – Soils ............................................................................................................................ 23 Figure 4 – Critical Areas and Resource Lands ............................................................................. 24 Figure 5 – Comprehensive Plan Land Uses .................................................................................. 37 Figure 6 – Vicinity Land Uses ...................................................................................................... 39 Figure 7 – Pasco Street Systems ................................................................................................... 64 Figure 8 – Preferred Alternative Intersection Control Evaluation ................................................ 66 Page 225 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 APPENDICES Appendix 1 City of Pasco Determination of Significance and Scoping Notice ........................... 75 Appendix 2 Public Comments Received from Scoping Notice .................................................... 76 Appendix 3 Traffic Analysis ......................................................................................................... 77 Appendix 4 EIS Comment Matrix ................................................................................................ 78 Page 226 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 1 1 INTRODUCTION On June 7, 2022, the City of Pasco issued a Determination of Significance and Scoping Notice (See Appendix 1) that a Non-Project Environmental Impact Statement (DEIS) is being required to address potential impacts and mitigation measures related to an Amendment to Pasco's Comprehensive Plan. The proposed amendment is to allow a change of the current Medium and Light Industrial designations to Mixed Commercial-Residential. The following responds to questions that have been raised concerning the SEPA process (WAC 197.11) and this approach. 1.1 What is the Non Project EIS? A non-project EIS addresses issues at a program, plan or policy level, analyzing impacts in a city or area wide context rather than the site-specific analysis provided in a project EIS. Therefore, site-specific information is not normally discussed in the document. In some instances, more specific quantifiable measurements of impacts are available and are included in the analysis. A Non-Project EIS addresses the types of environmental impacts that can be expected under each of the alternatives and recommends mitigation to either reduce environmental impacts or make the alternatives more viable. Future environmental review and more detailed analysis is required only where the level of information provided is insufficient or substantial changes have occurred that have not been addressed. 1.2 What is the process? First, the Responsible Official of the City determined that an Environmental Impact Statement (EIS) was required. Once that occurred, the City issued a Scoping Notice to request publ ic input on the scope of the document, including issues to be addressed, alternatives to be evaluated and the level of detail (See Appendix 1). Once a final scope of work had been determined based on public comment , this draft document was prepared for public review. The public is now being requested to comment on this draft document. A public hearing will also be held to solicit public input. Once comments from the public have been received, a Final Environmental Impact Statement (FEIS) will be prepared. This document will contain all of the corrections, responses and public comments received. It will be this document that is used by the City Council to make Page 227 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 2 their final decision on the adoption of the New Heritage Amendment to the City’s Comprehensive Plan. 1.3 How will future environmental reviews be handled? If the Amendment is approved, any future development applications will be reviewed by the City to determine if the proposal results in any significant changes that were not reviewed under this SEPA process. If there are significant changes, then additional SEPA analysis may be required. 1.4 How does this amendment to the city’s comprehensive plan and the Pasco comprehensive plan relate? The City of Pasco' Comprehensive Plan was updated on June 7, 2021. It is intended that this Amendment to the City’s Comprehensive Plan would modify and be incorporated into the Pasco Comprehensive Plan upon adoption by the City Council. Because of this, this DEIS clearly identifies those goals contained in the current Pasco Comprehensive Plan which will be added to, changed or modified. As part of the June 7, 2021, update, the City prepared a Final EIS that identifies impacts and mitigation measures related to the expansion of the Broadmoor Urban Growth Area. Because of the relationship of this proposed amendment to the Pasco Comprehensive Plan, this DEIS will also include many of the Broadmoor impact mitigation measures. Copies of both the June 7, 2021, update and Comprehensive Plan Final EIS is available from the Pasco Planning Department. 1.5 What are Pasco’s requirements for an amendment to the Comprehensive Plan? For the proposed amendment to be approved, the Pasco Planning Commission must make the following specific findings to the Pasco Council (PMC 25.210.060): 1) After completion of an open record hearing on a petition for reclassification of property, the Planning Commission shall make and enter findings from the records and conclusions there of which support its recommendation and find whether: a) The proposal is in accord with the goals and policies of the Comprehensive Plan; b) The effect of the proposal on the immediate vicinity will be materially detrimental; c) There is merit and value in the proposal for the community as a whole; Page 228 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 3 d) Conditions should be imposed in order to mitigate any significant adverse impacts from the proposal; e) A concomitant agreement should be entered into between Pasco and the petitioner, and if so, the terms and conditions of such an agreement. 2) The Planning Commission shall render its recommendation to approve, approve with modifications and/or conditions, or reject the petition based on its findings and conclusions. The Commission's recommendation, to include its findings and conclusions, shall be forwarded to the Pasco Council at a regular business meeting thereof. [Ord. 3354 § 2, 1999; Code 1970 § 25.88.060.] Additional approval requirement under Section 25.215.020 of the Pasco City Code, include: The City may approve [the] Comprehensive Plan amendments if it finds that: (8) (c) Approval Criteria. The City may approve Comprehensive Plan amendments if it finds that: (i) The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment; (ii) The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the amendment; (iii)The proposed amendment corrects an obvious mapping error; or (iv) The proposed amendment addresses an identified deficiency in the Comprehensive Plan. (9) Additional Factors. The City must also consider the following factors prior to approving Comprehensive Plan amendments: (a) The effect upon the physical environment; (b) The effect on open space and natural features including, but not limited to, topography, streams, rivers, and lakes; (c) The compatibility with and impact on adjacent land uses and surrounding neighborhoods; Page 229 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 4 (d) The adequacy of and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; (e) The quantity and location of land planned for the proposed land use type and density and the demand for such land; (f) The current and projected project density in the area; and (g) The effect, if any, upon other aspects of the Comprehensive Plan Page 230 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 5 2 LOCATION The New Heritage sub-area contains approximately 196.31± acres and is bounded on the north by East A Street, on the east by an existing warehouse development, on the west by vacant industrial land (that has City of Pasco ownership and private ownership) and an undeveloped public right- of-way, and on the south by a Burlington Northern Rail Road spur. (See Figure 1 and Figure 2). Section 33, Township 9 North, Range 30 East. Figure 1 – Site Location Map Page 231 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 6 Figure 2 – Vicinity Map Page 232 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 7 3 DESCRIPTION OF EIS ALTERNATIVES 3.1 Introduction Based on the responses to the Scoping Notice, this DEIS presents three alternatives for future growth in the sub-area under the Mixed Commercial/Residential Proposed Action. The three alternatives are used in this DEIS as a way of comparing potential impacts under different land use scenarios and showing the similarities and differences of those impacts. Therefore, the EIS alternatives provide framework for analyzing impacts and making comparisons among the alternatives. 3.2 How the alternatives were developed Broetje Orchards LLC, principal owner of the New Heritage Amendment area, submitted a vision report and analysis for the 196.31 ± acres which describes intended uses if the proposed amendment is approved. It is this original vision that is being used by the proponent as the Preferred Alternative. A second alternative assumes that the property would be developed at a lower, medium density, but also under the Medium Density Residential Classification. The No- Action Alternative is required under SEPA, primarily as a base point for comparison, assumes that no approvals or changes are made, and that the property remains as a mix of Light and Medium Industrial. It was determined that within this range of options there was adequate latitude to address a sufficiently wide range of impacts. 3.3 The alternatives The following generally describes the three alternatives, including the No Action Alternative as a comparative base. 3.3.1 Preferred Alternative - Mixed Commercial-Residential The Preferred Alternative has an average density of approximately 8.7 housing units per acre, 5 acres of community business and a site for a 15-acre elementary school. Page 233 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 8 The following New Heritage "Vision" describes the basic approach used in developing the Preferred Alternative. Detailed designs, in conformance with this vision, would be developed as part of the City's future permitting process. The site is being proposed as a mixed residential and commercial area that would be developed using the “New Urbanism” concept. This concept moves away from traditional, single-use development to a community oriented new- urbanism design with an emphasis on walkable blocks and streets, housing, shopping and employment opportunities in proximity, accessible public spaces, and school facilities near those being served. New Heritage envisions a mixed-use development accentuating a neighborhood that is compact, pedestrian-friendly and where many of the activities of daily living (shopping, access to green-space, work, schools, etc.) are within walking or biking distance. New Heritage indicates that the project will seek to borrow from successful developments that have incorporated the use of retail and office spaces on lower floors with residential above, and will serve nearby employment centers that will provide job opportunities to the families living here beyond service and retail. New Heritage states that diversity is crucial to its vision as a hallmark of a healthy community. It indicates that the development will pay tribute to the variety of cultures found in our community in its architecture and landscape. Further, they indicate that they will encourage housing and services that welcome all, creating a diverse community. Source: Skibba Illustration Page 234 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 9 New Heritage has proposed that this area will be a place that transcends buildings in order to facilitate connections between the residents who live and work there. It states that communities need gathering places that are neither work nor home, where individuals can feel a sense of safety and belonging and, which provides the opportunity for relationships between individuals to form. New Heritage indicates that the site will offer community centers and the like to help facilitate this sense of ‘being’ and connection. They indicate that promoting civic engagement and advancing the well-being of those who are there is a significant goal. Table 1 below summarizes the size and percentage of area for each of these land uses. Table 1 - Summary of Proposed Land Uses Proposed Action Mixed UseMedium Density Alternative Acreage by Land Use Acres Percentage Residential 176.31 90% Community Business ±5 3% Elementary School ±15 7% Total Acreage ±196.31 100% Maximum Average Residential Density per Gross Acre ±8.7 Source: Land Strategies/JUB The following outlines each of the major land use elements that would be included in the New Heritage Amendment to the City’s Comprehensive Plan under the Mixed-Use Alternative: Page 235 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 10 Residential Overall gross density would average about 8.7± units per acre, including the open space, roadways and utilities. Based on this, there will be up to 1,354 units within the sub-area. Within the approximately 8.7± units per acre, specific densities will vary widely. The Amendment to the City’s Comprehensive Plan would allow densities of up to 18± units per gross acre adjacent to business and high amenity areas, with adequate public services, to a low of 4± units per gross acre for single-family detached residences. Community Business This alternative would allow a 5± acre community business area containing up to 76,000± square feet depending on the specific retail and office uses that occupy the site. The Community Business will consist of a central community gathering space as well as retail and office uses to serve the local east Paso community. Retail uses would be limited to such uses as: grocery store, beauty shop, barber shop, drugstore, cafe, and similar stores. Office and public service uses would be limited to legal offices, accounting, real estate, medical offices and other professional services. Parks and Open Space The park and open space system will be distributed throughout the development and will meet City of Pasco park requirements. This alternative envisions one primary park site together with an open space network interconnecting each neighborhood, school and businesses. Approximately 20 acres of City owned property is adjacent to the proposed New Heritage development. If access is available, the proposed parks and open space could be Source: Moule & Polyzoides Architects and Urbanists Source: SVPVPA Page 236 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 11 connected to the adjacent City Sports Complex. In addition, entryways, storm water facilities, easements and school park facilities would also be used as open space. Easements/Circulation/Roadways Easements will be required for utilities and roadways. These could be used as both open space and for circulation, including bikeways and trails. Other easements would be required for storm water detention. Vehicle access to the property is currently via East A Street on the north. This alternative would provide two primary access points on East A Street (See Figure 1) to serve the future development on the site and anticipates that future development of any collector roadways and residential access streets would meet current City of Pasco Standard Specifications (See Section 6.9). Bicycle and pedestrian circulation would be along, or adjacent to, proposed roadways and, where applicable, in designated open space corridors. Public transportation would serve the area at designated intersections and bus stops. Utilities Utilities such as sewer, water, power and telephone would be provided in conformance with City of Pasco requirements and the standards of the specific utility companies. Schools The Amendment to the City’s Comprehensive Plan would provide space for one elementary school. The elementary school site would contain up to 15± acres, including nearby park space. In the event the Pasco School District elects not to construct a school on the site, this land use would revert to residential under the same standards and requirements as the other residentially designated land use areas, but the total number of units would not increase. Page 237 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 12 3.3.2 Medium Density Alternative - Mixed Commercial/Residential The Medium Density Alternative proposes and average density of approximately 5.8 housing units per acre, 4 acres of community business, and a 1 0 acre elementary school site with a 5 acre park nearby. This alternative would also allow a mix of commercial and residential land uses but at a lower density than the Preferred Alternative would allow. It would not follow all of the "Vision” definitions outlined above, but would meet all of Subdivision Requirements of the Pasco Zoning Code. Table 2 below summarizes the size and percentages for each of the major land use under this alternative. Table 2 - Summary of Proposed Land Uses Medium Density Plan Alternative Acreage by Land Use Acres Percentage Residential 177.31 91% Community Business 4 2% Elementary School 15 7% Total Acreage ±196.31 100% Maximum Average Residential Density per Gross Acre ±5.8 Source: Land Strategies/JUB The following outlines each of the major land use elements that would be included under this alternative: Residential Based on this, there will be approximately 1,028 housing units with and average density of 5.8 units per acre; although specific densities will vary widely. This alternative would allow densities of up to 18± units per gross acre adjacent to high amenity and business areas, with adequate public services, to a low of 4± units per gross acre for single-family detached residences. Page 238 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 13 Business Park This alternative would allow a 4± acre community business area containing up to 65,340± square feet depending on the specific retail and office uses that occupy the site. The Community Business will also consist of a central community gathering space as well as retail and office uses to serve the local east Pasco community. Retail uses would be limited to such uses as: grocery store, beauty shop, barber shop, drugstore, cafe, and similar stores. Office and public service uses would be limited to legal offices, accounting, real estate, medical offices and other professional services. Parks and Open Space The park and open space system would be based on the Pasco Subdivision Code and other Pasco requirements for approval. Parks and open space will be distributed throughout the development and will meet City of Pasco park requirements. This alternative envisions one primary park site together with an open space network interconnecting neighborhoods, school and businesses. Approximately 20 acres of City owner property is adjacent to the proposed New Heritage development. If access is available, the proposed parks and open space could be connected to the adjacent City Sports Complex. In addition, entryways, storm water facilities, easements and school park facilities could be included in open space. Easements/Circulation/Roadways Easements will be required for utilities and roadways. These could be used as both open space and for circulation, including bikeways and trails. Other easements for storm water detention will be put in place, as needed. Vehicle access to the property is currently via East A Street on the north. This alternative would also provide two primary access points on East A Street to serve the future development on the site and anticipates that future development of any collector roadways and residential access streets would meet current City of Pasco Standard Specifications. Bicycle and pedestrian circulation would be along, or adjacent to, proposed roadways and, where applicable, in designated open space corridors. Public transportation would serve the area at designated intersections and bus stops. Page 239 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 14 Utilities Utilities such as sewer, water, power and telephone would be provided in conformance with City of Pasco and the standards of the utility companies. 3.3.3 No Action Alternative The No Action Alternative is intended to act as a benchmark for evaluating the impacts of the Proposed Action (Preferred Alternative) and the Mixed-Use, lower density alternative. This alternative assumes some industrial development will occur and, although the Pasco Zoning Code allows nearly any non-residential use in the Medium and Light Industrial Zone, it is reasonable to assume that the most likely uses that would choose to locate here are warehousing and light manufacturing. It is assumed that any industrial development would meet Pasco’s Zoning Code requirements and the City’s Goals and Policies. 3.4 Comparison of Alternatives Table 3, below compares the basic elements of the three alternatives in relation to acreage, number of units, population and square footages. Table 3 - Comparison of Alternatives Land Use Acreage Acreage by Land Use Preferred Alternative Medium Density Alternative No-Action Alternative Acres Percentage Acres Percentage Acres Percentage Industrial 0 0% 0 0% 196.31 100% Residential 176.31 90% 177.31 90% 0 0% Business/Service 5 3% 4 2% 0 0% School 15 8% 15 8% 0 0% Totals 196.31 100% 196.31 100% 196.31 100% Source: Land Strategies/JUB If the Preferred Alternative is approved, all existing code requirements would have to be met and any approved mitigation measures identified under this EIS would have to be implemented. This can include the requirement for a concomitant agreement to assure future compliance. The Page 240 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 15 Medium Density Alternative and the No-Action Alternative would also have to meet Pasco's code requirements and any requirement identified under SEPA. Page 241 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 16 4 MAJOR ISSUES AND AREAS OF CONTROVERSY The following paragraphs discuss major issues and potential areas of controversy identified during the preparation of this Draft EIS. Possible measures to mitigate the impacts related to these issues and controversy are proposed under Section 6. 4.1 Land Use The proposed amendment would change the land uses on the proponent’s site from industrial to mixed housing and business/office uses. As a mitigation, the proponent has proposed a "Vision" on the site provides increased amenities. Currently, the City of Pasco does not have the codes and policies in place to assure the implementation of this approach. The mitigation measures identified under this DEIS and the approval of the Developer Agreement is intended to address this issue. Concern has also been expressed that the proposed amendment, if approved, could lead to other industrially zoned properties requesting changes to residential uses. 4.2 Traffic The proposed amendment would increase traffic from residences and business/office uses. Mitigation measures identified under the Traffic Section of this DEIS is intended to provide mitigation. In addition, if approved, once specific permits are applied for, additional traffic studies and mitigation could be required. 4.3 Loss of Employment Concern has been expressed that the proposed amendment, if approved, could result in a reduction of future employment. Actual employment loss would depend on the specific future industry located on the site. This could range from warehousing (low employment) to manufacturing (high employment). Historically, this area has attracted a mix of warehousing and distribution industries which could, potentially lead to a reduction of future employment. Page 242 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 17 5 COMPARISON OF ALTERNATIVES 5.1 Comparison to Pasco Comprehensive Plan Goals and Policies The Washington State Growth Management Act (GMA) requires Cities and Counties to develop general goals and policies in their Comprehensive Plans consistent with GMA goals (RCW 34.70A.020). Because this Amendment must also be in conformance with these general GMA goals, Table 4 compares the GMA goals to the three alternatives. Table 4 - Comparison of Alternatives to GMA Goals GMA Goals (RCW 36.70A.020) Alternative 1: Preferred Alternative Alternative 2: Mixed UseMedium Density Alternative Alternative 3: No-Action Alternative 1. Urban Growth: Encourage development in urban areas where adequate public facilities and services exist or can be provided in an efficient manner. Adequate public facilities currently exist with mitigation Adequate public facilities currently exist with mitigation Adequate public facilities currently exist with mitigation 2. Reduce Sprawl: Reduce inappropriate conversion of undeveloped land into sprawling, low-density development. The Amendment area is undeveloped. An 8.7 UPA Density is proposed that exceeds City averages. The Amendment area is undeveloped. A 5.6 UPA Density is proposed that exceeds City averages. The site would be developed in industrial uses. 3. Transportation: Encourage efficient multi-modal transportation systems that are based on regional priorities and coordinated with county and city comprehensive plans. A multi-modal transportation center is proposed, and bike and pedestrian access is enhanced. Bus stops would be along public streets. Pedestrian and bike access would be public sidewalks and streets as required. Depending on the industry, bus stops could be required. Bike and pedestrian access would be per Pasco code. Page 243 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 18 4. Housing: Plan for and accommodate housing affordable to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock. Provides a variety of affordable residential densities close to employment centers. Provides some mixture of residential densities near employment centers under the Medium Density Zoning classification. Does not provide residential land uses. 5. Economic Development: Encourage economic development throughout the state that is consistent with adopted comprehensive plan, promote economic opportunity for all citizens of this state, especially for the unemployed and for disadvantaged persons, promote the retention and expansion of existing businesses and recruitment of new businesses, recognize regional differences impacting economic development opportunities, and encourage growth in areas experiencing insufficient economic growth, all within the capacities of the state’s natural resources, public services and public facilities. Provides for 5 acres of retail and office employment and supports nearby industry’s need for employee housing. Provides for 4 acres of retail and office employment and supports nearby industry’s need for employee housing. Provides 196.31 acres of industrial space. 6. Property Rights: Private property shall not be taken for public use without just compensation having been made. The property rights of landowners shall be protected from arbitrary and discriminatory actions. No Impact to property rights No Impact to property rights No Impact to property rights 7. Permits: Applications for both state and local Developer Agreement and Pasco Subdivision and Zoning Codes Pasco Zoning Codes would Page 244 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 19 government permits should be processed in a timely and fair manner to ensure predictability. Pasco Codes and Policies would provide permit predictability would provide permit predictability provide permit predictability 8. Natural Resource Industries: Maintain and enhance natural resource-based industries, including productive timber, agricultural, and fisheries industries. Encourage the conservation of productive forestlands and productive agricultural lands and discourage incompatible uses. Existing undeveloped land would be converted to residential and commercial. Existing undeveloped land would be converted to residential and commercial. No impact to natural resources. 9. Open Space and Recreation: Retain open space, enhance recreational opportunities, conserve fish and wildlife habitat, increase access to natural resource lands and water, and develop parks and recreation facilities. Provides 8% to 10% of site as open space. Includes bike and pedestrian trail system. Provides open space as required by Pasco's codes and requirements under SEPA. Would not provide open space and recreation beyond SEPA and code requirements. 10. Environment: Protect the environment and enhance the state’s high quality of life, including air and water quality, and the availability of water. The "vision" proposed would enhance resident's quality of life through parks, bike and pedestrian trails and nearby employment access. Would be consistent with existing Pasco policies and code requirements. Would be consistent with existing Pasco policies and code requirements. 11. Citizen Participation and Coordination: Encourage the involvement of citizens in the planning process and ensure coordination between communities and jurisdictions to reconcile conflicts. Citizens involved thru SEPA and the Amendment process Citizens involved thru SEPA and the Amendment process Citizens involved thru SEPA 12. Public Facilities and Service: Ensure that those public facilities and services necessary to support development shall be adequate to serve the development at the time the development is There are adequate public facilities to serve the development with mitigation. There are adequate public facilities to serve the development with mitigation. There are adequate public facilities to serve the development with mitigation. Page 245 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 20 available for occupancy and use without decreasing current service levels below locally established minimum standards. 13. Historic Preservation: Identify and encourage the preservation of lands, sites and structures that have historical or archaeological significance. Not Applicable Not Applicable Not Applicable Page 246 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 21 6 AFFECTED ENVIRONMENT, ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES This section identifies the affected environment, analyzes the environmental impacts and, where applicable, recommends mitigation measures to reduce or eliminate the identified impacts. This section also identifies any unavoidable adverse impacts which cannot be mitigated. In determining what elements of the environment were to be reviewed, comments to the Determination of Significance and Scoping Notice were used as well as the existing locati on and site characteristics. Because of the relationship between this DEIS and the City's Comprehensive Plan EIS, Table 5 below, compares the City's Comprehensive Plan EIS to this DEIS. Table 5 - SEPA Elements of the Environment Comprehensive Plan EIS Proposed Amendment EIS Element Section Element Section Earth 4.1 Earth 6.1 Surface Water 4.2 Utilities 6.3 Plants and Animals 4.3 Not Reviewed Land Use 4.4 Land Use 6.4 Environmental Health 4.5 Environmental Health 6.8 Shoreline Use 4.6 Not Reviewed Population, Housing and Employment 4.7 Population, Housing and Employment 6.5 Parks and Recreation 4.8 Parks and Recreation 6.7 Transportation 4.9 Transportation 6.9 Public Service and Utilities 4.10 Public Services 6.6 Heritage Conservation 4.11 Not Reviewed Not Reviewed Air Quality 6.2 Page 247 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 22 6.1 Earth 6.1.1 Affected Earth The proposed amendment area is a mostly level, vacant field without significant ground cover. It is currently bordered on the west by industrially zoned vacant land and a proposed 10-field City Sports Complex; on the east by a recently approved distribution center; on the south by an unused railroad spur and undeveloped industrial land; and, to the north by East A Street and developed residential land. This site will be developed in a collaborative nature and cohesive with adjacent developments. (See Figure 1, Existing Site) Site Looking South from East A Street The proposed amendment area is undeveloped and generally level. Vegetation is primarily volunteer grasses and irrigated agricultural crop circles. Soils primarily consist of 89-Quincy Loamy Fine Sands. There is also an area of 90-Quincy Loamy Fine Sands and Urban Land, Torrisamments Complex. All of the soils are well drained, and the Quincy series consist of 50% or more of fine sand or, less than 25% very coarse, coarse, and medium sand, plus less than 50% very fine sand. Slopes range from 0% to 15%. Figure 3 illustrates the existing soils within the proposed amendment area. Page 248 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 23 Figure 3 – Soils The topography of the New Heritage amendment area is generally flat with slopes ranging from 0% to 15%, with no existing areas over 15% slope. The proposed amendment area does not contain critical areas or resource lands. Figure 4 illustrates the existing critical areas, including steep slopes Page 249 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 24 Figure 4 – Critical Areas and Resource Lands 6.1.2 Potential Impacts The soils are well drained and pose no significant impact if developed in either residential or industrial uses with proper mitigation related to storm water runoff. Undeveloped, there is some potential for storm water impact during heavy rainfall periods. Unprotected soils, either prior to or during construction have the potential for wind-blown erosion. 6.1.3 Mitigation Measures The following mitigation measures may be employed to reduce siltation and slides: • Maintain compliance with local air-quality agency requirements by watering exposed areas during construction. • Avoid disturbing the steep slope area. • Compact soils at densities appropriate for planned land uses. • Provide vegetative cover or soil cement on exposed surfaces. • Maintain Open Space land use and environment designations. • Construction should be staged so that the maximum amount of existing vegetation is left in place. Page 250 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 25 • Catch basins should be installed near storm drains 6.2 Air Quality 6.2.1 Affected Environment Two agencies have air quality jurisdiction in the sub-area: the United States Environmental Protection Agency (EPA); the Eastern Regional Office of the Washington Department of Ecology (WDOE). Although their standards are similar, each agency has established its own criteria, particularly in relation to dust. The WDOE has the lead role in setting air quality standards for Franklin County. According to the WDOE, fugitive dust is the primary air quality concern for this region. 6.2.2 Potential Impacts Potential impacts for the Preferred Alternative and the Medium Density Alternative relate primarily to dust generation during construction and before ground cover is established (see 6.1, above). Potential impacts from the No-Action Alternative also relates to fugitive dust, but may occur from manufacturing activities and/or processing, depending on the specific industry developed at the site. Undeveloped, the site has the potential to create fugitive wind-blown dust with most fugitive dust occurring during the dry months, April through October. Air quality impacts from traffic from all alternatives would not likely reduce air quality below federal, state and local standards. 6.2.3 Mitigation Measures The WDOE has a Fugitive Dust Policy which outlines specific steps in reducing fugitive dust during construction. These policies include watering requirements during grading. In addition, the WDOE has the authority to issue fines when fugitive dust suppression requirements are not met. The City of Pasco also requires a dust control plan prior to construction. Additional mitigation measures are identified under Section 6.1.3. Page 251 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 26 6.3 Utilities 6.3.1 Affected Environment 6.3.1.1 Sewer Systems The project area is currently serviced by the City of Pasco and is accounted for in the 2014 Comprehensive Sewer Plan (CSP) and the 2021 CSP Addendum. The project area is located in the South Eeast Pasco Trunk sewage basin as noted in the 2014 CSP. The Southeast Pasco Trunk utilizes an existing 30-inch trunk main and provides service to approximately 771 acres of industrial land. The sewage basin is also included in the 2021 CSP addendum; however, it is grouped with a larger sewage basin that is specific to the total area that the Maitland lift station services. Therefore, the 2021 CSP addendum does not specifically breakdown sewage flows from the 771 acres of the industrial area that is noted in the 2014 CSP. as noted in the CSP. The South East Pasco Trunk contains 771 acres of industrial area. The 2014 CSP has estimated that the buildout of the 771 acres wcould have future flow of around 1 MGD. The 2021 CSP assumes some development to occur; however, it does not provide estimated flows that would contribute to the 30-inch trunk main. The 1 MGD This assumes an industrial flow of 1,500 GPD/Acre with a 10% reduction of land use. Flows for this area are conveyed to the a 30-inch trunk sewer main. The 30- inch trunk main directs flows to the Maitland Lift Station and then to the wastewater treatment plant. The Maitland lift station has a firm capacity of 4,100 gpm as noted in the 2021 CSP addendum. The lift station currently has an average daily flow of 850 gpm with a peak hour flow of 1,777 gpm based upon the 2021 CSP addendum. The existing 30-inch trunk main is currently flowing less than 50% of capacity as noted in the 2021 CSP addendum. 6.3.1.2 Water Systems Page 252 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 27 The proposed amendment area is served by the City of Pasco and was evaluated in the 2019 Comprehensive Water System Plan (CWSP) and according to CWSP, the City of Pasco has a total available water right of 13,645.50 acre-feet per year and 20,149 GPM for instantaneous flow. This water right converts to a Maximum Day Demand (MDD) of 29 MGD. The CWSP also indicates that the City of Pasco’s potable water source includes the Butterfield Water Treatment Plant (BWTP) with a capacity of 26.8 MGD a day and the West Pasco Treatment Plant (WPTP) with a capacity of 6 MGD. The proposed New Heritage Site is in Pressure Zone 2 which is serviced by the BWTP. Additionally, there is the Eastside Booster Pump that also supplies pressurized water to Zone 2. Zone 2 is a closed system and has no current storage capacity but is tied into Zone 3 through a pressure reducing valve. Zone 3 does provide storage capacity. There is an existing 16-inch water main that runs through the site that services the project area. The CWSP shows a current Zone 2 storage deficiency of 3.73 million gallons (MG). The 2019 CWSP indicates that the City has an existing and future deficiency in storage for Zone 2. The City has identified the storage need in their 2019 CWSP plan. The planned timeframe for this storage Capital Improvement Project (CIP) is to be completed sometime between 2020-2023. This CIP will provide a 5.75 MG reservoir to improve reliability, fire flows and level of service for all of Zone 2 and the project area. The City is currently developing additional storage capacity for Zone 3. This storage improvement is noted in the City’s CIP. As previously noted, Zone 2 is tied to Zone 3 through a pressure reducing valve. The Zone 3 improvement will help improve Zone 2 water storage needs. 6.3.1.3 Other Utilities The responsibility for planning for private utilities rests with the utility providers. Unlike City utilities that are provided mainly to City residents, non-City operated utilities are not limited to city limit lines for service areas. Consequently, service boundaries for each utility provider will vary in size (City of Pasco Comprehensive Plan, Volume II). Page 253 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 28 Non-City-owned utilities include those utilities, whether owned privately or publicly, that provide services. Non-City owned utilities serving Pasco are as follows: • Franklin County PUD • Big Bend Electrical Cooperative • Cascade Natural Gas • Charter • CenturyLink • Various wireless telephone providers • Basin Disposal Incorporated (BDI) • Franklin County Irrigation District No. 1 • South Columbia Basin Irrigation District City Ofof Pasco Comprehensive Plan – Volume ii 6.3.1.4 Stormwater According to the City of Pasco Comprehensive Stormwater Management Plan, Pasco has an average annual rainfall of 6.5 inches and an average snow fall of 2.5 inches. Due to the City’s low annual rainfall, warm climate, flat topography, and fast-draining soils, most of the stormwater generated in the city infiltrates the ground either through natural processes or manmade structures, such as dry wells and infiltration trenches. 6.3.2 Environmental Impact Sewer and Water System Estimated demand volumes for sewer and water, for both the Preferred Alternative and the Medium Density Alternative, are summarized in Tables 6 through 9, below. Table 6 – Preferred Alternative Projected Sewerage Volumes Land Use Acre (AC) Units GPDA Estimated Population GPDA Total GPDA Open Space/Roadways 58 - - - - - Retail 3 - 2,500 - - 2,500 Page 254 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 29 Service/Office 2 - 2,500 - - 2,500 School 15 - - 550 *20 11,000 SF Homes 69 414 - 1,387 **80 110,960 Duplex/Tri-Plex 17 204 - 684 **80 54,720 Apartment 32 736 - 2,466 **80 197,280 Total 196 - - - - 378,960 *20 GPD/Student **80 GPCD per 2019 CWSP Table 7 – Preferred Alternative Proposed Water Demand with Irrigation SF Homes, Duplex and Apartment ERU (GPC) Residence (GPD) (# of Units x ERU) Retail, Office, School (GPD) Proposed Land Use Volumes (MGD) 1,354 *424 574,096 16,000 0.59 *424 ERU per 2019 CWSP GPC = Gallons per Connection Table 8 – Medium Density Alternative Projected Sewage Volumes Land Use Acre (AC) Units GPDA Estimated Population GPDA Total GPDA Open Space/Roadways 58 - - - - - Retail 2 - 2,000 - - 2,000 Service/Office 2 - 2,000 - - 2,000 School 15 - - 550 *20 11,000 SF Homes 85 468 - 1,568 **80 125,440 Duplex/Tri-Plex 10 80 - 268 **80 21,440 Apartment 24 480 - 1,608 **80 128,640 Total 196 - - - - 290,520 *20 GPD/Student **80 GPCD per 2019 CWSP Table 9 – Medium Density Alternative Proposed Water Demand with Irrigation SF Homes, Duplex and Apartment ERU (GPC) Residence (GPD) (# of Units x ERU) Retail, Office, School (GPD) Proposed Land Use Volumes (MGD) 1,028 *424 435,872 15,000 0.45 *424 ERU per 2019 CWSP GPC = Gallons per Connection Estimated sewer demand for the Preferred Alternative is approximately 0.38 MGD and the Medium Density Alternative is 0.29 MGD. The project area contains 197 of the 771 acres in the South Eeast Pasco Trunk Sewage Basin that is defined in the 2014 CSP. Using the land area ratio of the overall sewage basin, the project area is approximately 26% of the overall sewage basin. A Page 255 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 30 No-Action Alternative would generate approximately 0.26 MGD assuming an estimated demand of 1 MGD for the overall sewage basin. Both proposed land use alternatives are well below the estimated future 1 MGD; however, they both are slightly over the No-Action Alternative. As noted in the 2014 CSP and the 2021 CSP Addendum, the City of Pasco noted that there is a lack of data to accurately determine projected industrial wastewater flows so it should be noted that industrial wastewater flows can vary greatly depending upon the type of industrial use. Therefore, the estimated 0.26 MGD under the No-Action Alternative could be significantly higher if a higher industrial wastewater user is constructed. The Maitland lift station has a firm capacity of 4,100 gpm. The current flows to the Maitland lift station are around 850 gpm with a peak hour flow of 1,777 gpm. The Preferred Alternative would generate an average daily flow of approximately 263 gpm with a peak hour flow of 580 gpm. The No-Action Alternative could produce an average daily flow of around 180 gpm with a peak of 403 gpm. The net difference between Residential (Preferred Alternative) and Industrial (No-Action Alternative) land use is approximately 83 gpm for average daily flows and 177 gpm peak hour flows. This net difference is approximately 2%, average daily flow, and 4%, peak hour flows, versus the total firm capacity of 4,100 gpm. These percentages are relatively small and are not anticipated to be a significant impact to the Maitland lift station function and operation. As previously noted, there is a there is a lack of data to accurately determine projected industrial wastewater flows so it should be noted that industrial wastewater flows could have a greater impact than residential flow depending upon the type of industrial use. The 2021 CSP addendum notes that the existing pipe capacity of the 30-inch trunk main is currently less than 50%. The 10-year projected sewage flows are also estimated to be less than 50% of the pipe capacity. The 20-year projected sewage flows indicates that the pipe capacity may be greater than 100%; however, that assumes a future Tank Farm Lift Station near the Snake River that is not yet defined. The difference of peak hour flow for the Preferred Alternative versus the No-Action Alternative is approximately an additional 177 gpm which is about a 4% increase of peak hour flows as compared to the overall capacity. The additional 177 gpm peak hour flow is not a significant impact to the overall capacity of the 30-inch trunk main. As previously noted, there is a there is a lack of data to accurately determine projected industrial wastewater flows so it Page 256 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 31 should be noted that industrial wastewater flows could have a greater impact than residential flow depending upon the type of industrial use. Under the both the 2014 and 2021 CSP’s there are no significant deficiencies that affect this sewage basin. The only potential deficiency noted in the 2021 CSP addendum is the 20-year projected sewer flow which may or may not put the 30-inch trunk main over capacity. There are no current defined CIP’s for this sewage basin. The comparison between the two Preferred Alternatives versus the No-Action Alternative is insignificant and that future development, regardless of being industrial or residential land use could have similar impacts to the existing sanitary sewer systems. There is potential for a greater impact to the City’s sanitary sewer with the No-Action Alternative if the industrial user is heavy water user. Large wastewater producers are generally related to agricultural processing which is an allowed use under the current zoning. Identified CIP’s for this sewage basin are needed regardless of the two Action Alternatives or the No-Action Alternative. As noted in Table 7 and Table 9 the estimated demands for water for the project area are 0.59 MGD (Preferred Alternative) and 0.45 MGD (Medium Density). Depending upon a specific user, industrial developments under the No-Action Alternative could easily require more potable water due to processing requirements, higher fire flows requirements due to larger building structures and higher occupancy rates than residential structures. The CWSP has provided an additional future 1 MGD user demand for this industrial area for an estimated industrial user. As previously mentioned, the 2019 CWSP indicates that the City has an existing and future deficiency in storage for Zone 2. The City has identified the storage need in their 2019 CWSP plan. The planned timeframe for this storage Capital Improvement Project (CIP) is to be completed sometime between 2020-2023. However, the City is currently developing additional storage capacity for Zone 3. As previously noted, Zone 2 is tied to Zone 3 through a pressure reducing valve. The Zone 3 improvement will help improve Zone 2 water storage needs. The City recently allowed the development of two large industrial distribution facilities in Zone 2 despite the noted deficiency in the CWSP. The identified CIP’s for water systems would be is required under the No-Action Alternative and the two Action Alternatives. and the No-Action Alternative. The CWSP also indicates that there is adequate fire flow capacity to support generally up to 4,000 GPM. Industrial users will tend to Page 257 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 32 require larger fire flows due to larger building structures and higher occupancy than residential structures. Fire flows for industrial developments generally require a minimum of 4,000 gpm versus 1,500 gpm for residential. Therefore, the two Action Alternatives would have less of an impact for fire demand than the No-Action Alternative. Sewer and water impacts are generally covered under the City's Comprehensive Plans and the Comprehensive Plan EIS. Since industrial developments can have a wide range of water and sewer demands it is difficult to accurately predict future water and sewer demands unless the specific users are known. The CSP and CWSP have made provisions for future growth within the identified industrial area, and we have found no significant differences between the No-Action Alternative and the two Action Alternatives. If the zone change is allowed as the Preferred Action Alternative the overall impacts won’t be felt until the entire development is fully completed which may take several years. Overall impacts are dependent upon the timing and size of the construction phases. There is potential for a greater impact to the City’s water and sanitary sewer systems with the No- Action Alternative if the industrial user is heavy water user. Large wastewater producers are generally related to agricultural processing which is an allowed use under the current zoning. Finally, based upon our understanding of the water and sewer CIP’s, these improvements would be are needed regardless of the industrial or residential land use. for both the two Action Alternatives and the No-Action Alternative. The City of Pasco operates an irrigation water delivery system for certain parts of the City, but the proposed New Heritage Site is not included in the existing irrigation system. Irrigation water for the project area will have to come from either the domestic water system or from on -site sources. No irrigation service was included in the CWSP analysis. Stormwater Future development under both the Mixed-Use and Existing Plan alternatives would create impervious surfaces which would increase surface water runoff. Table 10 summarizes the percent of impervious surfaces for both development alternatives. Table 10 – Impervious Surfaces Page 258 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 33 Land Use Preferred Alternative Mixed UseMedium Density Alternative No-Action Alternative Acres % Imp. Imp. Acres Acres % Imp. Imp. Acres Acres % Imp. Imp. Acres Residential 176.31 35% 60.66 177.3 33% 58.51 196.3 90% 173.98 Public & Quasi- Public, Schools 15 40% 6 15 40% 6 0 0 - Commercial/Office 5 85% 4.25 4 85% 3.40 0 0 - Total 193.31 37% 70.91 196.3 35% 67.91 196.3 90% 173.98 Source: JUB The City of Pasco requires that developers detain and/or infiltrate post -development storm water runoff to pre-development, natural state conditions. Because of the small differences in impervious area between the Preferred Alternative and the Mixed-Use Alternative, there would not be a significant difference in the storm water runoff rate under each of these alternatives. Under the No-Action Alternative, depending on the level of future industrial development, there could be a potential for a greater increase in runoff. Under all three alternatives, there would be some post - development increase in the total amount of average flow. Under all three alternatives, there is a potential for water quality contamination. Under the Preferred and Medium Density alternatives, there is a potential for oil, gasoline, solvents, detergents, insecticides, fertilizers and other contaminants to enter into surface and ground waters. Under the No-Action Alternative, there is an increased potential for these contaminates to enter the ground water, due to potential higher runoff and depending on the type of industry being developed. 6.3.3 Mitigation Measures Sewer and Water System In addition to the CIP projects list in the previous section, the City of Pasco has identified mitigation measures under the Comprehensive Plan EIS that are included by reference and Page 259 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 34 summarized below: • "The City should continue to implement the improvements described in the Comprehensive Water System Plan (CWSP), 2019 to address deficiencies resulting from growth for the planning period. • The City should continue to implement the improvements described in the City’s 2014 Comprehensive Sewer Plan (CSP), 2014Plan and the 2021 CSP Addendum to address deficiencies resulting from growth for the planning period. • Conduct specific water and sewer system analysis once a more defined master plan has been prepared and prior to the development of any construction phase of the project. • To accommodate future population growth, the City should, maintains its services with Basin Disposal Inc. • In 2019, the City conducted an Expanded UGA Infrastructure Evaluation, which evaluated the impact of the anticipated growth, UGA expansion, and land use changes. As a result, in order to accommodate future growth, the City will need to make additional improvements to the West Pasco WTP, Zone 3 Reservoir, and acquire additional water rights to meet the 2038 demands. • In 2017 and 2019, the City re-evaluated the capacity and loading requirements of the Northwest Service Area as a result of potential development demands and growth projects changes as part of the 2019 Comprehensive Plan update and Urban Growth Area (UGA) expansion. A strategy to provide sewer service to the proposed UGA and other growth areas within the city (Broadmoor Area) was evaluated and alternatives were identified. • Development should be consistent with the goals and policies of the Comprehensive Plan. • The City should continue to provide and maintain collection services to all City residents consistent with adopted service levels and the City’s various public services and utilities plans." Stormwater Under both development alternatives, subsurface drainage (percolation trench, infiltration trenches, etc.) could be constructed to reduce peak runoff flows to natural state conditions. Detention ponds would also be used to provide settlement for silt. Oil/water separators would be used to reduce impacts from automobiles. Additional mitigation measures could occur through bio-filtration prior to final discharge, either before or after entry into the various detention ponds. Page 260 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 35 In addition, the City of Pasco Comprehensive Plan EIS identified the following specific mitigation measures which are incorporated here by reference • "Implement mitigation measures described for reducing impacts to earth resources described in Section 4.1.3. • Under both development alternatives, detention ponds will reduce peak runoff flows to natural state conditions. Detention ponds will also provide settlement for silt. Oil/water separators can reduce impacts from automobiles. • Additional mitigation measures include bio-filtration, either before or after entry into the various detention ponds, and buffers around wetlands in accordance with the CAO. • Stormwater improvements are planned to manage stormwater and protect water quality Other mitigation measures include: • Development should be consistent with the goals and policies of the Comprehensive Plan. • Maintain compliance with existing federal, state, and local policies that regulate land use activities near, and within, surface waters such as the Yakima and Columbia rivers and wetlands, including: ‒ NPDES regulations and City stormwater regulations ‒ USACE wetland avoidance and mitigation requirements ‒ The City SEPA and CAO requirements 6.4 Land Use 6.4.1 Affected Environment Pasco’s Comprehensive Plan and Environmental Impact Statement (EIS), provide information on the existing uses of land within the Pasco UGA. “Pasco includes a variety of land uses from residential, commercial, industrial to open space. Pasco’s land use designations and acreages are identified in the 2018 Comprehensive Plan. Residential land is the predominant use in Pasco, containing over 44% of Pasco’s total land. Residential land use is followed by industrial land use, which consists of 24% of the total land use within Pasco. Commercial lands are distributed along Page 261 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 36 the major corridors, Pasco Center and along the Interstate-182. Open space land use is distributed throughout Pasco in the form of parks and natural open spaces. The shoreline areas consist of several parks, trails, and natural open space.” Pasco’s Comprehensive Plan’s Preferred Alternative includes an expansion of the UGA by 3,500 acres along the north edge of Pasco, raising the total UGA acreage to 28,677. Pasco’s Comprehensive Plan Non-Project EIS discusses the land use categories included in the Comprehensive Plan. Table 11 identifies the acreages for each land use category. Future land uses in the UGA are illustrated in Figure 5, below. Table 11 – Existing Land Use in the UGA Land Use Designation Acreage* % of Total Residential Lands 13,339 46.5% Low Density 10,603 37.0% Medium Density 2,219 7.7 Medium-High Density 224 0.8% High Density 294 1.0% Commercial Lands 3,027 10.6% Mixed Residential/Commercial 435 1.5% Commercial 2,237 7.8% Mixed Use Interchange 26 0.1% Mixed Use Neighborhood 77 0.3% Mixed Use Regional 148 0.5% Office 104 0.4% Industrial Lands 6,545 22.8% Public / Quasi-Public Lands 933 3.3% Open Space / Park Lands 1,321 4.6% Airport Reserve Lands 2,091 7.3% DNR Reserve Lands 1,233 4.3% Confederated Tribes – Coville Reservation 188 0.7% Total 28,677 100% **The total includes 4,300 acres of street right of way, which is about 17% of the total. Source: Pasco of Pasco Comprehensive Plan Environmental Impact Statement, Table 7. Page 262 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 37 Figure 5 – Comprehensive Plan Land Uses The following is a description of each land use category as identified in the Comprehensive Plan: • Open Space/Nature – This land use designation applies to areas where development will be severely restricted. Parklands, trails, and critical areas are examples of different types of open spaces. • Low Density Residential – This land use allows residential development at a density of two to five dwelling units per acre. The land use designation Page 263 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 38 criterion includes sewer availability or approval from the Benton-Franklin Health District when sewer is not available, suitability for home sites, and market demand. • Medium Density Residential – This land use designation includes single-family dwellings, patio homes, townhouses, apartments, and condominiums at a density of 6 to 20 dwelling units per acre. This is designated to areas where the location is convenient to major circulation routes, it provides transition between more intense uses, and low density uses. Availability of sewer services and market demand are also key criteria for this land use designation. • High Density Residential – This land use designation includes multi-family dwellings, apartments, and condominiums at a density of 21 dwelling units or more per acre. This is designated to areas where the location is convenient to major circulation routes and employment areas. Availability of sewer services and market demand are also key criteria for this land use designation. • Mixed Residential Commercial – This land use designation is a mix of residential and commercial uses. Residential uses include single-family dwellings, patio homes, townhouses, apartments, and condominiums at a density of 5 to 29 dwelling units per acre. Commercial uses include neighborhood shopping and specialty centers, business parks, service, and office uses. This is designated to areas where the location is convenient to major circulation routes and land is suitable for heavy building sites. • Commercial – This land use is designated for neighborhood, community and regional shopping and specialty centers, business parks, service, and office uses. This is designated to areas where the location is convenient to major circulation routes and land is suitable for heavy building sites. • Industrial – This land use is designated for manufacturing, food processing, storage, and wholesale distribution of equipment and products, hazardous material storage, and transportation-related facilities • Public and Quasi Public - This land use is designated for schools, civic buildings, fire stations and other public uses. • Airport Reserve - This land use is designated for lands owned or occupied by the Tri-Cities Airport. • DNR Reserve - This land use is designated for lands owned by DNR. Within the immediate vicinity of the proposed amendment area, land uses include Industrial, Low Density Residential, Mixed UseMedium Density Residential, Public and Quasi-Public, Open Space/Nature, and Mixed Residential or Commercial. Table 12, summarizes the acreages for each land use category in the vicinity of the proposed amendment area. Table 12 – Amendment Area Vicinity Land Uses Page 264 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 39 Land Use Designation Acreage % Industrial 1,383 62% Low Density Residential 539 25% Mixed Use Residential 117 5% Public / Quasi-Public 79 4% Open Space / Nature 53 2% Mixed Residential / Commercial 55 2% Total 2,226 100% Source: JUB The Vicinity Land Use Map (See Figure 6, below) illustrates land uses in the immediate vicinity of the proposed amendment. Figure 6 – Vicinity Land Uses Under the Industrial designation of the Comprehensive Plan, Pasco’s Zoning Code identifies three separate zoning classifications: Light Industrial (I-1), Medium Industrial (I-2) and Heavy Industrial (I-3). The amendment area is currently zoned Medium Industrial with approximately 17 acres along East A Street zoned Light Industrial. The area to the immediate south, east and west are also zoned Medium Industrial. The area to the immediate north along East A Street is zoned a mix of Residential, Commercial, and Mixed Commercial Residential. Page 265 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 40 Pasco Zoning Code allows the following uses under the Medium Industrial District zoning classification. Medium Industrial District Uses permitted in the I-2 district shall be: 1. All uses not otherwise prohibited by law, but no residential buildings shall be permitted; and 2. Junkyards, automobile wrecking yards, scrap iron, scrap paper, or rag storage, sorting or bailing shall be permitted, provided: a. An eight-foot, sight-obscuring fence must be constructed and inspected prior to the issuance of a certificate of occupancy for use of the goods. The fence shall be of solid single neutral color. b. No automobile or parts thereof, junk or salvage materials or parts thereof shall be visible from any public right-of-way. All materials or parts shall be located within the fenced area. c. Fire lanes shall be provided as required in the International Fire Code. d. A performance bond for $1,000 shall be required prior to the issuance of an occupancy permit, to ensure compliance with provisions of this section. The bond shall remain in force as long as the use exists. e. The permit shall be granted for a period not to exceed two years, and at the end of such period an inspection shall be made of the premises to determine the advisability of renewing such permit. [Ord. 3354 § 2, 1999; Code 1970 §25.54.020. Pasco Zoning Code allows the following uses under the Light Industrial District zoning classification: The I-1 light industrial district is established to preserve areas for industrial and related uses of such a nature that they do not create serious problems of compatibility with other kinds of land Page 266 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 41 uses. Uses permitted in this district should not generate noise levels, light, odor or fumes that would constitute a nuisance or hazard. [Ord. 3354 § 2, 1999; Code 1970 § 25.52.010.] Uses permitted in the I-1 district shall be: 1. All uses permitted in the C-3 district; 2. Building material storage yard; 3. Trucking, express and storage yards; 4. Contractor’s plant or storage yards; 5. Laboratories, experimental; 7. Automotive assembly and repair; 8. Kennels; 9. Creamery, bottling, ice manufacture and cold storage plant; 10. Blacksmith, welding or other metal shops, excluding punch presses over 20 tons rated capacity, drop hammers, and the like; 11. The manufacturing, compounding, processing, packaging of cosmetics, pharmacology and food products, except fish and meat products, and the reducing and refining of fats and oils; 12. Printing plant; and Parking lots within 500 feet of a C-2 district boundary, provided such lots are paved and the development complies with the landscape and fencing requirements of the C-1 district, as enumerated in PMC 25.85.020(13). [Ord. 4110 § 23, 2013; Ord. 3354 § 2, 1999; Code 1970 § 25.52.020. 6.4.2 Potential Impacts Preferred Alternative Page 267 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 42 The Preferred Alternative would remove 196.31 acres of undeveloped Industrial land and add 181.31 acres of Mixed Residential/Commercial Land and 15 acres elementary school site. Table 13 describes the impact of this change on all land within the Pasco City Limits and UGA boundary. Table 13 – Preferred Alternative Land Use Changes Land Use Designations Total (Acres) Proposed Alternative (Acres) Change (Acres) Mixed Residential/Commercial 435 +181.31 616.31 Industrial 6,545 -196.31 6,348.69 Gov't Public / Quasi-Public 933 +15 948 Under Pasco’s Zoning Ordinance (25.215.015 - Comprehensive Plan Land Use Density Table), the Mixed Residential/Commercial Land Use designation will “....allow a combination of mixed- use residential and commercial in the same development. Single-family dwellings, patio homes, townhouses, apartments, and condominiums at a density of 5 to 29 dwelling units per acre. Neighborhood shopping and specialty centers, business parks, service and office uses”. Proposed zoning classifications R-1 through R-4; C-1, O; and Waterfront, are allowed under the Mixed Residential/Commercial Land Use designation with the approval of the Pasco City Council, with the recommendation by the Pasco Hearing Examiner. This change could also impact the viability of adjacent industrial land uses within the immediate area without mitigation. It may also increase the pressure on other adjacent industrial land uses to Page 268 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 43 convert to a similar designation in the future. Without mitigation, this change may also impact adjacent residential uses from runoff, noise, traffic, and reduction in air quality. Medium Density Alternative The Medium Density Alternative would also remove 196.31 acres of Industrial land and add 177.31 acres of Medium Density Residential land, 4 acres of commercial land and a 15-acre elementary school site. Table 14 describes the impact of this change on all land withing the Pasco City Limits and UGA boundary. Table 14 – Medium Density Land Use Changes Land Use Designations Total (Acres) Proposed Alternati ve (Acres) Change (Acres) Medium-High Density 224 +177.31 401.31 Commercial 2,237 +4.00 2,241 Industrial 6,545 -196.31 6,348.69 Gov't Public / Quasi-Public 933 +15.00 948 Under Section 25.65.050, the Medium Density Zone allows: • Minimum lot area: 4,500 square feet. • One single-family dwelling shall be permitted per lot. Multiple dwellings shall be permitted based on the density standards in subsection (3) of this section. • Density. All developments shall be compliant with the Comprehensive Plan land use density table in PMC 25.215.015. In addition, one dwelling unit per 4,500 square feet of lot area is required for single-family dwellings and 3,000 square feet of lot area is required for multiple-family dwellings, duplexes, two-family dwellings, triplexes, courtyard apartments, and zero-lot-line dwellings, except as provided in Chapter 25.161 PMC. This change could also impact the viability of adjacent industrial land uses within the immediate area without mitigation. It may also increase the pressure on other adjacent industrial land uses to Page 269 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 44 convert to a similar designation in the future. Without mitigation, this change may also impact adjacent residential uses from runoff, noise, traffic, and reduction in air quality. No-Action Alternative Under the No Action Alternative, the Industrial designation in the City's Comprehensive Plan would remain. The uses and zoning classifications allowed under that designation could be constructed. In the amendment area site, uses allowed under the I-1 and I-2 classification would be allowed. Some of these uses, without mitigation, would adversely impact nearby residential land uses and the natural environment through increased noise, odor, reduction in air quality and runoff. 6.4.3 Mitigation Measures Preferred Alternative The City is concerned that the land uses identified in the "Vision” for the Preferred Alternative may not be supported under Pasco's existing codes, policies and requirements. While the "New Urbanism" land use concept contained in this approach may provide significant benefits to the public, this concept is not fully addressed under the Pasco's codes. The Applicant has proposed specific mitigation measures, beyond those normally included in a Non-Project EIS, to insure that the "Vision" outlined under this alternative is implemented, including: • Enter into a Concomitant Agreement to insure compliance with proposed mitigation under this EIS. • Provide a range of residential configurations, including single-family residences on a separate lot with access from a public street, where pedestrian, bike and automobile access are from the public street, or automobile access is from an alley. • Provide a range of densities from 3 to 24 units per acre. • Locate residences within walking and biking distance (0.5± mile) to park/s, school, retail shops and offices to reduce the reliance on the automobile. • Duplexes in or near single-family residential areas designed to be compatible with single- family houses. • Multi-family apartments designed to be compatible with nearby residential and commercial uses. Page 270 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 45 • Provide a mixed-use commercial and office space on the ground floor with residential uses above. • Stand-alone commercial, and office uses, such as grocery stores and hardware stores, that are designed to serve populations outside of the 0.5± mile walking area, located at major intersections and designed to serve both the New Heritage area and other areas outside of New Heritage. • If the Pasco School District requires an elementary school site in this area, set aside land for this purpose within walking and biking distance from the major residential areas • Include dedicated pathways and bikeways, separated from vehicular traffic, and sidewalks and dedicated bikeways within roadways. • Design this open space and pathway system to connect the residential areas to the neighborhood centers, parks, schools and employment centers. • Design this open-space concept to serve as the “Heart” of the community; providing both recreation and meeting spaces. • Provide sidewalks, space for bicycles and street trees on roadways. • Provide public multi-modal bus stop/transit area within walking/biking distance to the major residential areas. Medium Density Alternative Meet the requirements of the Medium Density (R-2) Zoning Ordinance and all City SEPA policies and implement the mitigation measures included in Section 6.0 of this EIS. The Pasco Zoning Ordinance provides the following purpose for implementation: The purpose of this title is to implement the Comprehensive Plan for the Pasco Urban Area. This title is to also further the purpose of promoting the health, safety, convenience, comfort, prosperity and general welfare of the present and future inhabitants of the Pasco Urban Area; and (1) To encourage and facilitate the orderly growth and development of the Pasco Urban Area. (2) To provide adequate open space for light and air, to prevent overcrowding of the land, and to reduce congestion on the streets. (3) To secure economy in municipal expenditures, to facilitate adequate provisions for transportation, water, sewer, schools, parks, and other public facilities and services. Page 271 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 46 (4) To increase the security of home life and preserve and create a more favorable environment for citizens and visitors of the Pasco Urban Area. (6) To secure safety from fire, panic and other dangers. (7) To stabilize and improve property values. (8) To enhance the economic and cultural well-being of the inhabitants of Pasco. (9) To promote the development of a more wholesome, serviceable and attractive city resulting from an orderly, planned use of resources. [Ord. 4110 § 3, 2013; Ord. 3354 § 2, 1999; Code 1970 § 25.04.020.] In addition, the Medium Density (R-2) district has provided its intent for all residential projects: The R-2 district is established to provide a medium density residential environment compliant with the Comprehensive Plan land use density table in PMC 25.215.015. The R- 2 district is intended to allow for a gradual increase in density between low and high density residential districts. [Ord. 4575 § 9, 2022; Ord. 3354 § 2, 1999; Code 1970 § 25.34.010.] The 4-acre neighborhood commercial area would be developed under the requirements of the C-1 Commercial District with the following stated purpose: The C-1 retail business district is established to provide for the location of commercial activities outside the central business district that meet the retail shopping and service needs of the community. [Ord. 3354 § 2, 1999; Code 1970 § 25.42.010.] No-Action Alternative Mitigation measures will depend on specific industry but will have to follow all City of Pasco Zoning requirements and all SEPA policies for mitigation. Page 272 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 47 6.5 Population, Housing, and Employment 6.5.1 Affected Environment Population The Pasco Comprehensive Plan EIS projects an increase in Pasco's population from 73,590 in 2018 to 121,828 by 2038 (See Table 13) for an increase of 48,238 new residents. Under the Preferred Alternative, based on the projected 1,354 housing units with an average household size of 3.17, the 2038 projected population projected by the Pasco Comprehensive Plan EIS would increase from 121,828 to 126,120 or by about 3.5%. Under the Medium Density alternative, based on 1,028 housing units, population would increase from 121,828 to 125,087, or about 2.7%. (See Table 15, Populations Projections). Under the No-Action Alternative there would be no direct increase in population. Table 15 – Population Projections Source: Pasco Comprehensive EIS, Land Strategies/JUB The population projections contained in the Pasco Comprehensive Plan was based on a low, medium and high range of projections for Franklin County by the State Office of Financial Management (OFM). In agreement with Franklin County, Pasco selected the medium range, based on the historical percentage of Pasco's population to that of Franklin County. Because this agreement was negotiated between Pasco and Franklin County, it was a significant factor in the development of the Pasco Comprehensive Plan, particularly in relation to population and housing which could be impacted by this amendment. Housing Year Comprehensive Plan Preferred Alternative Medium Alternative 2018 73,590 73,590 73,590 2038 121,828 126,120 125,087 Population Increase (2018 to 2038) 48,238 52,530 51,497 Page 273 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 48 Housing need in the Pasco Comprehensive Plan was directly based on Pasco's projected 2038 population increase of 48,238; using a multiplying factor of 3.17 persons per household. Based on this, Pasco projected a total need of 15,213 new housing units by 2038. Existing vacant buildable land was estimated to provide 9,581 units; therefore, an additional 5,636 housing units was projected to be required to meet the demand of future housing. To provide for this increase, Pasco has expanded the UGA by 3,500 acres (Pasco's EIS Preferred Alternative). In justifying this expansion, Pasco also used a 20% market factor, a 5% environmental factor and a 20% factor for roads and utilities. Table 16, identifies the residential acreages within the 3,500± UGA expansion area. Table 16 – Pasco UGA Housing Type Acres % Low Density Residential 1,830 77% Mixed/Medium Density Residential 429 18% High Density Residential 122 5% Total 2,381 100% Based on the total of 5,636 units in the UGA, this results in an average net density of 2.43 units per acre. When the adjustment is made for the market factor, environmental factor and roadways and utilities, the density is approximately 3.9 units per acre. Under the Preferred Alterative, 1,354 new housing units would be added on 118 net acres for a density of 11.5 units per acre. The Medium Density alternative would have 1,028 housing units with a net density of 8.6 units per acre. The No-Action alternative does not allow housing under the Pasco Zoning Code. Page 274 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 49 Employment Currently the amendment area is vacant and provides no employment. Abutting the amendment area to the East is the new Amazon Fulfillment Complex which has projected 1,200± employees on a total of 266± acres, or approximately 4.5 employees per acre. According to the Tri -Cities Journal of Business: "Project Oyster will be a distribution warehouse with 1,080,500 square feet on 162 acres. It will have a 35,000-square-foot office, 1,020 vehicle parking spots and 390 semitruck parking spots. It will employ 683 people working in two shifts." Project Pearl will be slightly smaller, with 1,049,760 million square feet. A rail spur runs along the southern boundary of its 104-acre site but stops at Road 40 and doesn’t extend to the Oyster site." "It will have 110 loading docks, 304 trailer parking stalls, 48 box truck parking stalls, 48 van parking stalls and 54 parking stalls. It will employ 500 people working in two shifts. Tri-Cities Journal of Business Page 275 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 50 According to Pasco's Comprehensive Plan, there are 6,545 acres of industrial land located within the city limits and UGA boundary. Of this amount, 2,883 acres are developed, primarily by large agricultural processing and distribution industries. Of the remaining 3,662 acres, or approximately 55% of the total land acreage; 2,031± acres are owned by the Port, City, and/or other government entities; 1,827± acres are undeveloped (31%); and 354 acres are underutilized (5%). 6.5.2 Potential Impacts Population and Housing Both the Preferred Action and the Medium Density alternative would have a limited impact from either the increase in population or housing. when compared to the total projected increase under the Pasco Comprehensive Plan. But even small increases can have impacts and the impacts identified in the Pasco Comprehensive Plan EIS should still apply; these include: • Impacts to population, housing, and employment would occur from inadequate existing facilities or insufficient future development opportunities to accommodate growth; • An increase in population will require more intensified commercial, business, and other public facilities than would be possible under current development and population conditions; • An intensification of urban uses and densities will increase traffic congestion, park requirements, police and fire requirements, and other public service demands and fiscal impacts; • Additional urban development could further tax the City’s fiscal and public service resources, potentially leading to a dilution of the service levels or capabilities provided current residents; and, • Inadequately located or designed urban infrastructure, including roads, parking lots, and other improvements that are not properly sited, could create stormwater runoff, erosion, and other environmental hazards affecting neighboring properties and public services. Under the No-Action Alternative the site would remain Industrial and there would be no additional population or additional housing. Employment Page 276 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 51 Employment under the Preferred Alternative would come from workers at the future elementary school and at the 5 acres of proposed retail and office land uses. Total employment in the amendment area would be between 617 and 739, depending on the specific mix of retail and office uses. Assuming an average of between 1 and 2 workers per household, the total employment would be between 1,354 and 2,708 which would require between 615 and 2,091 employees to seek work outside of the amendment area. It is assumed that many of these workers would seek employment at the nearby warehouse distribution centers and other industries in the area. This would increase impacts on traffic, public transit, public facilities and noise. (See Table 17)Table 15) Employment under the Medium Density Alternative would also come from workers at the future elementary school and at the proposed 4 acres of retail and office land uses. Total employment in the amendment area would be between 553 and 667, depending on the specific mix of retail and office uses. Assuming an average of 1 and 2 workers per household, the total employment would be between 1,028 and 2,056 which would require between 361 and 1,053 employees to seek work outside of the amendment area. This would also increase impacts on traffic, public transit, public facilities and noise. (See Table 17) Table 17 – Projected Employment Land Use Preferred Alternative Medium Density Alternative No-Action Alternative Low High Low High Low High Schools Sq. Ft. per Employee 1,250 1,100 1,250 1,100 Total Square Footage 205,000 205,000 205,000 205,000 Total Employment 164 186 164 186 Service/Office Sq. Ft. per Employee 150 130 150 130 Total Square Footage 43,560 43,560 43560 43560 Total Employment 290 335 290 335 Retail Sq. Ft. per Employee 200 150 200 150 Total Square Footage 32,560 32,560 21780 21780 Total Employment 163 217 109 145 Total Employment 617 739 563 667 Industry Page 277 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 52 Acre/Employee 3 6 Total Acres 196.31 196.31 Total Employment 589 1,178 Source: Land Strategies/JUB In order to estimate the total employment under the No-Action Alternative, assumptions had to be made on which industries might be likely to locate on the site. Warehouse land uses have low employment per acre while many manufacturing industries have much higher employee counts. For this analysis, it was assumed that heavy manufacturing and processing industries would not wish to locate near the existing residential land uses to the north. The most likely use would be similar to the two distribution facilities to the east. The average employment per acre for these two industries was 4.5. Based on this, it was assumed that employment under the No-Action Alternative would be between 3 and 6 employees per acre, or 589 and 1,176. This employment would also increase demand on Public Services, traffic, air quality and runoff. This would result in either 150 less employees or 561 more employees under the No-Action Alternative. Depending on the employment level, this alternative would also increase impacts on traffic, public transit, public facilities and noise. (See Table 17) Under the No-Action Alternative, as noted in Pasco's Comprehensive Plan EIS, most of Pasco's existing employment is on the east end of the City, especially the large industrial employers while a large portion of the population and housing is located in the expanded UGA on the west end of the city. Because of this, without housing, future employees in this Industrial area would be forced to commute to other areas of Pasco and/or to outside of the area. 6.5.3 Mitigation Measures Mitigation measures that could be used for both the Preferred Action and the Medium Density alternatives include: • Implement mitigation measures identified under Earth, Air, Utilities, Land Use, Parks and Recreation and Transportation. Follow the Goals and Policies outlined in the Pasco Comprehensive Plan. Page 278 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 53 • H-1. GOAL: Encourage housing for all economic segments of the City’s population consistent with the local and regional market. • H-1-A Policy: Allow for a full range of housing including single family homes, townhouses, condominiums, apartments, and manufactured housing, accessory dwelling units, zero lot line, planned unit developments etc. in areas as appropriate. • H-2. GOAL: Preserve and maintain the existing housing stock for present and future residents. • ED-1 Goal: Maintain economic development as an important and ongoing City initiative. • ED-1-F Policy: Recognize that infrastructure, including transportation and utility planning are vital to economic development and attracting businesses. • ED-2 Goal: Assure appropriate location and design of commercial and industrial facilities. • ED-2-B Policy: Encourage development of a wide range of commercial and industrial uses strategically located to support local and regional needs. • ED-3 Goal: Maintain development standards and design guidelines to ensure that commercial and industrial developments are good neighbors. • ED-3-A Policy: Enhance compatibility of commercial and industrial development with residential and mixed-use neighborhoods through the use of landscaping, screening, and superior building design standards and guideline. 6.6 Public Services 6.6.1 Affected Environment Fire and Police Pasco Fire Department (PFD) provides fire suppression, advanced life support, emergency medical services, ambulance transport services, technical rescue services, and hazardous materials services (through a regional partnership) to its service area community (Pasco Comprehensive Plan EIS). Station 81 is located on Oregon Avenue, approximately 1.5 miles from the site and is staffed full time. The Pasco Fire Department uses response time in determining impacts and future requirements for fire and emergency services. Page 279 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 54 Law enforcement services for the City are provided by the City Police Department. Unincorporated areas of the UGA are served by the County Sheriff. The City and County law enforcement agencies cooperate readily when the need arises. Pasco currently has 1.03 patrol officers per 1,000 people (Pasco Comprehensive Plan EIS). School Based on the Pasco School District No. 1, 2016 Update to the Capital Facilities Plan (PSDCPA), there are now a total of fifteen (15) elementary schools and, as of October 1, 2015, there were 9,940 students enrolled. There are three middle schools. with a total enrollment of 2,540 students and two traditional high schools with 4,904 students enrolled. This results in a total school enrollment of 17,384, or about 235 students per 1,000 population. By 2021, the PSDCPA forecast predicts there will be 18,597 students enrolled in grades K-12. 6.6.2 Potential Impacts Fire and Police Because of the close proximity of Fire Station 81, it is not anticipated that emergency response times would not be met. Resource requirements (staff, equipment, etc.) would be proportionally impacted from the increased population and new structures. Based on the existing 1.03 officers per 1,000 people, the Preferred Alternative would generate a need for an additional 4 patrol officers. The Medium Density Alternative would generate a need for an additional 3 patrol officers. School Based on the above, the Preferred Alternative would generate the need to accommodate an additional 609 elementary students. Based on the standard of 500 students per elementary school, this results in the need for one elementary school. (See Table 18). Based on the same standard, the Medium Density Alternative would generate 462 elementary students which is slightly less Page 280 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 55 than the 500-student elementary school standard. None of the alternatives would generate the direct need for either a Middle School or a High School, but would increase the general need. Table 18 – Student Enrollment School Type Enrollment % Students per 1,000 Population Students Preferred Alternative Med. Density Alternative Elementary School 9,940 57% 134 609 462 Middle School 2,540 15% 34 156 118 High School 4,904 28% 66 301 228 Total 17,384 100% 235 1,066 809 Source: Land Strategies 6.6.3 Mitigation Measures Potential mitigation measures include: • Meet City and State building code requirements related to fire safety; • Provide adequate street access for emergency equipment; • Provide visual access to park and open space facilities; • Police, fire and other public services, including schools, may be mitigated through the increased tax base. • Mitigation fees for school construction. 6.7 Parks and Recreation 6.7.1 Affected Environment Pasco adopted in 2016 a Park and Recreation Plan. This Plan: “[E]stablishes policies for park and recreation services and urban forestry practice, and it identifies parks and recreation facility needs for City of Pasco” (Parks, Recreation and Forestry Plan, Pasco of Pasco).” Page 281 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 56 The Plan identifies one existing neighborhood park to the north of the amendment site (Kurtzman Park) that could serve a small portion of the amendment site, and a Regional State Park (Sacajawea) to the southeast. In addition, the plan identifies the Sacajawea Trail that runs along the waterfront that intersects with a Pasco defined bike and pedestrian path that abuts the amendment area. The Plan also establishes standards for future parks based on projected population (see Table 19, below), identifies the standard for each park type. Pasco also budgeted in the CIP to construct a 28-acre multi-use sports complex immediately west of the site. Construction of Phase 1, which includes 3 soccer/multiuse fields, is scheduled to begin in 2022. The final project will include up to 10 multiuse sports fields. Pasco’s 2019 Parks and Recreation Plan also described each park type: “Neighborhood parks include a playground and park designed primarily for non- supervised, non-organized recreation activities. In Pasco, they are generally small (3-7 acres) and serve a radius of approximately one-half mile. At average residential densities, this amounts to about 5,000 to 7,500 residents. Since these parks are located within walking and bicycling distance of most users, the activities they offer become a daily pastime for neighborhood children. While it is not necessarily the rule, neighborhood parks sometimes provide space for organized community events. A few examples include Island Park, Richardson Park, and Centennial Park. Community Park facilities are generally designed for organized activities and sports, although individual and family activities are encouraged. Community parks can provide indoor facilities to meet a wider range of recreation interests. A community park can also serve the function of neighborhood parks, although community parks serve a much larger area and offer more facilities. Their service area is about a one-mile radius and will support a population of approximately 12,000 – 15,000 persons depending upon its size and nature of its facilities. They require more support facilities including parking, rest rooms, and covered play areas. They usually exceed 20 acres in size and often have sport fields or similar facilities as the central focus of the park. Memorial Park fulfills the needs of a community park in Pasco. Page 282 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 57 Large urban parks, like Chiawana Park, are designed to serve the entire community. They are like a community park but much larger. They provide a wide variety of specialized facilities such as large picnic areas, water related activities, indoor recreation facilities, and sports fields. They require more support facilities such as parking, rest rooms, and play areas because of their size and facilities offered. They usually exceed 50 acres in size and should be designed to accommodate many people. Regional parks are large recreational areas that serve an entire Pasco or region. They can be large and often include one specific use or feature. If possible, they should be developed around a unique or significant resource to emphasize regional recreation interest. These types of park areas are found nearby and include Sacajawea State Park, Columbia Park (Pasco of Kennewick), and Howard Amon Park (Pasco of Richland). These parks offer riverfront and boating facilities as well as other passive recreation opportunities and are within a short travel time for Pasco residents. Linear parks are land areas that generally follow a drainage corridor, ravine, or some other elongated feature such as a power line or railroad right-of-way. This type of park area often contains various levels/types of trail systems and sometimes includes greenbelts. Pathways and trails are designed to provide walking, bicycling, and other nonmotorized means for linking various parts of the community and connecting parks to residential areas. Trails provide recreation-oriented bicycle and walking opportunities utilizing canals, drainage corridors, easements, and other publicly accessible facilities. The trail system includes unpaved foot trails used for walking, hiking, mountain bike riding and horseback riding, and paved multi-use bicycle trails designed for bicycle riding, walking and hiking. The system can consist of both off-street and on-street trail segments. Many off-street segments already exist along the waterfront and Interstate 182.” (Bolding added for emphasis). The Plan also indicates the ½-mile service areas for each park in Pasco. 6.7.2 Potential Impacts Both the Preferred Alternative and the Medium Density Alternative would impact existi ng park and recreation facilities. As noted above, the Pasco Park and Recreation Plan establishes standards Page 283 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 58 for each park type. Table 19 identifies these standards and indicates the relative impact of each of these alternatives. The No-Action Alternative will not provide park space, nor directly create the need for additional park space. Page 284 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 59 Table 19 – Pasco Park Standards Type 2006 Adopted Standard (Pasco Parks Plan) Preferred Alternative Medium Density Alternative Facilities Required Acres Facilities Required Acres Neighborhood Parks 3-7 Acre Standard 2.00 acres/1,000 population 1 4.5 1 3.4 Community Parks 20+ Acre Standard 2.10 acres/1,000 population 0 9.5 0 7.2 Large Urban Parks 2.99 acres/1,000 population 0 13 0 10.3 Regional Parks No Adopted Standard 8.93 acres/1,000 population n/a n/a n/a n/a Linear Park No Adopted Standard 1.56 acres/1,000 population n/a n/a n/a n/a Softball Fields 1 field per 3,000 population 1 n/a 1 n/a Youth Baseball 1 field per 2,000 population 1 n/a 1 n/a Soccer Fields 1 field per 2,000 population 2 n/a 1 n/a Tennis Courts 1 court per 1,500 population 3 n/a 2 n/a Trails (8” wide) 0.50 miles per 1,000 population 2.2 n/a 1.6 n/a Source: Pasco Parks, Land Strategies 6.7.3 Mitigation Measures Specific mitigation measures would be identified at the time of subdivision approval and will depend on the proponents proposed design for the property. In general, mitigation for all the action alternatives would be similar and include: • Implement Pasco Park and Recreation Plan Goals and Policies; • Implement Pasco Comprehensive Plan Goals and Policies, including: Page 285 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 60 o LU-2-C Policy: Ensure that adequate public services are provided in a reasonable time frame for new developments. o LU-2-D Policy: Encourage the use of buffers or transition zones between non- compatible land uses. o LU-3-A Policy: Design major streets, schools, parks, and other public facilities that will encourage the individual identities of neighborhoods. o LU-3-C Policy: Ensure all developments include appropriate landscaping and screening, as required by adopted regulations and guidelines. o ED-3-C Policy: Provide appropriate access through a combination of pathways, sidewalks, non-motorized travel lanes and parking. o CF-1-B Policy: Encourage public participation in defining the need for, the proposed location of, and the design of public facilities such as parks, ball fields, pedestrian and bicycle corridors, and street and utility extensions and improvements. o CF-3-A Policy: Assure land development proposals provide land and/or facilities or other mitigation measures to address impacts on traffic, parks, recreational facilities, schools, and pedestrian and bicycle trails. o CF-5. Goal: in conjunction with the county, provide parks, greenways, trails, and recreation facilities throughout the UGA. • Develop a system of interconnected parks, recreation facilities, bike and pedestrian trails, gathering and meeting spaces, school facilities, retail spaces, and workspaces in order to facilitate the Vision of a walkable “New Urban” community. 6.8 Environmental Health 6.8.1 Affected Environment The Amendment area is currently vacant. The areas to the west and southwest are also vacant (except for a railroad spur to the south). The area directly east is currently under construction for Page 286 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 61 two major distribution centers. The area to the north contains a mix of residential, and commercial uses. There is an existing residential mobile home park (Lakeview) located 2/3 of a mile to the southeast of the project area. While not currently constructed, the City of Pasco has funded and is scheduled to construct Phase 1 of a 28-acre sports complex in the industrial area off East A Street. This sports complex is located at the southeast corner East A St. and S. Elm Ave. Construction of Phase 1 is scheduled to begin sometime in 2022; therefore, the sports complex should be an existing feature in late 2022. 6.8.2 Potential Impacts If approved, depending on the size, location and types of uses permitted, these uses could be exposed to environmental impacts from other industrial use in the area through increased exposure to chemicals, risk of fire, run-off from the storage of hazardous wastes, odor and decreases in air quality, noise and visual blight. Currently most of these nearby industrial areas are Zoned I-1, which limits the types of industrial uses that can be developed and would likely have less impact on the proposed amendment area. If approved, potential environmental health impacts from the amendment area include increased runoff, construction noise, air-quality reduction from increased traffic, and increased traffic congestion. Under the No-Action Alternative, depending on the specific industry developed on the site, impacts to adjacent residences and adjacent industries could be significant without mitigation. These could include increased exposure to chemicals, risk of fire, run-off from the storage of hazardous wastes, odor and decreases in air quality, noise and visual blight. 6.8.3 Mitigation Measures Potential mitigation measures for all the alternatives depend on the specific uses allowed, their location and mitigation measures required at the time of approval by Pasco. Potential mitigation includes: • Assure the construction of the sound barrier wall along their eastern property boundary agreed to by the distribution center. Page 287 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 62 o Mitigate impacts from adjacent industrial uses through adoption of mitigation measures during construction and operation, and through the adoption of the Goals and Policies of Pasco Comprehensive Plan, including: o LU-2-D Policy: Encourage the use of buffers or transition zones between non- compatible land uses. o LU-3-C Policy: Ensure all developments include appropriate landscaping and screening, as required by adopted regulations and guidelines. o ED-3. Goal: Maintain development standards and design guidelines to ensure that commercial and industrial developments are good neighbors o ED-3-A Policy: Enhance compatibility of commercial and industrial development with residential and mixed-use neighborhoods with appropriate landscaping, screening, building and design standards, o ED-3-B Policy: Ensure outdoor illumination and signage of businesses have a positive impact and are compatible with neighborhood standards. o ED-3-C Policy: Provide appropriate access through a combination of pathways, sidewalks, non-motorized travel lanes and parking. o ED-3-D Policy: Require businesses and buildings in and adjacent to the Central Business District to conform to established development standards. • Apply mitigation measures to reduce run-off, construction noise, traffic congestion and air- quality based on existing Pasco codes, standards and SEPA policies. • Create a "New Urbanism" community with open spaces and buffers to reduce impacts from adjacent industrial from visual blight, noise, runoff and odor (See Land Use, Section 6.4). 50'+/-15'+/- 3 :1 S lo p e Drought Tolerant Landscaping Masonary Wall 10'-15' High Property line Varies 15' Distribution Center Property Page 288 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 63 • Fence areas abutting industrial property with concrete block wall or other sound and visual obscuring fencing material. 6.9 Transportation 6.9.1 Affected Environment The New Heritage site does not have existing roadways within the proposed 196.31-acre development area. The key roadways to serve this site are: “A” Street – a minor east-west arterial adjacent to the site along the northern boundary; Heritage Blvd – a local north-south roadway between A Street and US 12 which is designated in the Comprehensive Plan as a future principal arterial; and US 12/I-182 – An east-west expressway that crosses the Columbia River to the west connecting with Benton County and Interstate I-82, and crossing the Snake River to the east connecting to Walla Walla. (See Figure 7, Pasco Street System). There is also a railroad spur to the South which, currently, does not serve any of the adjacent industries. In addition to roadways that serve New Heritage, the site also has multi-modal opportunities. • Benton Franklin Transit provides fixed route and on demand transit service to the City of Pasco and the Tri-Cities area. In the vicinity of the New Heritage Site, service is provided by Routes 64 and 65, each providing service every half hour throughout the day. Routes 64 and 65 have stops on “A” Street. Both routes provide transfer opportunities at the 22nd Avenue Transit Center. • Bike and Pedestrian - The City of Pasco has a network of facilities that serve bicycle and pedestrian needs. In the vicinity of the proposed New Heritage Site, “A” Street has a sidewalk on the north side from Wehe Avenue to East 40th AvenueRoad 40 East. It also has bike lanes in each direction and a 9’ wide pathway on the south side from Elm Street to Road 40 East 40th Avenue. Page 289 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 64 Figure 7 – Pasco Street Systems 6.9.2 Potential Impacts All alternatives will increase the demands on transportation and transit facilities, along with the need for additional non-motorized facilities such as trails and bikeways. These facilities will be integrated into the development alternatives and will provide opportunities for recreational, and commuter uses. Alternative 1: Preferred Alternative The Preferred Alternative includes a variety of land uses with both multi-family units as well as single family residential units, retail and office space. For the purposes of this analysis, a mixture of office space, business park, and retail in the form of restaurants, grocery and other neighborhood shopping were evaluated and estimated to generate approximately 1,3151314 PM peak hour external trips with 57% of trips inbound to the site. (See details in Appendix 3). Page 290 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 65 A planning level analysis was performed of the resulting traffic volumes, similar to the analysis performed for the preparation of the Transportation Element of the Comprehensive Plan with respect to V/C ratios and intersection planning level analysis. This analysis was done by adding traffic to the roadway network anticipated to be generated by the two adjacent warehouses being constructed to the east, since they were not included in the Comprehensive Plan analysis, as well as the 1315 1314 PM peak hour trips generated by the Preferred Alternative. Trips were distributed using existing traffic patterns (Details are included in Appendix 3). The analysis resulted in 16 intersections currently STOP controlled that would likely require improvements in order to achieve acceptable LOS, 12 of these intersections were identified as likely needing improvements in the Comprehensive Plan. There are also 13 existing traffic signals that would need improvements, 10 of which were identified in the Comprehensive Plan. Potential improvements to the eastbound off ramp and westbound on ramp at the US 12/Lewis Street interchange may also be needed. One existing roundabout may also need improvements, and is also identified in the Comprehensive Plan. Page 291 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 66 Figure 8 – Preferred Alternative Intersection Control Evaluation Page 292 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 67 Figure 9 – Preferred Alternative Roadway Volume to Capacity Ratios Page 293 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 68 Alternative 2: Medium Density Alternative Under the Medium Density Alternative, a variety of land uses are also proposed including single and multi-family residential and a mixture of office space, business park, as retail in the form of restaurants, grocery and other neighborhood shopping, although at a lesser density than the Preferred Alternative. This alternative is estimated to generate approximately 1,1401,138 external trips with 5658% of trips inbound to the site. A similar evaluation as the Preferred Alternative was performed with respect to V/C ratios and intersection planning level analysis. The analysis identifies that the same 16 unsignalized intersections and 13 signalized intersections would likely need improvements along with US 12 ramps to/from the west at the Lewis Street interchange and improvements to an existing roundabout. Page 294 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 69 Alternative 3: No-Action Alternative The City’s Comprehensive Plan does not specify industrial land uses for the proposed amendment site. The zoning for the site is I-1 along “A” Street and I-2 for the rest of the Heritage site (see section 6.4.1 for details on uses allowed in these zones). Similar sites within this area and zoning classification have been primarily developed as warehousing and food processing, although it is possible, under the current zoning, for the property to be developed for a wide range of other uses. The traffic model prepared by the Benton Franklin Council of Governments and used by the City of Pasco in preparing its Comprehensive Plan, did not include any development for this site during the 20-year planning period, nor for the two large warehouses being constructed immediately to the east. This means that the potential uses could range from vacant to any allowable use under the City’s Zoning Code, other than residential. Given this wide range of potential development, some reasonable basis for evaluating the traffic impacts resulting from the No Action Alternative, had to be developed. To do this, an assumption had to be made that if there were a change in the market, the site could be developed in uses identified in the Institute of Transportation Engineers (ITE) Trip Generation Manual as General Light Industrial. Based on this assumption, the No-Action Alternative could result in approximately 1,2351,237 peak hour trips with 13% inbound and 87% outbound. A planning level analysis of these traffic volumes, similar to the analysis performed for the Preferred Alternative and the Transportation Element of the Comprehensive Plan, resulted in traffic impacts higher than shown in the Comprehensive Plan, but lower than what could be expected to result from the most traffic impactive land uses allowed under the Zoning Code. The results of the No Action Alternative analysis indicates that the westbound on ramp to US 12 from Lewis Street will have a V/C ratio greater than 1.0, with the eastbound off-ramp at 0.95 volume to capacity ratio. The results of the intersection analysis indicate there would be 13 intersections with STOP control that would need improvements (4 more than the Comprehensive Plan), two of which are on “A” Street. There are also 13 intersections with traffic signals that would need improvements as well, this being three more than the Comprehensive Plan. One roundabout is also identified as likely needing improvements. Important in all this evaluation is that such a large percentage of the trips are going away from the Heritage site since the primary activity there is employment. Page 295 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 70 Table 20 – Comparison of Trip Generation Trip Type Preferred Alternative Mixed UseMedium Density Alternative No-Action Alternative Inbound 867 738 175 Outbound 660 5835 1170 Less Internal 213 185 108 Total External Trips 13341314 1138 1237 6.9.3 Mitigation Measures Preferred Alternative and Medium Intensity Density Alternative Using the planning level methodology that was used in the preparation of the Comprehensive Plan as described in Appendix 3, the impacts related to the future development of the site under both the Preferred Alternative and the Medium Density Alternative are similar to those of the No-Action Alternative and are summarized in Table 21 below. The analysis described in Appendix 3 does not account for specific trips between the Heritage site and the two large distribution facilities being constructed or other industries nearby, so it is conservatively high on trips further away from the site. Given that workers at these facilities will have additional housing nearby, the impact on the roadway system may be less than those identified for the No Action scenario. The planning methodology used here identifies locations where improvements may be needed. It is logical to expect that when more detail is provided on a future development proposal, and more detailed traffic operations analysis is undertaken, that slightly different mitigation would be required for scenarios that add either more or less trips to the roadway network. Specific mitigation measures to assure concurrency would be identified at the time of approval of the Land Subdivision and Concomitant Agreement. Future mitigation with respect to transportation facilities will be determined through the preparation of a Traffic Impact Analysis if this Comprehensive Plan Amendment request is approved. At the time of application it should be determined which intersections are appropriate for evaluation based on the more detailed development proposal submitted at that time. Page 296 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 71 No Action Alternative The Regional Travel Demand Model used for preparation of the Transportation Element of the Comprehensive Plan did not include development on the New Heritage site during the planning period. Nor did the Regional model include traffic associated with the two large distribution facilities being constructed to the east. Because of this, the No-Action Alternative, based on the traffic evaluation included in Appendix 3, indicates that any future industrial development of the New Heritage site under the No-Action Alternative would require additional traffic improvements beyond the mitigation identified in the Comprehensive Plan. What transportation improvements would actually be required under the No-Action Alternative depends on what specific development is being proposed, although it is likely that the requirement would be at least as much as those required under either the Preferred Alternative or the Medium Density Alternative for these reasons: one, it generates more trips; two, the directional split of inbound and outbound trips is highly directional; and three, very few trips are absorbed internally to the site because of the lack of complementary land uses associated with the industrial land uses allowed. Table 21 – Comparison of Traffic Mitigation Potential Improvement Type Preferred Alternative Mixed UseMedium Density Alternative No-Action Alternative Comprehensive Plan Two-Way or All-Way Stop Intersection upgrade 16 16 16 12 Traffic Signal Intersection Upgrade 13 13 13 10 Roundabout Upgrade 1 1 1 1 Potential US 12 ramp improvements WB on, EB off WB on, EB off WB on None Examining Table 21 shows that the anticipated mitigation for the Preferred Alternative is the same as for both the Medium Density Alternative as well as the No Action Alternative. Each of the alternatives identifies the following intersections as potentially needing improvements beyond those intersection identified in the Comprehensive Plan: Page 297 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 72 1) Four existing Stop-Controlled intersections may need to be signalized, including: Lewis Street/US 12 eastbound ramps, “A” Street/Cedar Street (one of the accesses to the New Heritage site), “A” Street/1st Street and Sylvester Street/US 395 ramp. 2) Three existing signalized intersections may need additional lanes: Court Street/US 395 northbound ramps, Court Street/US 395 southbound ramps, “A” Street/4th Avenue. 3) The US 12 westbound may need improvements under all three scenarios and the westbound ramps may need improvements under the preferred alternative and the medium intensity alternative. Although the results are very similar at a planning level it should be noted that specific improvements at intersections are not identified and that more detailed evaluation would need to be performed as more detailed proposals are brought forward and more information is available. In fact, it would appear that several of the above listed potential intersections for improvements may be near the threshold of needing mitigation (given that they change between the Comprehensive Plan analysis and the No-Action analysis). Depending on the actual development proposal if the Comprehensive Plan amendment is approved they may or may not need to be evaluated and should be determined at that time In addition, the City of Pasco Comprehensive Plan EIS identified the following specific mitigation measures which are incorporated here by reference and should be employed to reduce impacts to the transportation network: • The City will implement travel demand management methodologies identified in the City of Pasco Draft Comprehensive Plan (2020b) to limit and manage the demand on and access to the major facilities of I-182 and US 395. • During construction, the City will work with its development applicants to oversee that appropriate coordination with affected agencies and property owners occurs upon future development. This includes providing appropriate public notification and detour routes upon development of its own projects. • During construction, the City could require construction management plans at the time of development to reduce potential short‐term impacts. Page 298 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 73 • To accommodate future population growth projections, the City has planned a roadway network to serve developing areas, and many of the improvements will be paid for by private development. Identified improvements to transportation networks are described further in the City of Pasco Draft Comprehensive Plan Volume 2 (Oneza & Associates 2020). • The City will cooperate with the RTPO and Benton-Franklin Council of Governments for levels of service. • The City should consider multi‐modal needs in new corridors and in street standards for when new roadway facilities are constructed. • Implement the City of Pasco adopted Ordinance No. 3821 establishing concurrency procedures for transportation facilities in conjunction with new development. • Implement land use compatibility that generates traffic along roads with adequate capacity. • City’s allocates $249M budget for Capital improvements in 2020-2025. About $48M of this would be spent on transportation improvements. • Various long term and short term improvements are identified in Table T-10 and T-11 in the Comprehensive Plan Volume II. • City will continue to require the traffic impact fees from future developments that will be used for future road and other improvements • Development should be consistent with the goals and policies of the Comprehensive Plan. Page 299 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 74 7 Heritage Conservation 7.1 Affected Environment The Heritage amendment area is currently undeveloped. The site has historically been identified as industrial and portions of the original site are currently being developed for warehouse and distribution. There is no indication above ground of any historical sites or structures. The Pasco Comprehensive Plan EIS provides historical information related to Tribal settlement and is included here by reference. 7.2 Potential Impacts If archaeological or historical materials are found, either under both the Preferred Alternative or the Medium Density Alternative, future development could disturb or destroy such materials. Under the No Action alternative, industrial activities could also impact archaeological materials. 7.3 Mitigation Measures Any future development proposal will require further SEPA review. At that time, in the event that archaeological or historical materials are discovered during future projects activities, work in the immediate vicinity should be discontinued, the area secured and concerned tribes and the Office of Archaeology and Historic Preservation notified. In addition, the follow policies have been identified in the Pasco Comprehensive Plan EIS: • LU-8 Goal: Encourage the restoration and rehabilitation of historic buildings and sites. • LU-8-A Policy: Allow adaptive re-uses in historic structures. • Franklin County Countywide Planning Policies Historic Preservation: Identify and encourage the preservation of land sites and structures that have historical or archaeological significance. In addition: The City should comply with applicable laws and regulations regarding impacts to cultural resources. Section 106, Executive Order 05-05, and RCW 27.53, among others, require impacts to cultural resources be mitigated. Mitigation is developed on a project-by-project basis, in consultation with Native American tribes, the Department of Archaeology and Historic Preservation, and other interested parties. Page 300 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 75 Appendix 1 City of Pasco Determination of Significance and Scoping Notice Page 301 of 461 Page 302 of 461 Page 303 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 76 Appendix 2 Public Comments Received from Scoping Notice Page 304 of 461 From:Garza, Arnie To:Andrew Hattori Subject:RE: SEPA Checklist & DS/Scoping Notice - Broetje Orchards CPA/New Heritage (City of Pasco) - SEPA2022-038 Date:Wednesday, June 8, 2022 6:28:20 AM Attachments:image001.png [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.] Andrew we have a 6” main gas line on the South side of E A Street and can get the customer gas if he would like. From: Andrew Hattori <hattoria@pasco-wa.gov> Sent: Tuesday, June 7, 2022 4:48 PM Subject: SEPA Checklist & DS/Scoping Notice - Broetje Orchards CPA/New Heritage (City of Pasco) - SEPA2022-038 ** WARNING: EXTERNAL SENDER. NEVER click links or open attachments without positive sender verification of purpose. DO NOT provide your user ID or password on sites or forms linked from this email. ** All, Please see attached SEPA Checklist and DS/Scoping Notice (SEPA2022-038) for the proposed Broetje Orchards CPA/New Heritage Comprehensive Plan Amendment. The applicant has applied for an amendment to the Future Land Use Map of the 2018-2038 Pasco Comprehensive Plan, to change a parcel’s designation from Industrial Land Use to Mixed Residential Commercial Land Use with a total combined site area (parcel) of approximately 197 acres. The proposal is located on Parcels #112- 470-014, #112-430-012, #112-430-021, #112-462-078, and #112-462-096 in Pasco, WA. Please submit comments for the DS/Scoping Notice by June 28, 2022. Thank you, Capture Andrew Hattori Planner I 525 N. 3rd Avenue 1st Floor Pasco, WA 99301 NOTE NEW PHONE NUMBER (509) 544-4146 hattoria@pasco-wa.gov Page 305 of 461 From:Arrow Coyote To:Andrew Hattori Cc:Sydney.Hanson@dahp.wa.gov; Guy Moura Subject:Re: SEPA Checklist & DS/Scoping Notice - Broetje Orchards CPA/New Heritage (City of Pasco) - SEPA2022-038 Date:Monday, June 27, 2022 9:29:22 AM Attachments:image001.png [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.] RE: SEPA2022-038 - Scoping Notice Broetje Orchards CPA/New Heritage Location: properties are located south of East "A" Street and West of South Rd 40 E (Parcel # #112- 470-014, #112-430-012, #112-430-021, #112-462-078, and #112-462-096) in Pasco, WA.; 9N/30E/Sec. 34 Please be advised your proposed undertaking lies within the traditional territory of the Palus Tribe. The Palus Tribe is a constituent member of and represented by the Confederated Tribes of the Colville Reservation [Colville Confederated Tribes (CCT)]. The CCT is governed by the Colville Business Council (CBC). The CBC delegated to the Tribal Historic Preservation Officer (THPO) the responsibility of representing the CCT with regards to cultural resources management issues throughout these traditional territories of our constituent tribes under Resolution 1996-29. This area includes most of eastern Washington, parts of northeastern Oregon, south central British Columbia, and parts of north central Idaho. In 1996, the CCT also entered into an agreement with the National Park Service to assume state historic preservation officer responsibilities as outlined in Section 101 (d) (2) of the National Historic Preservation Act. The assumption agreement explicitly tasks the Tribal Historic Preservation Officer (THPO), to advise and assist Federal and State agencies and local governments in carrying out their historic preservation responsibilities and for the CCT to carry out their responsibilities for review of federal undertakings regarding cultural resources matters. The project entails an amendment to the Future Land Use Map of the 2018-2038 Pasco Comprehensive Plan, to change a parcel’s designation from Industrial Land Use to Mixed Residential Commercial Land Use with a total combined site area (parcel) of approximately 197 acres. There are a few sites and surveys in the section, but it is unknown if these are located in the project area. There is insufficient data to assess impacts of this project on cultural resources. Therefore, we request a letter from DAHP with an assessment of the cultural resources within the APE, and/or an archaeological assessment or investigation be conducted in the project APE and the resulting report be sent for review prior to the commencement of the project. On Tue, Jun 7, 2022 at 4:48 PM Andrew Hattori <hattoria@pasco-wa.gov> wrote: All, Please see attached SEPA Checklist and DS/Scoping Notice (SEPA2022-038) for the Page 306 of 461 proposed Broetje Orchards CPA/New Heritage Comprehensive Plan Amendment. The applicant has applied for an amendment to the Future Land Use Map of the 2018-2038 Pasco Comprehensive Plan, to change a parcel’s designation from Industrial Land Use to Mixed Residential Commercial Land Use with a total combined site area (parcel) of approximately 197 acres. The proposal is located on Parcels #112-470-014, #112-430-012, #112-430-021, #112-462-078, and #112-462-096 in Pasco, WA. Please submit comments for the DS/Scoping Notice by June 28, 2022. Thank you, Capture Andrew Hattori Planner I 525 N. 3rd Avenue 1st Floor Pasco, WA 99301 NOTE NEW PHONE NUMBER (509) 544-4146 hattoria@pasco-wa.gov -- Arrow Coyote, Archaeologist History/Archaeology Program Confederated Tribes of the Colville Reservation 21 Colville Street Nespelem, WA. 99155 509-634-2736 office 509-634-1280 cell arrow.coyote@colvilletribes.com Page 307 of 461 STATE OF WASHINGTON DEPARTMENT OF ECOLOGY Eastern Region Office 4601 North Monroe St., Spokane, WA 99205-1295 • 509-329-3400 June 27, 2022 Andrew Hattori Planner I City of Pasco PO Box 293 Pasco, WA 99301 Re: Broetje Orchards CPA / New Heritage File: SEPA2022-038, CPA2022-003 Dear Andrew Hattori: Thank you for the opportunity to comment on the Notice of Application and anticipated Determination of Nonsignificance regarding the Broetje Orchards CPA / New Heritage project (Proponent: Broetje Orchards LLC). After reviewing the documents, the Department of Ecology (Ecology) submits the following comments: Water Quality Program-Shannon Adams (509) 329-3610 This SEPA stated it was a non-project action. However, methods for erosion control were described. Therefore, future construction activities may require coverage under the Construction Stormwater General Permit. For more information or technical assistance, please contact Shannon Adams at (509) 329- 3610 or via email at Shannon.Adams@ecy.wa.gov. State Environmental Policy Act (SEPA)-Cindy Anderson (509) 655-1541 Ecology bases comments upon information submitted for review. As such, comments made do not constitute an exhaustive list of the various authorizations you may need to obtain, nor legal requirements you may need to fulfill in order to carry out the proposed action. Applicants should remain in touch with their Local Responsible Officials or Planners for additional guidance. For information on the SEPA Process, please contact Cindy Anderson at (509) 655-1541 or via email at Cindy.Anderson@ecy.wa.gov. To receive more guidance on or to respond to the comments made by Ecology, please contact the appropriate staff listed above at the phone number or email provided. Department of Ecology Eastern Regional Office (Ecology File: 202202883) Page 308 of 461 From:John Burn To:Andrew Hattori Subject:RE: SEPA Checklist & DS/Scoping Notice - Broetje Orchards CPA/New Heritage (City of Pasco) - SEPA2022-038 Date:Friday, June 10, 2022 2:01:57 PM Attachments:image001.png [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.] Andrew, No comments John Burns Operations Manager FCID#1 From: Andrew Hattori <hattoria@pasco-wa.gov> Sent: Tuesday, June 07, 2022 4:48 PM Subject: SEPA Checklist & DS/Scoping Notice - Broetje Orchards CPA/New Heritage (City of Pasco) - SEPA2022-038 All, Please see attached SEPA Checklist and DS/Scoping Notice (SEPA2022-038) for the proposed Broetje Orchards CPA/New Heritage Comprehensive Plan Amendment. The applicant has applied for an amendment to the Future Land Use Map of the 2018-2038 Pasco Comprehensive Plan, to change a parcel’s designation from Industrial Land Use to Mixed Residential Commercial Land Use with a total combined site area (parcel) of approximately 197 acres. The proposal is located on Parcels #112- 470-014, #112-430-012, #112-430-021, #112-462-078, and #112-462-096 in Pasco, WA. Please submit comments for the DS/Scoping Notice by June 28, 2022. Thank you, Capture Andrew Hattori Planner I 525 N. 3rd Avenue 1st Floor Pasco, WA 99301 NOTE NEW PHONE NUMBER (509) 544-4146 hattoria@pasco-wa.gov Page 309 of 461 https://wsdot-my.sharepoint.com/personal/gonsetp_wsdot_wa_gov/Documents/desktop/Pasco Broetje DS_Scoping comments.docx June 27, 2022 City of Pasco Community Development Department P. O. Box 293 Pasco, WA 99301 Attention: Jacob Gonzalez, Planning Manager Subject: Determination of Significance and Scoping Notice for the Proposed Broetje Orchards CPA/New Heritage; CPA2002-003, SEPA20220038 We have reviewed the Determination of Significance and Scoping Notice by the City of Pasco for the proposed comprehensive plan amendment for the New Heritage development. We have the following comments. The Determination of Significance and Scoping Notice identifies three alternatives and we conclude that all alternatives will have potential negative impacts to the state transportation system which includes Interstates 182, and US Highways 12 and 395 in the vicinity. In the application materials, specifically SEPA2022-038 Supplemental Report by JUB, several Land Use and Transportation Goals only list the local system but not state highways, which should be included in further technical reports and analyses. The analysis also excludes discussion of the US 12/East A Street intersection. The Environmental Impact Statement will need to complete a land capacity and traffic analysis for both the current and future conditions for each alternative. The analysis needs to include the state transportation system as part of the study. The current and future traffic analysis must not include any improvements to the state system without agreement from WSDOT. Page 310 of 461 City of Pasco SEPA Determination and Scoping Notice – New Heritage Page 2 We support your efforts and look forward to continued discussions. Thank you again for the opportunity to participate and provide comments. If you have any questions regarding these comments, please contact Debi Freudenthal at FreudeD@wsdot.wa.gov or (509) 577-1633. Sincerely, Paul Gonseth, P.E. Planning Engineer PG: df Page 311 of 461 1761 GEORGE WASHINGTON WAY UNIT 347 RICHLAND, WA 99344 ROJO Venture, L.L.C. October 17,2022 Jacob Gonzales, Planning Manager City of Pasco, Community and Economic Development Department P.O. Box 293 Pasco, WA 99301 Dear Mr. Gonzales, Re: CPA 2022-003/SEPA ROJO Venture is the owner of +/-20 acres along East A Street immediately adjacent to the east boundary of the proposed project and we will be directly impacted by any action. ROJO Venture is opposed to the proposed Comprehensive Plan amendment. ROJO Venture, LLC offers the following comments. • The project proposed is bordered on 3 sides by Industrial zoning and the North side, East A Street is the main truck route access to the Industrial zone o East- ROJO Ventures with existing Industrial zone businesses in place and the new Amazon distribution centers o South- Industrial with recently constructed rail access o West- Industrial, City owned (proposed athletic facility) o North- East A Street Arterial • The DEIS does not include 2 large tracts to the South of the proposal area that are under common ownership with the proposal area. Common control should be addressed by the DEIS. These parcels should be included Page 312 of 461 2 in the DEIS area if they may be added later. Or, the current zoning should be reinforced, and buffer requirements addressed. • Approval of the proposal creates a Spot or Island zone surrounded by Industrial activity creating areas of incompatible zone interaction that will have to be mitigated. • The change of zoning immediately adjacent to our Light Industrial zoned property significantly affects the development potential by forcing new development requirements on our property (copied below from page 39 of DEIS) o Parking lots within 500 feet of a C-2 district boundary, provided such lots are paved and the development complies with the landscape and fencing requirements of the C-1 district, as enumerated in PMC 25.85.020(13). [Ord. 4110 § 23, 2013; Ord. 3354 § 2, 1999; Code 1970§ 25.52.020. • East A Street is the only access designated in the proposal to access the proposed Residential and Commercial area emergency access to the area needs to be addressed should East A Street become blocked. The potential blockage is greater with the Industrial access route and of significant consequence with the proposed school. • The developer has designated nearly 10% of the project area for schools but the school development is optional to other parties. In the event the school district does not develop the school the designated area reverts to the base development; therefore traffic, services and other studies should address the impacts both with and without schools. • The City of Pasco needs to review the compatibility of their planned sports complex with the proposed Residential zone. A case in point is a similar project in Spokane, WA that is being opposed by residents in the area o glen rose sports complex Spokane o Glenrose Community Association -Sports Complex (glenroseassociation.org) Page 313 of 461 3 Mr. Gonzales, while we are generally pro development and growth, we want to encourage you to consider all the potential impact that the proposed development may have on the community in general and the neighboring properties. On behalf of the members of ROJO Ventures, LLC, Polly Frisby, Karen Walton and myself we thank you for your time and consideration. Sincerely, John Hjaltalin Page 314 of 461 Page 315 of 461 Page 316 of 461 Page 317 of 461 Page 318 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 77 Appendix 3 Traffic Analysis Page 319 of 461 30-19-079/New Heritage Appendix 3 - Traffic Analysis P a g e | 1 APPENDIX 3 NEW HERITAGE SITE COMPREHENSIVE PLAN AMENDMENT ENVIRONMENTAL IMPACT STATEMENT TRAFFIC ANALYSIS EXISTING CONDITIONS There are no existing roadways on the proposed Amendment area site itself. There is a network of functionally classified streets that serve the area around the site, as shown in Figure 3-1 below, which also shows the location of traffic signals in this portion of the city. FIGURE 3 -1. EXISTING ROADWAY NETWORK AND TRAFFIC CONTROL Note: intersections without a symbol are Two-Way Stop Controlled. Page 320 of 461 2 Key roadways that provide primary access to the site includes: • “A” Street - Adjacent to the site along the northern boundary is “A” Street, an east-west minor arterial that has two lanes west of 20th Avenue, four lanes from 20th Avenue to Elm Street, five lanes from Elm Street to Heritage Blvd along the northern boundary of the site, three lanes from Heritage Blvd to East 40th StreetRoad 40 East and two lanes from 40th Street to US 12. There are three traffic signals on “A” Street where it crosses other principal arterial roadways at Oregon Ave (SR 397), 4th Avenue and 10th Avenue. • Heritage Blvd – is a two lane north-south local road with limited access between “A” Street and US 12 with no stops. It is designated to become a principal arterial in the Comprehensive Plan. • US 12/I-182 – US 12 is designated an east-west expressway with two lanes in each direction as it comes west across the Snake River. West of a grade separated interchange at Lewis Street it becomes coincident with Interstate 182, continuing west through Pasco and into Benton County. It widens to three lanes in each direction west of US 395. With respect to existing traffic operations, results from the Comprehensive Plan are discussed here. Traffic volumes for roadway segments were collected by the Benton Franklin Council of Governments (BFCOG) in 2018 were reviewed and evaluated at a planning level for both roadway segments and intersection Levels of Service to identify potential areas of concern that may not meet city standards. Capacities from the regional model were also used for each roadway, generally the capacities used were 800 vehicles per lane plus 300 when a local roadway has a two- way left-turn lane or left turn lanes at intersections, with the capacity of freeway lanes being 1700. . The resulting roadway network volume to capacity ratios (V/C) were calculated. V/C <0.60 typically provides Level of Service (LOS) A, V/C between 0.60 and 0.70 LOS B, V/C between 0.70 and 0.80 LOS C, V/C between 0.80 and 0.90 LOS D, V/C between 0.90 and 1.0 LOS E and V/C > 1.0 LOS F. : Level of Service Standards adopted by the City of Pasco and the Benton Franklin Council of Governments are LOS “D” for urban roadways and intersections. Intersection approach volumes were also examined using a planning level methodology and evaluated for two conditions. First, whether stop control is adequate when comparing major street Page 321 of 461 3 and minor street traffic volumes, comparing to Exhibit 10-15a table included in from the Highway Capacity Manual (Intersection Control Type and Peak-Hour Volumes) as shown below. If intersection volumes fell in the region of the Exhibit indicating that Two-Way Stop Control is the likely control type then it was assumed that the intersection would function acceptably. If entering volumes fell above that region it indicates that improvements may be needed, which may be in the form of additional lanes to add capacity, or a higher form of intersection control. Turning movement volumes would need to be evaluated using the Highway Capacity Manual methodology. Second, for signalized intersections entering volumes were compared with entering capacity multiplied bywith an intersection adjustment factor to account for the fact that two roadways must share the pavement within the intersection. The adjustment factors used are: for roadways with the same functional classification = 0.55, roadways with one level of functional classification Page 322 of 461 4 difference = 0.50, roadways with two levels of functional classification difference = 0.45. Any intersection with a V/C > 0.90 was identified as potentially needing additional capacity, likely in the form of additional lanes. As reported in the Comprehensive Plan, all functionally classified roads east of the railroad tracks in Pasco function with good volume to capacity (V/C) ratios and Levels of Service, with only one roadway having a V/C ratio greater than 0.70. Elsewhere in the City there is congestion over both of the bridges from Pasco to Kennewick and in the vicinity of the US 395/I-182 interchange. The Comprehensive Plan Update performed a planning level system wide evaluation of intersections which identified four intersections in central and east Pasco that are currently unsignalized but based on entering volumes may need improvements. These intersections include Heritage Blvd at A Street, two intersections on Lewis Street and one on Oregon Avenue. Ben Franklin Transit provides fixed route and on demand transit service to the City of Pasco and the Tri-Cities area. In the vicinity of the Amendment area service is provided by Routes 64 and 65, each providing service every half hour throughout the day. Route 65 has stops on “A” Street between Heritage Blvd and Terra Vida Lane while Route 64 has stops on “A” Street between Wehe Avenue and Elm Avenue. Both routes provide transfer opportunities at the 22nd Avenue Transit Center. The City of Pasco has a network of facilities that serve bicycle and pedestrian needs. In the vicinity of the proposed Amendment area, “A” Street has a sidewalk on the north side from Wehe Avenue to East 40th AvenueRoad 40 East. It also has bike lanes in each direction and a 9’ wide pathway on the south side from Elm Street to East 40th AvenueRoad 40 East. There is an existing rail spur along the southern boundary of the New Heritage site that was constructed to promote industrial development at this site as well as on the south side. EFFECTS OF T HE PROPOSAL COM PREHENSIVE PLAN For each of the alternatives discussed below, a planning level analysis was performed using the same methodology as was used in the preparation of Transportation Element of the Comprehensive Plan Analysis as described above. The methodology for forecasting future traffic conditions and Page 323 of 461 5 comparing to the Comprehensive Plan for the three alternatives (including the No Action) is discussed below. To assist with identifying future conditions, the BFCOG develops and maintains the regional travel demand model. The model is a strategic planning tool that includes population and employment forecasts, identified transportation projects and models future conditions across the region. The outcome is a regional model that is adopted by the BFCOG Board, of which the City of Pasco is a member. The City of Pasco submitted to BFCOG updated population and employment forecasts, by Transportation Analysis Zones that reflect the expanded Urban Growth Area and land uses associated with the Comprehensive Plan. An updated traffic volume forecast using the regional travel demand model was prepared. This effort ensures that the Land Use Element and the Transportation Element are consistent for the purposes of the Comprehensive Plan. The results of the refined regional model provide insights and better understanding as to how the transportation network will function with the increase in population and employment. Of note for this current Traffic Analysis for the New Heritage site is that the Regional Travel Demand Model assumed no additional development on the site during the planning horizon of the Comprehensive Plan. Nor did the regional travel demand model include any trips associated with the two large warehouses being constructed to the east of the Heritage site. A similar analysis to that of existing conditions was performed using the traffic volume forecasts of the Comprehensive Plan to evaluate both roadway segments and intersections to determine where capacity needs are anticipated based on the land uses built into the regional model. Similar to the existing condition roadway volume to capacity ratios (V/Cs) are good, with the only segment in central and east Pasco with a V/C ratio greater than 0.70 being the westbound on-ramp from Lewis Street to US 12. The long-range analysis of the Comprehensive Plan, within the area shown in Figure 3-1 above, indicates 12 existing intersections with STOP control that may likely need improvements to provide acceptable Levels of Service. These improvements could be in the form of turn lanes or a higher level of traffic control such as a roundabout or traffic signal. There are also 10 existing signalized intersections and one existing roundabout that are forecast to be Page 324 of 461 6 over capacity that may also need improvements in the form of additional lanes. These results, for the Comprehensive Plan analysis for the area included in the maps at the end of this appendix. NO ACTION ALTERNATIVE To evaluate the effects of the alternatives an evaluation of the No Action Alternative must also be performed. To evaluate the New Heritage site under the No Action alternative, the land use changes in the regional model were examined and it was found that no additional development was assumed on this site. Thus, to evaluate the No-Action alternative trip generation and distribution needed to be performed for this scenario as well, assuming the site were to develop as light industrial. Similarly, the Comprehensive Plan didn’t include trips associated with the two large warehouses being constructed to the east. These trips were added as well. Multiple industrial land uses are offered in the Institute of Transportation Engineers Trip Generation Manual 10th Edition. Many land uses are allowed under the current zoning, including office, business park, manufacturing and light industrial. For the purposes of this analysis an assumed land use of General Light Industrial was used for trip generation purposes. The resulting trips would amount to approximately 1,235 PM peak hour trips with 13% of those inbound to the site and 87% outbound. The trip generation assumptions of each of the three development alternatives are included in tables towards the back of this appendix. A summary of trip generation of the three alternatives is provided in Table 3.1. Page 325 of 461 7 TABLE 3 -1 – COMPARISON OF TRIP GENERATION Trip Type Alternative 1 Preferred Alternative Alternative 2 Medium DensityMixed Use Alternative Alternative 3 No-Action Alternative Inbound 867 738 175 Outbound 660 5835 1170 Less Internal 213 185 108 Total External Trips 13341314 1138 1237 Source: ITE Trip Generation 10th Editions The trips generated by each alternative were assigned to the roadway network using the same trip distribution percentages. The percentages shown below in Table 3-2 were estimated using a cordon line around central and east Pasco and the existing traffic volumes crossing the cordon line during the PM peak hour. Based on the location of the New Heritage the percentages of trips using the Blue Bridge (US 395) and the Cable Bridge were adjusted to reflect an easier and less congested route to Kennewick using the Cable Bridge. An additional 12 large blocks were also designated in central and east Pasco to assign trips to this area as well, amounting to 23% of the total trips. Page 326 of 461 8 TABLE 3 -2. TRIP DISTRIBUTION PERCENTAGES Cordon Line % In % Out US 12 East of “A” Street 4 3 Kahlotus Hwy north of US 12 3 1 US 395 North of I-182 2 3 4th Ave North of I-182 2 1 Argent Rd west of 20th Avenue 3 5 I-182 west of US 395 25 24 Court Street west of US 395 6 5 Sylvester Street west of US 395 3 4 US 395 South (Blue Bridge) 5 8 10th Ave South (Cable Bridge) 24 23 Central/East Pasco 23 23 Total 100% 100% The results of the planning level analysis for the No Action Alternative indicates that the westbound on ramp to US 12 will have a V/C ratio greater than 1.0. The results of the intersection analysis are shown in the maps at the end of this appendix as well. The intersection control analysis indicates that there could be 16 intersections with STOP control that would need improvements (4 more than the Comprehensive Plan), two of which are on “A” Street. There are also 13 intersections with traffic signals that would need improvements as well, this being three more than the Comprehensive Plan, one of which is on “A” Street at 4th Avenue. Important in all this evaluation is that such a large percentage of the trips are going away from the Heritage site since the primary activity there is employment. Page 327 of 461 9 Maps showing the results of the Volume to Capacity analysis as well as the Intersection Control Analysis follow the tables at the back of this appendix as well. Appropriate maps were prepared focusing on the area of impact of the New Heritage Site including central and east Pasco. Transit and Bicycle/pedestrian features would be offered within the Heritage site. The existing rail spur along the southern boundary would not likely be used on its north side but could still be used on its south side. PREFERRED A LTERNATIVE The Preferred Alternative includes a variety of land uses including both multi-family units as well as single family units, retail and office space. The specific assumptions are included in a table following the text of this appendix. As shown in Table 3-1, this alternative is estimated to generate approximately 1,315 trips with 57% of trips inbound to the site. A similar evaluation as the other alternatives was performed with respect to V/C ratios and intersection planning level analysis. The analysis resulted in the same 16 intersections currently STOP controlled that would likely require improvements in order to achieve acceptable LOS, 12 of which are also identified in the Comprehensive Plan. There are 13 existing traffic signals that would need improvements, these are the same as the other alternatives which also include 10 that are identified in the Comprehensive Plan. Although the results are very similar at a planning level it should be noted that specific improvements at intersections are not identified and that more detailed evaluation would need to be performed as more detailed proposals are brought forward and more information is available. MEDIUM INTENSITY DENSITY ALTERNATIVE Under this alternative a variety of land uses are also proposed including a mixture of Office space, business park, as retail in the form of restaurants, grocery and other neighborhood shopping were evaluated. This alternative assumes about 235 more multi-family units as well as more commercial and office space. The trip generation specifics are included in a table later and estimates that this alternative would generate approximately 1,140 trips with 56% of trips inbound to the site. Page 328 of 461 10 A similar evaluation as the other alternatives was performed with respect to V/C ratios and intersection planning level analysis. The analysis was essentially identical to the results for the Low Intensity Density alternative, indicating that 13 unsignalized intersections and 13 signalized intersections would likely need improvements along with the westbound US 12 on-ramp from Lewis Street. MITIGATION MEASURES NO ACTION ALTERNATIVE As mentioned previously, the Regional Travel Demand Model used for preparation of the Transportation Element of the Comprehensive Plan did not include development on the New Heritage site, nor the site of the two proposed large distribution facilities, during the planning period. Thus, mitigation for the No Action Alternative would include installation of 16 new traffic signals or other capacity improvements at existing unsignalized intersections, including 12 identified in the Comprehensive Plan, it would also include reconstruction of 13 existing traffic signals to increase capacity, 10 of which are included in the Comprehensive Plan. One existing roundabout would also need additional capacity as identified in the Comprehensive Plan, as well as ramp improvements at the Lewis Street interchange. PREFERRED ALTERNATIVE At a planning level perspective, the mitigation required for this alternative are similar to the No Action Alternative. With the potential difference being that improvements may be needed for the US 12 eastbound off-ramp at Lewis Street. In practice though, at the level of detail of this analysis, the implementation of the improvements at the time of the development will likely be slightly different. It is anticipated that a more detailed analysis will be performed when a development proposal is submitted if the Comprehensive Plan is amended to allow mixed use commercial and residential instead of industrial. At that time a more refined development proposal will have been prepared and appropriate intersections for detailed evaluation should be determined for inclusion Page 329 of 461 11 in a detailed Traffic Impact Analysis in order to provide acceptable Levels of Service consistent with the State of Washington Concurrency requirements. MEDIUM INTENSITY DENSITY ALTERNATIVE At a planning level perspective, the mitigation required for this alternative is the same as that for the Preferred Alternative. In practice though, at the level of detail of this analysis, the implementation of the improvements at the time of the improvement will likely be slightly more. Although the same intersections are identified as needing potential improvements as the No Action scenario, it is important to note that the impacts for this alternative may be less than those of the No-Action alternative for four reasons: 1. It generates fewer trips, 2. The directional split of inbound and outbound trips are more evenly distributed, 3. The mixed-use nature of the proposed development allows for more trips to be contained on-site such as people that live and work within Heritage, or people that are able to live and shop within the proposed development. 4. Proximity to the proposed large distribution facilities will be a benefit for both them and the Heritage residents. TABLE 3 -3 – COMPARISON OF TRAFFIC MITIGATION Potential Improvement Type Preferred Alternative Mixed Use Alternative No-Action Alternative Comprehensive Plan Two-Way or All-Way Stop Intersection upgrade 16 16 16 12 Traffic Signal Intersection Upgrade 13 13 13 10 Roundabout Upgrade 1 1 1 1 Page 330 of 461 12 Potential US 12 ramp improvements WB on EB off WB on EB off WB on None Although the results are very similar at a planning level it should be noted that specific improvements at intersections are not identified and that more detailed evaluation would need to be performed in a Traffic Impact Analysis as more detailed proposals are brought forward and more information is available. Page 331 of 461 TRIP GENERATION Preferred Alternative Description Land Use Codes Units Rate Weekday Daily Traffic PM Peak Period Rate % PM In % PM Out Expected Units (independe nt variable) Calculated Daily Trips Based on Average Rate Calculated PM Trips Based on Average Rate Passby Percent PM Trips with Origin or Destination outside Heritage In Out Single-Family Detached Housing 210 DU 9.44 0.99 63% 37% 618 5,834 612 612 385 226 Multi Family Housing (Low-Rise)220 DU 7.32 0.56 63% 37% 736 5,388 412 412 260 152 Elementary School 520 1,000 Sq. Ft. GFA 19.52 1.37 45% 55% 205 4,002 281 281 126 154 General Office Building 710 1,000 sq Ft. GFA 9.74 1.15 16% 84% 42 409 48 48 8 41 Medical-Dental Office Building 720 1,000 sq Ft. GFA 34.80 3.46 28% 72% 2 70 7 7 2 5 Office Park 750 1,000 sq Ft. GFA 11.07 1.07 7% 93% 0 0 0 0 0 0 Business Park 770 1,000 sq Ft. GFA 12.44 0.42 46% 54% 0 0 0 0 0 0 Shopping Center 820 1,000 Sq. Ft. GFA 37.75 3.81 48% 52% 16 604 61 34 40 19 21 Supermarket 850 1,000 sq Ft. GFA 106.78 9.24 51% 49% 11 1,175 102 36 65 33 32 High Turnover (Sit-Down) Restaurant 932 1,000 Sq. Ft. GFA 112.18 9.77 62% 38% 2 224 20 43 11 7 4 Fast-Food Restaurant with Drive Through Window 934 1,000 Sq. Ft. GFA 470.95 32.67 52% 48% 2 942 65 49 33 17 16 Gasoline/Service Station with Convenience Market 945 Vehicle Fueling Positions 205.36 13.99 51% 49% 4 821 56 66 19 10 9 Source: ITE 10th Edition Total Trips 1638 19468 1663 1529 867 660 121 92 746 568 Less Internal (14%) Total Trips In/Out of Heritage Page 332 of 461 TRIP GENERATION Medium Density Alternative Description Land Use Codes Units Rate Weekday Daily Traffic PM Peak Period Rate % PM In % PM Out Expected Units (independe nt variable) Calculated Daily Trips Based on Average Rate Calculated PM Trips Based on Average Rate Passby Percent PM Trips with Origin or Destination outside Heritage In Out Single-Family Detached Housing 210 Dwelling Units 9.44 0.99 63% 37% 548 5,173 543 543 342 201 Multi Family Housing (Low-Rise)220 Dwelling Units 7.32 0.56 63% 37% 480 3,514 269 269 169 99 Elementary School 520 1,000 Sq. Ft. GFA 19.52 1.37 45% 55% 205 4,002 281 281 126 154 General Office Building 710 1,000 sq Ft. GFA 9.74 1.15 16% 84% 41 399 47 47 8 40 Medical-Dental Office Building 720 1,000 sq Ft. GFA 34.80 3.46 28% 72% 3 104 10 10 3 7 Office Park 750 1,000 sq Ft. GFA 11.07 1.07 7% 93% 0 0 0 0 0 0 Business Park 770 1,000 sq Ft. GFA 12.44 0.42 46% 54% 0 0 0 0 0 0 Shopping Center 820 1,000 Sq. Ft. GFA 37.75 3.81 48% 52%0 0 34 0 0 0 Supermarket 850 1,000 sq Ft. GFA 106.78 9.24 51% 49% 15 1,602 139 36 89 45 43 High Turnover (Sit-Down) Restaurant 932 1,000 Sq. Ft. GFA 112.18 9.77 62% 38%0 0 43 0 0 0 Fast-Food Restaurant with Drive Through Window 934 1,000 Sq. Ft. GFA 470.95 32.67 52% 48% 4 1,884 131 49 67 35 32 Gasoline/Service Station with Convenience Market 945 Vehicle Fueling Positions 205.36 13.99 51% 49% 4 821 56 66 19 10 9 Source: ITE 10th Edition 1300 17499 1475 1324 738 585 103 82 635 503 Less Internal (14%) Total Trips In/Out of Heritage Page 333 of 461 TRIP GENERATION No Action Alternative Description Land Use Codes Units Rate Weekday Daily Traffic PM Peak Period Rate % PM In % PM Out Expected Units (independe nt variable) Calculated Daily Trips Based on Average Rate Calculated PM Trips Based on Average Rate In Out General Light Industrial 110 1,000 Sq. Ft. GFA 4.96 0.63 13% 87% 2134 10,587 1,345 175 1170 Source: ITE 10th Edition 2134 10587 1345 175 1170 Internal (8%)1059 134 14 94 Total External 9528 1211 161 1076 acres 196 sq ft 8,537,760 Floor Area Ratio 25% sq of Industrial 2,134,440 in thousands 2134 Page 334 of 461 N 3RD AVE E A ST W CLAR K S T N 1ST AVEN OREGON AVE W PEARL ST W COURT ST E LEWIS ST S WEHE AVESMAITLANDAVEHERI TAGEBLVDS 4THAVES 10TH AVEW A ST EAINS WO RTH AVE N C O MME R C I A L A V E New Heritage 0.410.640.470.131 1.01 0.42 0.96 1.050.630.780.57 0.391.251.62 0.24 0.07 0.56 0.12 0.4 0.29 0.480.370.21 0.33 0.32 0.10.16 0.54 0.910.231.020.4900.720.380.70.580.05 0.340.97 1.190.140.55 0. 1 9 0. 3 6 0.750.86 0.7 4 0.730. 1 8 1.440.71 0.3 0.350.890.080. 1 7 182 182 395 395 12 12 12 397 397 C O L U MB I A RI V ER COMP PLAN VOLUME TO CAPACITY RATIO ¯ 0 0.25 0.5 Miles Volume to Capacity Ratio (1 Hour) (0.50) Less than 0.70 0.70 to <0.80 0.80 to <0.90 0.90 to <1.00 More than or equal to 1.00Page 335 of 461 N 3RD AVE E A STN 24TH AVEW CLAR K S T N 1ST AVEN OREGON AVE W PEARL ST W COURT ST E LEWIS ST S WEHE AVESMAITLAND AVEHERI TAGEBLVDS4 TH A V ES 10TH AVEW A ST EAINSWO R TH A VE N C O MME R C I A L A V E New Heritage0.850.57 0.01 0.71 0.670.660.490.58 0.15 1.05 1.09 0.7 0.98 1.060.650.81.14 0.612.05 0.44 0.50.56 1.281.7 0.27 0.07 0.18 0.29 1.82 0.240.480.32 0.36 0.03 0.510.26 0.38 0.81 0.780.190.880.69 0.990.93 0.920.250.14 0.91 1.84 0.770.54 1. 0 7 0.39 1.03 0.350.41 0.02 0.060.160.310.370.471.04 0.720 . 9 6 0.42 0.13 0.430.82 0.090.120.590.34 0.530.550.08 0.31.02 1.190.620.460.73 0. 20.680.211.4 3 0.740.2210.05 0. 1 7 1.470.4 0.90.10.52 0.11 182 182 395 395 12 12 12 397 397 C O L U MB I A RI V ER 2040 NO ACTION VOLUME TO CAPACITY RATIO ¯ 0 0.25 0.5 Miles Volume to Capacity Ratio (1 Hour) (0.50) Less than 0.70 0.70 to <0.80 0.80 to <0.90 0.90 to <1.00 More than or equal to 1.00Page 336 of 461 N 3RD AVE E A STN 24TH AVEW CLAR K S T N 1ST AVEN OREGON AVE W PEARL ST W COURT ST E LEWIS ST SMAITLAND AVEHERI TAGEBLVDS4THAVES 10TH AVEW A ST EAINSWO R TH A VE N C O MME R C I A L A V E New Heritage0.550.38 0.01 0.69 0.650.480.770.66 0.62 1.03 0.1 1.09 0.58 0.671.05 0.81.14 0.612.05 0.49 0.44 0.450.520.56 1.320.571.67 0.26 0.08 0.15 0.51 0.3 1.82 0.410.240.32 0.29 0.03 0.36 0.35 0.79 0.780.190.920.63 0.93 0.251.060.14 0.91 1.84 0.54 1.07 0.4 0.39 0.02 0.160.310.720.370.471.04 0.710 . 9 6 0.42 0.13 0.82 0.07 0.270.810.090.590.34 0.460.060.99 1.20.430.95 0. 20.680.85 0.211.1 6 0.740.2310.05 0. 1 7 1.50.75 0.890.120. 1 8 0.5 0.11 182 182 395 395 12 12 12 397 397 C O L U MB I A RI V ER ¯ 0 0.25 0.5 Miles Volume to Capacity Ratio (1 Hour) (0.50) Less than 0.70 0.70 to <0.80 0.80 to <0.90 0.90 to <1.00 More than or equal to 1.00 MEDIUM DENSITY ALTERNATIVE VOLUME TO CAPACITY RATIO Page 337 of 461 N 3RD AVE E A STN 24TH AVEW CLAR K S T N 1ST AVEN OREGON AVE W PEARL ST W COURT ST E LEWIS ST S WEHE AVESMAITLAND AVEHERI TAGEBLVDS4THAVES 10TH AVEW A ST EAINSWO R TH A VE N C O MME R C I A L A V E New Heritage 0.70.01 0.650.480.19 0.77 0.58 0.66 0.62 1.03 0.10.591.09 0.551.060.671.05 0.80.691.14 0.612.05 0.49 0.440.460.520.56 1.340.571.67 0.26 0.09 0.16 0.53 0.3 1.82 0.430.240.32 0.38 0.03 0.36 0.35 0.79 0.780.15 0.930.64 0.990.920.250.14 0.91 1.84 0.750.54 1.07 0.4 0.390.080.020.310.720.370.471.04 0.710 . 9 6 0.42 0.13 0.82 0.07 0.270.810.60.34 0.50.06 1.20. 20.680.85 0.211.1 9 0.740.2310.05 0. 1 7 1.510.76 0.890.120. 1 8 0.51 0.95 0.11 182 182 395 395 12 12 12 397 397 C O L U MB I A RI V ER ¯ 0 0.25 0.5 Miles Volume to Capacity Ratio (1 Hour) (0.50) Less than 0.70 0.70 to <0.80 0.80 to <0.90 0.90 to <1.00 More than or equal to 1.00 PREFERRED ALTERNATIVE VOLUME TO CAPACITY RATIO Page 338 of 461 è è è è è è è è è è è è è èèèè è è èè è è èèè èè èè èèèè è è è è è è è èééé é é é é é é é é é é éééé é é éé é é ééé éé éé éééé é é é é é é é éëëëë ë ë ë ë ë ë ë ë ë ë ëëëë ë ë ëë ë ë ëëë ëë ëë ëëëë ë ë ë ë ë ë ë ëìììì ì ì ì ì ì ì ì ì ì ì ìììì ì ì ìì ì ì ììì ìì ìì ìììì ì ì ì ì ì ì ì ìíííí í í í í í í í í í í íííí í í íí í í ííí íí íí íííí í í í í í í í í !! !!!! !! ! "" """" "" " $$ $$$$ $$ $N 3RD AVES CEDAR AVEN 24TH AVEE A ST W CLAR K S T N 1ST AVEN OREGON AVE W PEARL ST W COURT ST E LEWIS ST S WEHE AVES MAITLANDAVEHERI TAGEBLVDS 4TH AVES 10TH AVEW A ST PASC O K A HL O T U S R D E AI N S W O R T H A V E NCO M M E R CIA L A V E New Heritage 182 182 395 395 12 12 12 397 397 C O L U MB I A RI V ER EXISTING INTERSECTION CONTROL ¯ 0 0.25 0.5 Miles Existing Intersection Control !"$All Way Stop Roundabout èéëìí Signalized Street Classification Interstate Other Freeway Principle Arterial Principal Arterial,Future Minor Arterial Collector Collector, Future Ramps 3/29/2022 Page 339 of 461 Page 340 of 461 Page 341 of 461 Page 342 of 461 Page 343 of 461 New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022 78 Appendix 4 EIS Comment Matrix Page 344 of 461 Commenter Comment Response 1 City of Pasco - Sewer The DEIS only references the City's 2014 Capital Sewer Plan (CSP). The review of sewer impacts from the proposed Land Use Amendment should be updated based on the 2021 CSP Addendum to see possible differences in capacity for this area. The 2021 CSP addendum was added as reference and the EIS was updated to reflect. The 2021 Amended CSP does not account for any industrial development within the project area. The 2014 CSP included a 1 MGD allowance for future industrial development and is noted in the EIS comparison analysis. Section 6.3.1.1 has been updated to include reference to the 2021 CSP addendum. 2 City of Pasco - Sewer The Maitland LS should have capacity, but the gravity main downstream of the proposed Land Use Amendment has some sections expected to exceed 80% capacity in the coming years, which could be problematic with the proposed change in land use, likely causing significantly more flow to be conveyed through this portion of the collection system. The 2021 CSP notes that existing and 10-year PFH capacity of the 30-inch collection pipe less would be less than 50% capacity. The 20-year PFH capacity shows the 30-inch line in excess of 100% capacity due to a future Tank Farm LS that is not defined. The capacity of the 30-inch line will be heavily influenced by future industrial flows that will come from areas generally north of SR-12. It is also stated in several sections of the 2021 CSP that industrial flows are hard to project as they are heavily dependent upon the specific industrial use. Therefore, additional modeling and analysis will need to be conducted for each type of development that would utilize the existing 30-inch collection line. The proposed residential development will be constructed in several phases thus the overall impact will take several years to hit peak demand. Section 6.3.2 Sewer and Water System has been updated. 1 City of Pasco - Water The DEIS appears to rely on future storage in Zone 2. The most recent Capital Improvement Plan shows this storage reservoir not being completed until 2026, provided funding support can be obtained prior to the start of the project. This raises the concern that the proposed Land Use Amendment won't be able to be accommodated until the Zone 2 water reservoir is constructed. The 2019 CWP states that the system has an existing deficiency as of today. Either land use, industrial or residential, would require a mitigation. In the 2019 CIP additional storage is accounted for to make up for the deficiency. The City has recently allowed two large industrial warehouse facilities to be constructed in this area despite the existing deficiency. The proposed residential development will be constructed in several phases thus the overall impact will take several years to hit peak demand. Additionally, there is a Zone 3 storage improvement currently being developed by the City. Zone 3 is ties to Zone 2 by a PRV. Therefore, the Zone 3 improvement will help Zone 2 storage needs. Section 6.3.2 Sewer and Water System has been updated. City of Pasco 2018 Comprehensive Plan Update – EIS Scoping Comment Comment No.Page 345 of 461 Commenter Comment Response City of Pasco 2018 Comprehensive Plan Update – EIS Scoping Comment Comment No.2 City of Pasco - Water Given the proposed Land Use Amendment location is in Zone 2, it essentially receives the majority of its water directly from the East Side BPS, which is already starting to get stressed (at least during the heavy processing months). Residential developments may have a bigger impact on peak flows in the morning and evening than an industrial user might have. The 2019 CWP states that the system has an existing deficiency as of today. Either land use, industrial or residential, would require mitigation. In the 2019 CWP additional storage is accounted for by CIP #T-001 to make up for the deficiency. Industrial fire flows generally require 4,000 gpm versus 1,500 gpm for residential; therefore, residential has a less of an impact in regards to fire flows. The City has recently allowed two large industrial warehouse facilities to be constructed in this area despite the existing deficiency. The proposed residential development will be constructed in several phases thus the overall impact will take several years to hit peak demand. 3 City of Pasco - Water The City encourages the applicant to contact RH2 Engineering to ensure the appropriate evaluation and potential impacts of the proposed amendment are known based on the most recent data for water and sewer utilities. Noted. 1 City of Pasco - Transportation Page 62, Road 40 East is incorrectly referred to as East 40th Avenue. Same issue on Page 3 in Appendix 3. Page 2 in Appendix 3, similar issue where Road 40 East is referred to as East 40th Street. Updated in report. 2 City of Pasco - Transportation Page 63 states 1,315 PM peak hour external trips are generated by Alternative 1, but Table 20 and Table 3-1 shows 1,334 external trips. Updated in report. 3 City of Pasco - Transportation The analysis should consider the added traffic from the industrial park Tarragon Pasco-111 to the east on Road 40 East, and additionally the new connection between Road 40 East and Heritage Boulevard. The new connection to Road 40 East may impact the 4% inbound and 3% outbound traffic to US-12 east of A Street. Consider expanding the scope of this analysis to include the intersections of Road 40 East & Sacajawea Park Road and US-12 & Sacajawea Park Road/Tank Farm Road. The Heritage Comprehensive Plan concept has been discussed with the City of Pasco for more than two years. Tarragon was not an approved development when earlier drafts of the Heritage Comprehensive Plan amendment were being prepared. Application for Comprehensive Plan was submitted to the City back in May 2022. The City provided a Scoping Summary on 8/23/2022 and the Tarragon project was not included in this summary. The DEIS was submitted to the City on 9/1/2022. The date of the Tarragon MDNS was issued on 9/16/2022. Since the Heritage Comprehensive Plan was submitted prior to the Tarragon project the DEIS/EIS will not include Tarragons as a part of the analysis. Page 346 of 461 Commenter Comment Response City of Pasco 2018 Comprehensive Plan Update – EIS Scoping Comment Comment No.4 City of Pasco - Transportation Page 63 mentions acceptable LOS but the acceptable levels of service are not defined in the document. What are the acceptable LOS thresholds, which intersection types to they apply to (AWSC, TWSC, Signal, etc.), and whose standards are applied to each intersection (City of Pasco, Washington State Department of Transportation, etc.)? The EIS for the New Heritage Comprehensive Plan amendment application prepared an analysis similar to that performed for the City Comprehensive Plan. Detailed city- wide turning movement volumes were not available for the preparation of Comprehensive Plan, only roadway segment volumes. Without turning movement volumes a detailed traffic operations analysis that would provide accurate intersection delay and Level of Service is not achievable. Thus a planning level analysis was performed that estimates whether an intersection would provide acceptable LOS or likely need improvements. LOS standards in the region are the same for all jurisdictions and have been adopted region-wide by the Benton Franklin Council of Governments, the standard is LOS "D" in urban areas of the region. 5 City of Pasco - Transportation The report covers PM peak hour analysis. Please confirm why AM analysis was not performed for any portion of the study area, including WSDOT facilities. This EIS was performed in order to provide a comparison to the existing City Comprehensive Plan which evaluated PM peak hour conditions. The purpose of the EIS was to provide decision-makers with information by which they could tell if a change in allowed Land Use as identified in the Comprehensive Plan would have significant impacts, thus the methodology similar to that used in the Comprehensive Plan was a reasonable approach and only evaluated PM peak hour. 6 City of Pasco - Transportation Level of service calculations, analysis methodologies, traffic volumes, and supporting documentation should be included as technical appendices. See response to comment 4 above for LOS calculations. More detail with respect to the analysis methodology has been added to Appendix 3. 7 City of Pasco - Transportation Page 65 refers to Alternative 2 as Medium Density Alternative, but in other parts of the report (such as Page 7 in Appendix 3, or Table 3-1) it is referred to as Medium Intensity, or Mixed Use. Use a consistent name for each alternative. Updated in report. 8 City of Pasco - Transportation Page 65 states 1,140 external trips are generated by Alternative 2, but Table 20 and Table 3-1 shows 1,138 external trips. Additionally, this page states 56% of trips are inbound but Table 3-1 shows 58% inbound when calculated. Updated in report. 9 City of Pasco - Transportation Page 66 states that the Comprehensive Plan does not specify industrial land uses for the site. As mentioned elsewhere in the report, the site is zoned 1-2 Medium Industrial. This zoning designation has a defined set of acceptable land uses. Revise this sentence to clarify the zoning for the site and the associated restriction for industrial land uses that are allowed. Detailed information about the zoning is discussed in section 6.4.1 of the EIS, including the uses allowed in the Medium Industrial and Light Industrial zones. The zoning for the site has been added to the sentence and a reference to 6.4.1. 10 City of Pasco - Transportation Page 66 states 1,235 PM peak hour trips are generated by Alternative 3, but Table 20 and Table 3-1 shows 1,237 external trips. Updated in report. Page 347 of 461 Commenter Comment Response City of Pasco 2018 Comprehensive Plan Update – EIS Scoping Comment Comment No.11 City of Pasco - Transportation Is a v/c of 1.0 the threshold for mitigation? Or 0.70? It is not clear what the target v/c is for roadway segments, if they differ per functional classification, and whose standards are being used (City of Pasco? BFCOG? WSDOT?). An explanation of the methodology has been expanded in Appendix 3. 12 City of Pasco - Transportation Mitigation measures in section 6.9.3 are specific to certain intersections, please list or tabulate the intersections and roadway segments that require mitigation for each alternative. Rather than list 16 stop controlled intersections and 13 signalized intersections, a shorter list of intersections in addition to the 12 stop controlled and 10 signalized intersections has been added after Table 21. 13 City of Pasco - Transportation Table 21 should also show the segment mitigation improvement as it is included in Table 3-3 on page 9 of Appendix 3. This segment has been added to Table 21 as well as the list of differences following Table 21. 14 City of Pasco - Transportation On Figure 8 (and related figures, including those at the end of Appendix 3), please include a note for the segment mitigation where US-12 ramp improvements are needed per Table 3-3. We believe that this is fairly represented in the V/C figures that have been prepared and is not necessary. Per the comments above, this segment has been added to Table 21 and the list of differences below Table 21. 15 City of Pasco - Transportation Appendix 3 page 2 states that traffic volumes for the 2018 year were collected by BFCOG. Are these segment volumes or intersection turning movement counts? Include the volumes in an appendix or plot them on a figure for review. The BFCOG volumes were indeed segment volumes, which are included in the Comprehensive Plan. See also the response to comment 4. 16 City of Pasco - Transportation Appendix 3 page 2 states that capacities from the regional model were used for each roadway. What are the capacities for roadways? Do they depend on functional classification, speed limits, presence of TWLTL, or other factors? A table or general description of this information is needed. An explanation of the methodology has been expanded in Appendix 3. 17 City of Pasco - Transportation Appendix 3 page 2 states that an adjustment factor is applied to the capacity of intersections. What are these factors and how are they calculated? What was the base assumed capacity of each type of intersection? An explanation of the methodology has been expanded in Appendix 3. 18 City of Pasco - Transportation Appendix 3 page 3 states that the same methodology for planning level analysis was used as the Transportation Element of the Comprehensive Plan. What is this methodology? More detail is needed. An explanation of the methodology has been expanded in Appendix 3. 19 City of Pasco - Transportation Does the BFCOG travel demand model contain population and employment forecasts for 2038 (per Comprehensive Plan) or 2040? The report seems to suggest 2040 is the forecast year. Do all cities in the BFCOG area contain updated 2040 population and employment forecasts? Correct, the BFCOG model is a 2040 model. The consultant team worked with City of Pasco staff to determine appropriate assumptions for the year 2038 Land Use section for the Comprehensive Plan updated. The demographics in the regional model were updated to reflect that for the City of Pasco only because the Broadmoor area was significantly underrepresented. It was determined working with BFCOG that the demographics for other jurisdictions would not be undertaken at the time because they were in the process of creating a 2045 model. Page 348 of 461 Commenter Comment Response City of Pasco 2018 Comprehensive Plan Update – EIS Scoping Comment Comment No.20 City of Pasco - Transportation The title for Table 3-1 should specify that the values shown are for the PM peak hour only. Additionally, specify the alternative numbers (1, 2, 3) for the column headers. Updated in report. 21 City of Pasco - Transportation The trips for the preferred alternative on Table 3-1 are not summed correctly. 867+660-213=1,314 not 1,334. Similar issue with Alternative 2. Updated in report. 22 City of Pasco - Transportation The trip distribution methodology described on page 5 of Appendix 3 states that a cordon line around the study area was used to measure existing volumes across the cordon during the PM peak hour. This estimate may skew the distribution towards regional travel patterns which may not be the same between each alternative, as was mentioned in the report on page 6 of Appendix 3 where the No Action alternative is stated to have primarily employment trips rather than residential or services in the other two alternatives. A select-zone analysis would provide much better accuracy for each alternative's trip distribution and can be unique to each alternative (although Alternative 1 and 2 likely are similar enough to assume the same trip distribution). This may be true, however a select-zone analysis was not performed for this analysis, rather the methodology was used was described and some potential anomalies identified. Trip distribution percentages are always an estimate and provide an approximation of future trips by which to perform an analysis. A slightly different set of assumptions may (or may not) yield different results, especially at a planning level analysis. This analysis was performed to allow a comparison of the proposed Land Use amendment to the Comprehensive Plan. 23 City of Pasco - Transportation Appendix 3 page 8 states that more detailed analysis will be performed with a development proposal. Is this referring to the Traffic Impact Analysis, or does this refer to something else? A more detailed Traffic Impact Analysis will be required if this request is approved and a more detailed proposal is submitted by the developer. The current document is planning level and provides a general overview of potential issues/impacts with the change in land use from industrial to mixed use. 24 City of Pasco - Transportation Trip generation was performed using ITE's Trip Generation Manual 10th Edition. This edition was deprecated in September of 2021 with the release of the 11th Edition, please update the trip generation accordingly. This effort to evaluate the New Heritage change of Land Use proposal began in 2019 when the 10th Edition of ITE Trip Generation was current. It did not make sense to spend the effort on reworking the entire analysis for a potential change in trip generation of a few percentages of trips when they are all estimates in the first place. 25 City of Pasco - Transportation An internal trip reduction was applied to all 3 alternatives. How was this reduction calculated, using what methodology and assumptions? Show supporting documentation and detail the methodology. A reasonable percentage of internal trips that would be either trip chaining or carpooling was assumed for each of the scenarios. 26 City of Pasco - Transportation Do the Comprehensive Plan v/c ratios at the end of Appendix 3 show v/c results for 2038 or 2040? There is no year in the figure title. The Comprehensive Plan was prepared for year 2038 estimated traffic using a modified regional model. 27 City of Pasco - Transportation A more readable method to show v/c impacts would be to show the change in v/c between the Comprehensive Plan and each of the 3 alternatives, highlighting changes that exceed the target v/c. Consider adding this to the report. Minor changes in V/C between scenarios are not meaningful at this planning level of analysis. It was felt to be more meaningful to show the V/C ratios in color coded ranges. The differences between scenarios were noted in tables and text summaries in the report. Page 349 of 461 Commenter Comment Response City of Pasco 2018 Comprehensive Plan Update – EIS Scoping Comment Comment No.1 WSDOT The DEIS identifies three alternatives, and we agree with its conclusions that potential negative impacts will occur to the state system, primarily at the US 12/A Street and Sacagawea Park/Tank Farm intersections, and specific mitigation measures to ensure concurrency would be identified at the time of approval of a Land Subdivision and Concomitant Agreement. As subsequent developments are proposed, they will be subject to review for their impacts to the state system. This information is normally obtained through a Traffic Impact Analysis (TIA) performed by the developer. Improvements to offset the impacts of future development proposals must be identified in the TIA. Developers will be responsible for any mitigation necessary to offset significant adverse impacts to the state highway system and we expect the city to assess a pro rata share contribution from developers for all other impacts. Thank you for your comments. Future more detailed analysis will be performed on a selected intersections if this Comprehensive Plan Amendment request is approved. The project proposed is bordered on 3 sides by Industrial zoning and the North side, East A Street is the main truck route access to the Industrial zone East- ROJO Ventures with existing Industrial zone businesses in place and the new Amazon distribution centers South- Industrial with recently constructed rail access North- East A Street Arterial 2 ROJO Venture, L.L.C. The DEIS does not include 2 large tracts to the South of the proposal area that are under common ownership with the proposal area. Common control should be addressed by the DEIS. These parcels should be included in the DEIS area if they may be added later. Or, the current zoning should be reinforced, and buffer requirements addressed. These tracks were not included in the requested Plan Amendment and the Applicant has not identified any plan to change these properties to residential. The DEIS does indicate potential mitigation measures that would mitigate impacts from these properties to the proposed residential uses, including buffers, landscaping and fencing. In the event that the applicant were to request a change to there industrial properties in the future, additional SEPA analysis would be required, including public notice.. 3 ROJO Venture, L.L.C. Approval of the proposal creates a Spot or Island zone surrounded by Industrial activity creating areas of incompatible zone interaction that will have to be mitigated. The area to the north is included in the City's Comprehensive Plan for residential land uses and is currently zoned for a mix of residential and commercial uses. The proposal would be an extension of that zoning classification and would therefore not create an "island" or be considered a "spot zone". The DEIS does indicated potential mitigation measures that would mitigate impacts from these industrial properties to the proposed residential uses, including buffers, landscaping and fencing. 1 ROJO Venture, L.L.C. Comment Noted Page 350 of 461 Commenter Comment Response City of Pasco 2018 Comprehensive Plan Update – EIS Scoping Comment Comment No.4 ROJO Venture, L.L.C. The change of zoning immediately adjacent to our Light Industrial zoned property significantly affects the development potential by forcing new development requirements on our property (copied below from page 39 of DEIS). Parking lots within 500 feet of a C-2 district boundary, provided such lots are paved and the development complies with the landscape and fencing requirements of the C-1 district, as enumerated in PMC 25.85.020(13). [Ord. 4110 § 23, 2013; Ord. 3354 § 2, 1999; Code 1970§ 25.52.020. That provision relates to a parking lot in a C-1 District adjacent to a C-2 District. The proposed Comprehensive Plan Amendment would change the property from Medium Density Industrial to Mixed Use. This designation is implemented under a range of zoning classifications as identified under Section 25.215.015 of the Pasco City Code. Specific land uses and their relation to abutting properties and their specific impact to abutting properties cannot be evaluated until a specific site plan had been proposed by the applicant. Once a specific site plan is proposed, the environmental impact of this proposed site plan will be evaluated under future SEPA review and public notice will be provided for comment., Additional mitigation measures will be evaluated under the City's Zoning Code, Subdivision Code and Building Permit requirements. The applicant may also apply for a Planned Unit Development Permit for future review. 5 ROJO Venture, L.L.C.East A Street is the only access designated in the proposal to access the proposed Residential and Commercial area emergency access to the area needs to be addressed should East A Street become blocked. The potential blockage is greater with the Industrial access route and of significant consequence with the proposed school. While primary emergency access would be by East A Steet, additional access could be provided via Lewis Street to either Heritage Blvd. or Cedar Avenue in the event of a blockage on East A Street. 6 ROJO Venture, L.L.C. The developer has designated nearly 10% of the project area for schools but the school development is optional to other parties. In the event the school district does not develop the school the designated area reverts to the base development; therefore traffic, services and other studies should address the impacts both with and without schools. The proposed Elementary School site was proposed as a mitigation measure based on the projected school age population generated by the proposed action. In the event that the School District elects to not develop a school at this site, no additional development could occur above the density and intensity identified in the Preferred Alternative without additional SEPA review and public notice. 7 ROJO Venture, L.L.C. The City of Pasco needs to review the compatibility of their planned sports complex with the proposed Residential zone. A case in point is a similar project in Spokane, WA that is being opposed by residents in the area As noted, specific land uses and their relation to abutting properties and their specific impact to abutting properties cannot be evaluated until a specific site plan had been proposed by the applicant. Once proposed, the environmental impact of this proposed site plan will be evaluated under future SEPA review and public notice will be provided for comment., Additional mitigation measures will be evaluated under the City's Zoning Code, Subdivision Code and Building Permit requirements. The applicant may also apply for a Planned Unit Development Permit for future review. Page 351 of 461 #Commenter Date Received Item Source Comment Response 1 Broadmoor Properties 12/29/2022 Draft Plan Email Inconsistency with proposed land use designations and market conditions Noted, development regulations have been refined to ensure consistency with adopted Council Goals and planning policies for the Broadmoor planning area. 2 Robert Carosino 1/13/2023 DEIS Email (Letter)Plan fails to include plans for development of major urban riverfront multi-purpose park A new map has been added in the Master Plan (Figure 2-8) for trails/boradwalk as indicated in the Rivershore Linkage Plan; regulations have been added to require open space during developments; these will be added as mitigations in the DEIS, and during the SEPA review of each project application. 3 Robert Carosino 1/13/2023 DEIS Email (Letter)The Master Plan must call for the development of a new major city multi-purpose park to serve current and future residents of West Pasco A new map has been added in the Master Plan (Figure 2-8) to show parks and trail connections. The City's Parks Department is working to identify specific locations for parks. Section 2.2.5 of the Master Plan, and Section 5.11.1.2.2 of the DEIS refer to the 2018- 2038 Comprehensive Plan that identifies approximately 40 acres of parkland to be designate in the City’s UGA. Add trails and open requirements under the DEIS mitigation measures. 4 Robert Carosino 1/13/2023 DEIS Email (Letter)Broadmoor area is the only available land area for an urban riverfront park in all of the Pasco Urban Growth Area. The obvious location for such a park is somewhere in the area south of Burns Road along the river, and north of the Corp of Engineers (COE) Richland Bend Habitat Area. See comment response #s 2 and 3 above. Detailed planning along the shoreline will identify specific locaiotns. 5 Robert Carosino 1/13/2023 DEIS Email (Letter)Inadequate description of Open Lands and failure to distinguish between special US Army Corps of Engineer Land and multi- purpose open space lands and parks Language added in the Master Plan and will be added in the DEIS. See resonse # 2 6 Robert Carosino 1/13/2023 DEIS Email (Letter)The COE land should be distinguished in the EIS from other proposed Open Space and Park land, multipurpose open space and park lands should be designated as part of the Broadmoor Master Plan. See comment response #3 above. 7 Robert Carosino 1/13/2023 DEIS Email (Letter)Inadequate mitigation for losses of open space and lands Open Space mitigation measures have been identified under DEIS Section 5.4.3. A mitigation document between Ecology, City and the property owners has been developed. Additional mitigation to be added by the updated parks description of the Broadmoor DEIS. 8 Robert Carosino 1/13/2023 DEIS Email (Letter)Alternative 1 includes substantially more Open Space; Appears to be only 5 acres of open space land in Alternative #2 that is now owned by US Army Corps of Engineers There is 61-aces of Open Space Open in Alternative 2, which is owned and operated by the US Army Corps of Engineers. In Alternative 1, some of the open spaces such as the tailwater pond area are no longer functional. A portion of some open space in Alternative 1 has already been devleoped. Regulations have been added in the Master Plan to require open space. 9 Robert Carosino 1/13/2023 DEIS Email (Letter)It is problematical and unreasonable that in Alternative 2 which provides for more dense development, and thus greater population demands for Open Space, that less total land is allocated to Open Space than in the lower density alternative. See comment response #s 2 and 3 10 Robert Carosino 1/13/2023 DEIS Email (Letter)A new riverfront park would be an appropriate mitigation action for the loss of the former drainage areas.Add mitigaton language in the DEIS. 11 Robert Carosino 1/13/2023 DEIS Email (Letter)The DEIS fails to discuss public parks in the necessary detail that is required for a Master Plan. Add language in the DEIS 12 Robert Carosino 1/13/2023 DEIS Email (Letter)The problem with relying upon the Draft Parks Plan, is that the Draft Parks Plan is woefully inadequate and utterly fails in its responsibility to plan for the needs of the future population growth in this area. See comment respose #3 Public Comments on Draft Broadmoor Master Plan and Draft Environmental Impact StatementEXHIBIT - #B Page 352 of 461 13 Robert Carosino 1/13/2023 Draft Plan Email (Letter)The Broadmoor Master Plan must include an alternative providing for, and analyze the development of, a landscaped, public walking/biking path or promenade traversing from Harris Road at the point of the I-182 freeway, up the southwest boundary of the current gravel pit, northward up Shoreline Drive, continuing up to the southern edge of the future waterfront park, which would be located somewhere near the current intersection of Shoreline Drive with Burns Road. See reponse #2 and #3. Also see DEIS Figure 28, proposed bike network, and Master Plan Figures 3-29 through 3-34. Add street standards under DEIS mitigaton 14 Robert Carosino 1/13/2023 Draft Plan Email (Letter)A related need to be addressed further in the DEIS is the need for walking and biking pathways along the river. Add language from the Master Plan in the DEIS. See response # 2 15 Robert Carosino 1/13/2023 Draft Plan Email (Letter)Shoreline Drive is critical for the future of the Broadmoor area development. Its location provides the public with the visual connection to the river, and the ability to walk and bike along its shoreline. Rather than building upon Shoreline Drive as a future magnet for public enjoyment of the river, the draft Master Plan and EIS instead includes the following statement about Shoreline Drive. It says at p. 82 that in the future, the road may be moved away from the river to allow “more efficient” commercial development. Master Plan mentions the need for a detailed plan. Add lanuage in the DEIS for a need of a detailed plan for this area and future potential road alignment. 16 Robert Carosino 1/13/2023 Draft Plan Email (Letter)The Broadmoor Master Plan should call for the current public right of way on which Shoreline Drive is located, to remain in public ownership, and if the road is relocated, that the right of way will be converted into a wide and landscaped walking and biking promenade that will connect all of the Broadmoor area to the northwest waterfront along the river, and at its northern end, the promenade on the current right of way of Shoreline Drive will connect to the new city urban waterfront park. Comment is noted, further evaluation is neccessary. 17 Robert Carosino 1/13/2023 Draft Plan Email (Letter)The discussion of transportation impacts of the Broadmoor development fails to include several relevant related actions and reasonably foreseeable events that will contribute to additional traffic congestion in the Broadmoor Blvd area. The Broadmoor Master Plan and DEIS incoprorates the results and recommondations from the recently adopted Transportation System Master Plan. Additionally, the Department of Public Works completed the Broadmoor Interchange Access Revision Report which identiifes constraints and needs on the transportation system incorporating growth in the Broadmoor and adjacent areas. 18 Robert Carosino 1/13/2023 Draft Plan Email (Letter)The DEIS dose not discuss the current related action by the City of Pasco to rezone almost 2000 acres of additional land north of the Broadmoor area, that has been recently annexed into the city. The development of another 2000 acres of land north of Broadmoor will bring even more traffic onto the Broadmoor Corridor, thus increasing and compounding the traffic congestion in the Broadmoor Project area. See response to #17 19 Robert Carosino 1/13/2023 Draft Plan Email (Letter)the DEIS fails to consider the use of Broadmoor Blvd for freight traffic going to and from farming activities in northern Franklin County, and to the Douglas Fruit packing and storage complex, and to other processing and agricultural storage facilities located nearby. See response to #17. The DEIS will incoporate a Freight Circulation Route Map. 20 Robert Carosino 1/13/2023 Draft Plan Email (Letter)The DEIS must analyze and evaluate the impacts from the reasonably expected traffic that will occur in the Broadmoor area from all reasonable anticipated present and future actions. See response to #17 21 Robert Carosino 1/13/2023 Draft Plan Email (Letter)The inadequate consideration of traffic impacts, is relevant to the need for local waterfront parks, because the congestion that will occur in the Broadmoor Blvd. area, will make it more difficult for current and new residents to travel to riverfront parks that are located in the southern part of Pasco, or to those over in Richland and Kennewick. See response to #17 22 Robert Carosino 1/13/2023 Draft Plan Email (Letter)the DEIS fails to clearly delineate which projects are currently funded and which are merely on the current “wish list” of the city. The EIS must clearly identify what road projects are currently funded and will actually be built, versus those projects are only ones which the city would like to have. Are all the projects included in this list funded currently? The EIS doesn’t tell the reader that critical information. See table 18 for capital improvement projects. Comment noted. Page 353 of 461 23 Robert Carosino 1/13/2023 Draft Plan Email (Letter)The DEIS also mentions plans for a Harris Road to Crescent Rd overpass of I-182, apparently to suggest that this route will mitigate traffic impacts by providing more access to areas of the city south of the freeway, and thereby reduce the congestion on Broadmoor Blvd. But this project is not even mentioned in the city 2023-2028 transportation plan. The project is identified in most recent 6-yr Transportation Improvement Progam, and included in the Broadmoor Interchange Access Revision Report. 24 Elizabeth Tellessen - American Rock Products 6/14/2022 Draft Plan/EIS Email (Letter)The client (American Rock Products/Central Pre-Mix Company) intend to seek a special use permit for the continued use of the concrete batch plant, office, and retail space for at least another ten-year period. Change the proposed land use from Medium Density Residential to Industrial; add language to require to sunset such use in 10 years 25 Elizabeth Tellessen - American Rock Products 6/14/2022 Draft Plan/EIS Email (Letter)Client encourages the City to plan for the development of the Broadmoor area in a manner that acknowledges the retirement of these uses in 2035. See response #24. 26 Robert Carosino 1/4/2023 Draft Parks & Recreation Plan Email (Letter)the draft plan utterly fails to make concrete plans and calling for the necessary coordination with current draft Broadmoor Development Plan efforts, to provide the future parks and pathways that will be necessary to make the new northwest area of Pasco a livable environment. See response #2 and #3 27 Robert Carosino 1/4/2023 Draft Parks & Recreation Plan Email (Letter)The Plan must call for the development of a new major city multipurpose riverfront park to serve the current and future residents of Pasco that residing north of I-182. See response #3 28 Robert Carosino 1/4/2023 Draft Parks & Recreation Plan Email (Letter)The Park Master Plan must call for development of a landscaped, public walking/biking path traversing from the southwest boundary of the current concrete and gravel pit, to the southern edge of the future waterfront park, and up to Burns Road. A new map has been added in the Master Plan (Figure 2-8) to show parks and trail connections. See response #2 29 Commissioner Ed Hendler 12/15/2022 Draft Plan/EIS Planning Commission - Public Hearing Does the Draft Plan show (all) the proposed circulation?The draft illustrates the location of the arterial and collector transportation facilities. The Draft does not show local access roads. Local access roads and layout are defined in the planning document. 30 Commissioner Ed Hendler 12/15/2022 Draft Plan/EIS Planning Commission - Public Hearing Does the Draft Plan show what and/or where the proposed parks are going to be?Space has been reserved along the shoreline, and a mitigation measure of projects will be to ensure that level of service for parks are maintained. 31 Chair Jerry Cochran 12/15/2022 Draft Plan/EIS Planning Commission - Public Hearing Is there a deliberate plan to link and match the bike and pedestrian paths along the Columbia River with the Sacajawea Trail? The Draft EIS identifies that the areas along the waterfront will require further study beyond the extents of the Broadmoor Master Plan/DEIS. See response to #2 and #3 32 Courtney Whitman (Attorney representing American Rock Products) 12/15/2022 Draft Plan/EIS Planning Commission - Public Hearing Requests the Planning Commission to consider the plans of American Rock Products within the Broadmoor Master Plan. Requests that staff designate currently used site for Light Industrial to allow for American Rock Products to wrap up operations and the certainty that it would be allowed to continue. See comment response #24 33 Broadmoor Properties 1/4/2023 Draft Plan Email (Letter)Confirm design of conceptual street cross-sections (PG 74-78)Updated street cross-section will be included in the final the Master Plan 34 Washington State Department of Transportation 1/13/2023 Draft Plan/EIS Email (Letter)We support the efforts made and underway to include the transportation system network in this master planning effort. We also support the increased percentage of mixed-use designations that can help promote locating jobs closer to homes and overall lessen commute trips and impacts to the transportation system. Thanks 35 Washington State Department of Transportation 1/13/2023 Draft Plan/EIS Email (Letter)The 2022 Transportation System Master Plan (TSMP) identifies that Interstate 182/Broadmoor/Road 100 interchange Peak PM Level of Service (LOS) will exceed the standard of LOS D (eastbound and westbound ramps) which is carried over into the draft Broadmoor Master Plan. These interchange improvements (eastbound and westbound) are listed as a mitigation measures in the Draft EIS. However, only the eastbound improvements are listed on the City of Pasco’s current Six-Year Transportation Improvement Program, which should be updated to include this improvement to meet Growth Management requirements. Noted, city to update 6-year TIP during next cycle to reflect improvements. Page 354 of 461 36 Washington State Department of Transportation 1/13/2023 Draft Plan/EIS Email (Letter)The above comment assumes that the traffic analysis clearly identifies No Build and future 2040 estimates with planned improvement projects for the future year. However, it is not clear that this has occurred. Therefore, we cannot discern from the draft plan what other mitigation measures are needed to maintain an LOS less than LOS D for the I-182/Road 100 Interchange. We request that this be further reviewed and addressed prior to issuance of a Final Environmental Impact Statement and Determination and adoption of the final Plan. See response to #17. 37 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)DEIS neglects to acknowledge clients stated intent to conitnue the existing industrial uses on Parcel No 126160118. American Rock Products expects to complete mining and proceed with reclamantion of the mining site within the next five years. See comment response #24 38 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)DEIS should be revised to evaluate the impacts of the continuation of the existing industrial uses.Update DEIS 39 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)Section 1.2: ARP requests the City specifically identify as an objective of the EIS: “Planning for the continuation of the existing industrial and commercial uses of concrete batch plant, office, equipment maintenance building and yard, and retail space through approximately 2035, and then transition of that parcel to a zone consistent with the then applicable Broadmoor Master Plan. Add language as appropriate 40 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)Section 1.3: ARP requests that continuation of existing uses be included in EIS so that those may be considered an implementing project. Recognizing that a supplemental SEPA checklist would be appropriate to evaluate the specific impacts of the particular use, together with a special use permit application. Add language as appropriate 41 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)Section 3.1: ARP requests the “Built Environment” description should include “continuation of the exiting uses, which that are expected to continue for at least 10 years and support development of the Broadmoor Area.” Add language as appropriate 42 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)Section 3.2, Alternative 1: ARP Opposes Alternative 1, which puts at risk the ability to continue the existing uses under a special use permit. Comment noted 43 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)Section 3.3, Alternative 2: ARP would support Alternative 2 with a modification of the proposed zoning to Medium Industrial, to allow for continuation of the existing uses under a special use permit. See comment response #24 44 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)ARP requests a revision1 to the Alternative 2 preamble (p. 9): Alternative 2 will include simplified land-use alternatives derived from Alternative 1 to accommodate a denser retail, commercial, and residential development, often in a mixed-use setting, and allow continuation of existing medium industrial uses for a defined term. Add language as appropriate 45 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)ARP Request revision to language second paragraph (p. 10): This alternative will accommodate retail, commercial, and residential development, continued production of concrete materials to facilitate buildout of the Broadmoor Area (including streets, roads, and sidewalks), and accommodate future open spaces based on various ecological functions and future potential. Add language as appropriate 46 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)ARP requests a revision to Alternative 2 Land Use Map: Identifying Parcel 126160118 as Medium Industrial. {NOTE: This parcel is not covered by “Reclamation” and such designation would be factually inaccurate.} Update map 47 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)ARP requests a revision to Table 2: reducing the Medium Density Residential acres by 13.5 acres and instead identifying 13.5 acres as Medium Industrial. Update tablePage 355 of 461 48 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)ARP requests inclusion of Medium Industrial-Special Use in the description of land uses in Alternative 2 (and make the appropriate changes to the Broadmoor Master Plan development regulations): Medium Industrial-Special Use: The intent of this land use is to allow the continuation of the existing concrete batch plant, equipment maintenance building and yard, office, and building material retailer under a special use permit. These uses will facilitate the buildout of the Broadmoor Area by providing essential construction and building materials in close proximity to the place of use. The intent of the owner and the City is that this use will terminate in approximately 2035, and then zoning will be amended to designate the land consistent with the then applicable Broadmoor Master Plan. Add language as appropriate 49 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)Section 4.2.2: ARP requests a copy of the traffic analysis for consideration and comment in light of its existing and continued industrial uses. City to provide 50 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)Section 5.1.1.4: Mining is anticipated to conclude, and the site reclaimed in or about 2027; but the industrial uses on the ARP site are expected to continue until about 2035. Update language 51 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)Section 5.2.1.1 (p. 29), ARP objects to the following language as factually inaccurate: “Specifically, the concrete operations at the ARP complex contribute to emissions of particulate matter from dust generated as part of industrial operations and as the result of windblown dust.” This statement is incorrect. Fugitive dust is most likely from exposed sands in the mining area. Any fugitive dust or measurable particulate that is emitting from concrete manufacturing site is minimal due to the concrete plant emissions being controlled by equipment, regulations, operational permits, and use of best management practices. The sand and gravel mining and processing activity is expected to end by January 2025, with concrete manufacturing expected to continue, which will have a positive environmental impact in regard to increasing sustainability and decreasing climate impact as further described in comments to Section 5.2.1.2. Update language to refer to the gravel mining causing the fugitive dust which will end by January 2025, instead of the concrete operation 52 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)ARP requests a revision to the above quoted language, found at DEIS p. 29: “Specifically, the concrete operations at the ARP complex are expected to continue for the short term, and it is anticipated that any emissions that may emanate from the manufacturing will be offset by a decrease in truck and material transport during construction, attributed to materials being produced and placed in the Broadmoor Area, rather than being transported from distant locations. contribute to emissions of particulate matter from dust generated as part of industrial operations and as the result of windblown dust.” Update language as appropriate 53 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)Section 5.2.1.2, ARP offers the following comments regarding Global Climate Change: As acknowledged in this section, transportation and related fuel usage and emissions are the key drivers to climate change, and those emissions are a specific impact that should be addressed in the future planning of the Broadmoor Area. The development of future uses contemplated in this plan will require the use and delivery of associated building products for infrastructure, buildings, and homes. The closer those sourced materials are to the development, the lower will be the related fuel and resultant emissions. The continued availability of ready-mix concrete and building products adjacent to this development, until the area is built out, will lower greenhouse gas emissions by avoiding off site transportation. Please note that APR is a part of CRH Companies and compliant with the industry and worldwide leading climate change goals of CRH Add language as appropriate 54 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)Section 5.2.2, ARP requests revised language to “Potential Impacts” (paragraph 1, p. 30): “Exhaust from heavy equipment used during construction will also result but will be mitigated by the fact that concrete construction materials produced on the ARP site will be available through the first 10 years of build-out and minimize exhaust emissions by reducing transportation distances and the number of trips.” Add language as appropriate 55 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)Section 5.2.3, ARP requests additional Mitigation Measures: Continuation of the existing ready-mix concrete manufacturing operations for the first 10 years of the Broadmoor Area build-out will minimize trip distance for construction materials, thereby minimizing exhaust emissions otherwise expected from transportation distances and trips related to providing construction materials to the Broadmoor Area. Add language as appropriate 56 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)Section 5.5.3, ARP requests addition to Mitigation Measures: The ARP facility currently follows best management practices and has in place necessary infrastructure to minimize the potential for environmental impacts arising from the presence of hazardous materials on the ARP site; and continued use shall be conditioned on the continuation of all present practices, with commercially reasonable improvements to best management practices through the life of the use. Add language as appropriate 57 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)ARP’s additional comment to 5.5.3 Mitigation Measures: The mitigation measures listed are in conflict to the extent the simultaneously preclude and allow the same conduct (e.g. “petroleum products…shall not be stored on site” v. “spill containment at refueling locations”). Update 58 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)Section 5.6.2, Additional impact should be addressed: Industrial noise at ARP facility is expected to continue, and operations are expected to follow the present days and hours of operation. UpdatePage 356 of 461 59 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)Section 5.6.3, Additional mitigation should be addressed: A special use permit for continued operations at the ARP site is expected to contain a condition that ARP continue best management practices to limit noise emanating from its operations to neighboring uses, and that hours of operation remain consistent with existing operations. Add language as appropriate 60 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)Section 5.7.2: ARP requests revision to Alternative 2 description to include medium industrial zoning to allow continuation of existing uses at ARP facility. Update language 61 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)Section 5.8.2, ARP requests revised language (p. 54): “These will be changed under both alternatives to a combination of mixed-use development including low, medium, and medium-high density residential, office, and commercial developments with intermittent open, green, and other public spaces, with the exception of the continuation of the existing ARP industrial uses for a period of approximately 10 years.” Update 62 Elizabeth Tellessen - American Rock Products 1/16/2023 DEIS Email (Letter)Section 5.10.3: The Mitigation Measures identified to address the Transportation Impacts are unclear as to the identity of the north-south oriented road connecting Burns Road to Harris Road, between Dent and Kohler Roads. Irrespective of the road’s identity it relies on right of way through the ARP facility, which would not be available until after conclusion of the existing uses, and any phasing plan for road construction should take that timing into consideration. Noted. 63 Broadmoor Properties 1/11/2023 Draft Plan In-Person Mixed-Residential Land Use allocations and underlying requirements of 80% / 20% split between residential and/or commercial is too restrictive and not aligned with market conditions of local market feasibility Add language and update regulations to clarify the horizntal mix of uses within close proximity that meets the intent of mixed use 64 Broadmoor Properties 1/11/2023 Draft Plan In-Person Clarify definitions and use of the "should" and "shall""Should" to be replaced with "shall" 65 Broadmoor Properties 1/11/2023 Draft Plan In-Person Section 3.4.3.8 - Building placement, error on ground floor commercial requirement?Clarify language 66 Broadmoor Properties 1/11/2023 Draft Plan In-Person Add a variable or buffer exemption for codes and standards Noted, In progress 67 Broadmoor Properties 1/11/2023 Draft Plan In-Person PG 65, #7 - ground floor retail of at least 40% needs to be reconsidered Clarify language Page 357 of 461 Broadmoor Master Plan and Development Regulations City of Pasco January 25, 2023 Prepared by Oneza & Associates In partnership with White Bluffs Consulting Deleted: December 15, 2022 Page 358 of 461 Broadmoor Master Plan and Development Regulations Page i Acknowledgements City Council Blanche Barajas, Mayor Craig Maloney, Mayor Pro Tem Joseph Campos Nikki Torres Pete Serrano Daved Milne Zahra Roach (At-Large) Planning Commission Jerry Cochran, Chair Paul Mendez, Vice Chair Tanya Bowers Kim Lehrman Abel Campos Isaac Myhrum Rachel Teel Jay Hendler City Staff Adam Lincoln, Interim City Manager Rick White, Community and Economic Development Director Jacob Gonzalez, Planning Manager Jessica Brackin, Long-range Planning Coordinator Jon Padvorac, City Engineer Page 359 of 461 Broadmoor Master Plan and Development Regulations Page ii Table of Contents 1 Background and Existing Conditions ......................................................................................... 6 1.1 Introduction ....................................................................................................................... 7 1.1.1 Purpose of the Plan ..................................................................................................... 7 1.1.2 Location and Context .................................................................................................. 7 1.2 Existing Conditions ............................................................................................................ 8 1.2.1 Existing Land Uses ...................................................................................................... 8 1.2.2 Comprehensive Plan Land Use and Zoning ................................................................. 9 1.2.3 Zoning ....................................................................................................................... 11 1.2.4 Topography and Storm Drainage ............................................................................... 11 1.2.5 Ownership ................................................................................................................. 12 1.2.6 Access and Circulation ............................................................................................... 13 1.2.7 Infrastructure ............................................................................................................ 13 1.2.8 Parks and Open Space ............................................................................................... 15 1.2.9 Wildlife and Habitats ................................................................................................. 15 1.3 Assets and Constraints ..................................................................................................... 17 1.3.1 Assets and Opportunities .......................................................................................... 17 1.3.2 Constraints ................................................................................................................ 17 2 Broadmoor Vision and Plan ..................................................................................................... 19 2.1 Planning Vision ............................................................................................................... 20 2.1.1 Planning principles ................................................................................................... 20 2.2 Plan Elements .................................................................................................................. 21 2.2.1 Land Use ................................................................................................................... 21 2.2.2 Community Centers and Corridors ........................................................................... 24 2.2.3 Access and Circulation ............................................................................................... 25 2.2.4 Infrastructure ........................................................................................................... 28 2.2.5 Wildlife and Habitats, Parks and Open Space ............................................................. 30 2.2.6 Storm Drainage ......................................................................................................... 32 3 Development Standards .......................................................................................................... 33 3.1 Purpose and Applicability ................................................................................................. 34 3.2 Urban Blocks .................................................................................................................... 34 3.2.1 Intent ........................................................................................................................ 34 3.2.2 Block Standards ......................................................................................................... 34 3.2.3 Circulation and Connectivity ...................................................................................... 38 3.2.4 Signage...................................................................................................................... 41 3.3 Building Types and Standards .......................................................................................... 42 3.3.1 Intent ....................................................................................................................... 42 3.3.2 Residential Building Types ........................................................................................ 42 Page 360 of 461 Broadmoor Master Plan and Development Regulations Page iii 3.3.3 Mixed, Commercial, and Civic Building Types ............................................................45 3.4 Development Standards by Land Use .............................................................................. 48 3.4.1 Permitted Land Uses ................................................................................................ 48 3.4.2 Medium Density Residential District .......................................................................... 53 3.4.3 Mixed Residential and Commercial District ...............................................................59 3.4.4 Commercial District .................................................................................................. 66 3.4.5 Open Space .............................................................................................................. 68 3.4.6 Reclamation .............................................................................................................. 70 3.5 Standards Applicable to Community Centers and Corridors ............................................. 70 3.5.1 Intent ........................................................................................................................ 70 3.5.2 Gateway Center ........................................................................................................ 71 3.5.3 Mixed-use Center ...................................................................................................... 72 3.5.4 Waterfront Neighborhood Center ............................................................................. 73 3.5.5 Street Corridors ......................................................................................................... 73 3.6 Street Environment and Public Realm .............................................................................. 73 3.6.1 Intent ........................................................................................................................ 73 3.6.2 Standards .................................................................................................................. 74 3.6.3 Courtyards and Plazas ............................................................................................... 74 3.7 Parking Standards ........................................................................................................... 82 3.7.1 General standards for Residential Developments ..................................................... 82 3.7.2 Additional Standards for mixed-use and Commercial Developments ......................... 83 3.8 Landscaping Standards ..................................................................................................... 87 3.8.1 General standards ..................................................................................................... 87 3.8.2 Street frontage ......................................................................................................... 88 3.8.3 Parking lot landscaping and buffers .......................................................................... 88 3.9 Environmental Protection ............................................................................................... 89 3.9.1 Standards ................................................................................................................. 89 4 Cost Estimate .......................................................................................................................... 91 4.1 Key Improvements ........................................................................................................... 91 5 Implementation ....................................................................................................................... 93 5.1 Partnership ...................................................................................................................... 93 5.2 Financing ......................................................................................................................... 93 5.2.1 5.2.1 TAX INCREMENT FINANCING ............................................................................ 93 5.3 Phased Development ...................................................................................................... 94 5.4 Development Regulations ............................................................................................... 94 5.5 Permit process ................................................................................................................ 94 5.5.1 Mixed use project review process ............................................................................ 94 Page 361 of 461 Broadmoor Master Plan and Development Regulations Page iv 6 Definitions ...............................................................................................................................95 7 References .............................................................................................................................. 97 LIST OF FIGURES Figure 1-1: Broadmoor area and vicinity ............................................................................................... 8 Figure 1-2: Current Land Uses ................................................................................................................ 8 Figure 1-3: Existing Comprehensive Plan Land Use ............................................................................. 10 Figure 1-4: Topography ........................................................................................................................ 12 Figure 1-5: Land ownership ................................................................................................................. 12 Figure 1-6: Water infrastructure .......................................................................................................... 14 Figure 1-7: Pasco Sewer Plan Addendum ........................................................................................... 14 Figure 1-8: Priority Habitats and Species ............................................................................................. 16 Figure 2-1: Proposed Land Uses for the Broadmoor Area ................................................................... 22 Figure 2-2: Centers and corridors in Broadmoor ................................................................................. 25 Figure 2-3: Proposed Major Road Network ......................................................................................... 26 Figure 2-4: Proposed Enhanced Bike Network .................................................................................... 27 Figure 2-5: Freight Transportation Route ............................................................................................ 28 Figure 2-6: Major Water Infrastructure ............................................................................................... 29 Figure 2-7: Major Sewer Infrastructure (proposed) ............................................................................ 30 Figure 2-8: Parks and Trail (proposed) ................................................................................................. 31 Figure 3-1: Block and Circulation ......................................................................................................... 35 Figure 3-2: Residential Blocks .............................................................................................................. 36 Figure 3-3: Block Length Exception ...................................................................................................... 37 Figure 3-4: Mid-block Pedestrian Connections .................................................................................... 37 Figure 3-5: Interconnected Street Layout in grid (orthogonal) and Curvilinear Pattern ..................... 39 Figure 3-6: Circulation in Mixed-use Developments ........................................................................... 41 Figure 3-7: Pedestrian Scale Wayfinding Signage ................................................................................ 42 Figure 3-8: Single-family detached housing ......................................................................................... 43 Figure 3-9: Single-family attached housing.......................................................................................... 44 Figure 3-10: Multiple-family housing types ......................................................................................... 45 Figure 3-11: Various mixed-use buildings and layouts ........................................................................ 46 Figure 3-12: Commercial buildings ...................................................................................................... 47 Figure 3-13: Civic buildings .................................................................................................................. 48 Figure 3-14: Mixed-use planning area ................................................................................................. 50 Figure 3-15: Driveway options ............................................................................................................. 55 Figure 3-16: Setbacks and driveway standards by building types ....................................................... 57 Figure 3-17: Horizotal and Vertical Mix of uses ................................................................................... 59 Figure 3-18: Ground floor retail and upper level step back................................................................. 61 Figure 3-18: Integrated mixed-use development ................................................................................ 63 Figure 3-20: Compatible building design ............................................................................................. 63 Figure 3-21: Buildings close to the street ............................................................................................ 64 Figure 3-22: building placement with plazas and courtyards .............................................................. 65 Figure 3-23: Treatment of street corner with plazas and outdoor sEAting ......................................... 65 Figure 3-24: façade modulation ........................................................................................................... 67 Figure 3-25: Open spaces within residential developments ............................................................... 70 Page 362 of 461 Broadmoor Master Plan and Development Regulations Page v Figure 3-26: Broadmoor community Centers and corridor overlay .................................................... 71 Figure 3-27: Building accessed from the corner .................................................................................. 72 Figure 3-28: Active street environment with outdoor seating and walking ........................................ 74 Figure 3-29: Commercial and/or Civic Space Mid-block Connection .................................................. 75 Figure 3-30: Principal Arterial Street Standards .................................................................................. 77 Figure 3-31: Minor Arterial Street Standards ...................................................................................... 78 Figure 3-32: Collector Street Standards ............................................................................................... 79 Figure 3-33: Collector Street Standards ............................................................................................... 80 Figure 3-34: Local Street Standards ..................................................................................................... 81 Figure 3-35: Multi-Use Pathway .......................................................................................................... 82 Figure 3-36: Parking behind the building in mixed-use district ........................................................... 84 Figure 3-37: Parking lot screened with landscaping and artwork ....................................................... 84 LIST OF TABLES Table 1-1: Comprehensive Plan Land Uses (Existing) .......................................................................... 10 Table 1-2: Priority Species .................................................................................................................... 16 Table 2-1: Land Uses in Broadmoor Area ............................................................................................ 22 Table 3-1: Land use and Zoning ........................................................................................................... 34 Table 3-2: Block Dimensions and street connectivity standards ......................................................... 36 Table 3-3: Facility Spacing Standards ................................................................................................... 38 Table 3-4: Access Spacing by Street Restrict access for Broadmoor Boulevard .................................. 40 Table 3-5: Residential Uses .................................................................................................................. 50 Table 3-6: Commercial and office uses ................................................................................................ 51 Table 3-7: Civic uses ............................................................................................................................. 52 Table 3-8: Other uses ........................................................................................................................... 52 Table 3-9: Prohibited Uses ................................................................................................................... 52 Table 3-10: Lot Size in Zoning Districts1 ............................................................................................... 53 Table 3-11: Building Setbacks .............................................................................................................. 56 Table 3-12: Open Space Standards ...................................................................................................... 69 Table 3-13: Parking Standards in Mixed Use Districts ......................................................................... 85 Table 4-1: Cost Estimate ...................................................................................................................... 91 LIST OF APPENDICES Appendix A: Draft Environmental Impact Statement Page 363 of 461 Broadmoor Master Plan and Development Regulations Page vi Photo sources: City of Pasco, Oneza & Associates, Google Inc. 1 BACKGROUND AND EXISTING CONDITIONS Page 364 of 461 Broadmoor Master Plan and Development Regulations Page 7 1.1 INTRODUCTION 1.1.1 PURPOSE OF THE PLAN The City of Pasco has been experiencing rapid growth over the last two decades. The population of the City has grown from 32,066 in 2000 to 59,781 in 2010. According to the Office of Financial Management estimate, the 2022 population of Pasco is 80,180. This is a 34% increase from its population in 2010. According to the Office of Financial Management estimates, the City’s population is estimated to reach 121,828 in 2038. This will be a 52% increase from the City’s 2022 population. With its growth, the City needs to provide adequate housing, jobs, infrastructure, and amenities for its future residents. The Broadmoor area is expected to hold a major share of the City’s future growth in its approximately 1,240 acres of underutilized and vacant land. The purpose of the Broadmoor Master Plan is to provide a framework for the coordinated and long-term development in this area. It also provides guidelines for regulatory compliance for developments. The Broadmoor area is intended to develop as a master-planned mixed-use pedestrian-friendly community with a variety of jobs and housing opportunities to meet the needs of the residents. The Broadmoor Area Master Plan (the Plan) will integrate the built and natural environments in a way that protects the environment yet provides amenities the community needs such as parks, shops, and schools. The purpose of the plan is to: • Create a community with a mix of complementary developments • Adjust current land use of the Broadmoor area to accommodate higher density mixed-use commercial and residential developments to accommodate the City’s future growth • Provide adequate public facilities and infrastructure for the area to be developed • Re-allocate open space locations based on recent changes in irrigation water management and an area-wide mitigation strategy for shrub-steppe habitat • Provide a reliable transportation system that allows for a variety of mobility options for both motorized and non-motorized users • Provide necessary preservation and mitigation for the natural environment and habitat areas 1.1.2 LOCATION AND CONTEXT The area is located at the northwest side of Pasco, bounded by the Columbia River to the west, Broadmoor Boulevard to the east, and Interstate 182 (I-182) to the south. It is located more or less in the geographic center of the Tri-Cities region. Figure 1-1 shows the area and the vicinity. Deleted: will Page 365 of 461 Broadmoor Master Plan and Development Regulations Page 8 FIGURE 1-1: BROADMOOR AREA AND VICINITY 1.2 EXISTING CONDITIONS This section describes existing conditions of the Broadmoor area in terms of land use, zoning, ownership, topography, infrastructure, environmental conditions etc. Existing condition analysis in this section is updated as of December 12, 2022. 1.2.1 EXISTING LAND USES The Broadmoor area is mostly undeveloped. A small portion of this area is used for agricultural activities by multiple owners. Approximately 250 acres are already in the process of various housing developments (Affinity & Hydro Broadmoor Apartments, Solstice, Dunes, and Columbia Shores). FIGURE 1-2: CURRENT LAND USES Page 366 of 461 Broadmoor Master Plan and Development Regulations Page 9 About 300 acres are devoted to mineral extraction (Central Pre-Mix). Approximately 58 acres of land is owned by the U.S. Army Corps of Engineers in the Columbia River shoreline and is designated Open Space. Approximately 800 acres are currently vacant, undeveloped, or used by small family farms. The area north of Burns Road outside the Broadmoor area is being developed with newer residential subdivisions. The City has been experiencing an ongoing development interest from the development community on the vacant areas. Recent changes in irrigation water management leave the previous tailwater pond unused. The Central Pre-Mix operates under special permits that include approximately 300 acres of land for sand/gravel extraction, rock crushing, concrete processing, concrete batch plant operations, hot mix asphalt plant operations, and other related activities. The mining permit is expected to expire in 2025 without renewal. The vacant lands abutting Broadmoor Boulevard to the west have been used by Outdoor Recreational Vehicle (ORV) enthusiasts for four-wheeling and dirt biking for decades. The natural environment in this portion of the Broadmoor area has been severely degraded by such activities. The area abutting the Columbia River, west of Shoreline Road, is identified as natural resources area owned by the U.S. Army Corps of Engineers. Figure 1-2 indicates current and ongoing land uses as of the end of the year 2022. 1.2.2 COMPREHENSIVE PLAN LAND USE AND ZONING The existing Comprehensive Plan land use for the Broadmoor area currently has a mix of medium to medium-high-density residential land uses throughout the area, with commercial designations along Harris Road and mixed-use and office designations along Broadmoor Boulevard, Sandifur Parkway, and Burns Road. Mixed land use is also designated on the west side of the Broadmoor area abutting the Shoreline Road. Open space areas are located along historical irrigation drainage areas, even though this drainage has recently been re-routed to the Columbia River. Recent developments and approved plans will result in significantly reduced densities and non- conformance with the current medium density land uses. Figure 1-3 indicates land use within the site and vicinity. Table 1-1 indicates land use acreages in the area. Page 367 of 461 Broadmoor Master Plan and Development Regulations Page 10 FIGURE 1-3: EXISTING COMPREHENSIVE PLAN LAND USE TABLE 1-1: COMPREHENSIVE PLAN LAND USES (EXISTING) Comprehensive Plan Land Use Area (Acres) Percent Medium Density Residential 549 44% Medium - High Density Residential 201 16% Office 67 5% Commercial 50 4% Mixed-Use Neighborhood 76 6% Mixed-Use Regional 139 11% Open Space 159 13% Total 1,240 100% *Land use does not include rights-of-way (based on parcel geometry). Low Density Residential: Although the land use does not include low density residential, an approved low density residential development (Solstice) will be developed in the Broadmoor area at a density of 2 to 5 dwelling units per acre. Medium Density Residential: This allows single-family homes, townhouses, apartments, and condominiums at a density of 6 to 20 dwelling units per acre. Page 368 of 461 Broadmoor Master Plan and Development Regulations Page 11 Medium High Density Residential: This allows single-family patio homes, townhouses, apartments, and condominiums at a density of 8 to 15 dwelling units per acre. Office: This allows professional office and personal services, resource centers, etc. Commercial: This land use includes neighborhood, community, and regional shopping and specialty centers, business parks, service, and office uses. Mixed-Use Neighborhood: This allows townhouses, multi-family developments, neighborhood grocers/markets and drug stores, vertically integrated buildings, live-work spaces, and other neighborhood scale offices and uses. Mixed-Use Regional: This allows general retail operations and shops, grocery stores, residential above commercial/office, high-density residential, dining, entertainment uses, etc. Open Space: Development other than parks, trails, and recreational areas will be severely restricted. 1.2.3 ZONING The Broadmoor area is currently zoned R-T (Residential Transition), C-1 (Retail Business), R-1/PUD (Low Density Residential Planned Unit Development), and R-3 (Medium Density Residential). The R-T zone is generally applied as a holding zone for areas that lack necessary urban utility services. As utilities become available, lands zoned R-T can then be transitioned (through the rezone process) to a zoning classification in conformance with Comprehensive Plan designations for the affected lands. 1.2.4 TOPOGRAPHY AND STORM DRAINAGE The topological features at the Broadmoor area include dunes, gradually sloping or flat agricultural areas and residential development, man-made below-water table depressions at the American Rock Products (ARP) facility, and a steep sloped hillside, running north-south, located north of Burns Road outside of the Broadmoor area. The City’s stormwater runoff system works through a system of catch basins, infiltration galleries, collection ponds, on-site collection and dissipation systems, and grassy swales along roadways. The Broadmoor area currently does not have a storm drainage system in place in the undeveloped areas. Figure 1-4 indicates existing topography of the area. Page 369 of 461 Broadmoor Master Plan and Development Regulations Page 12 FIGURE 1-4: TOPOGRAPHY 1.2.5 OWNERSHIP Land in this area is mostly under private ownership. There are five large parcels with parcel sizes more than 100 acres. Pasco School District owns approximately 74 acres of land north of this area. Figure 1-5 shows ownership of the area. Most of the large parcel owners have expressed interest for a planned development of the area. FIGURE 1-5: LAND OWNERSHIP (AS OF 2021) Page 370 of 461 Broadmoor Master Plan and Development Regulations Page 13 1.2.6 ACCESS AND CIRCULATION The I-182/Road 100 (Broadmoor Boulevard) Interchange is located directly southeast of the Broadmoor area. This interchange provides a convenient connection point to all areas within the Tri-Cities and is one of the few main connections between Pasco and I-182. The interchange was upgraded in 2009 with the addition of two new ramps to facilitate easier access to the freeway from Broadmoor Boulevard. City and County streets are located on the periphery of the Broadmoor area only. Broadmoor Boulevard is located to the east, Harris Road is to the south, Shoreline Road is to the west, and Burns Road is to the north. Dent Road and Kohler Road extend to the northern boundary of the Broadmoor area intersecting Burns Road. Burns Road runs east west and extends beyond the boundary of the Broadmoor area. Sandifur Parkway from the east ends at Broadmoor Boulevard. Except for Broadmoor Boulevard, all roads within the area have two lanes. This area lacks adequate internal circulation, in terms of north-south connection between Burns Road and Harris Road, and east-west connection between Broadmoor Boulevard and Shoreline Road. 1.2.7 INFRASTRUCTURE As discussed previously, the Broadmoor area currently does not have adequate infrastructure available to serve the area. The new subdivisions south of Burns Road (Solstice), and the planned unit development (Columbia Shores) south of Harris Road, are served by the City’s water system and soon will be served by the City’s sewer system. Proposed developments are extending service internal of their development. WATER The City’s water system is supplied from surface water withdrawals from the McNary Pool of the Columbia River. Currently, the system is served by two surface water treatment plants, Butterfield Water Treatment Plant (WTP), which is a conventional filtration plant, and West Pasco WTP which is an ultrafiltration membrane plant. According to the 2019 Water System Plan (WSP), the Butterfield WTP has capacity of 26.8 million gallons per day (mgd) while the West Pasco WTP has a capacity of 6.0 mgd with the ability to expand to 18.0 mgd. The West Pasco WTP is located on the southern edge of the Broadmoor area. An existing storage tank is located on Broadmoor Boulevard. Figure 1-6 indicates major water infrastructure serving the Broadmoor area. Page 371 of 461 Broadmoor Master Plan and Development Regulations Page 14 FIGURE 1-6: WATER INFRASTRUCTURE SEWER Figure 1-7 shows the existing sewer system for the entire City as part of the 2021 Comprehensive Sewer Plan Addendum, completed in November of 2021. FIGURE 1-7: PASCO SEWER PLAN ADDENDUM Page 372 of 461 Broadmoor Master Plan and Development Regulations Page 15 The Harris Road Sewer Transmission Main, a 30-inch-diameter pipe, has recently been constructed and will provide sewer service in portion of the Broadmoor area. The new main runs from the West Pasco Trunk Sewer at the intersection of Road 111 and Court Street to the north crossing under I-182, running northeast along Harris Road at the project boundary. Additional sewer trunk lines and a pressure lift station have been constructed through a Local Improvement District (LID). ELECTRICITY Electrical service in the Broadmoor area is split between the Franklin County PUD and the Big Bend Electrical Cooperative. The Franklin County PUD serves the Central Pre-Mix facilities and all properties west of the Wilson farm. The remainder of the area is served by Big Bend. The City is working with these agencies regarding future growth in this area. GAS Gas service is available in the area near the intersection of Sandifur Parkway and Broadmoor Boulevard. The residential subdivisions to the east of Broadmoor Boulevard and the commercial properties extending down Sandifur Parkway benefit from this service. 1.2.8 PARKS AND OPEN SPACE The City of Pasco Parks and Recreation Department provides physical facilities and operates a variety of programs to meet the community’s needs. This includes establishing a neighborhood park system and other park facilities, providing organized recreation programs for all age groups, and performing maintenance to maximize the service life of existing parks and recreation facilities. The City sets aside budget that supports the acquisition, development, and maintenance of facilities, and operation and management of recreational programs. Since most of the Broadmoor area is undeveloped, there is no park land currently identified in this area. The City’s Parks, Recreation and Open Space Plan aims to ensure equitable park access. The City uses a ¼-mile to ½-mile walking or biking distance from park access points. This is roughly the equivalent of a 10-minute walk. The federally owned property between the shoreline and Shoreline Road is a designated open space. The area is also identified as a critical area geologically and for habitat purposes. The tailwater pond south of Burns Road was part of the South Columbia Basin irrigation system. Portion of the tailwater pond and ditch leading to the pond are designated open space. These are no longer operational due to a recent change in irrigation water management and will no longer remain open space. 1.2.9 WILDLIFE AND HABITATS The Washington Department of Fish and Wildlife (WDFW) identifies and defines Priority Habitats and Species (PHS) to prioritize conservation of important fish, wildlife, and habitat resources in Page 373 of 461 Broadmoor Master Plan and Development Regulations Page 16 Washington state. Currently in the Broadmoor area there are State Candidate species including the black-tailed jackrabbit, burrowing owl, sagebrush sparrow, and sagebrush lizard. The shrub-steppe habitat, which currently encompasses a large portion of the Broadmoor area, is classified as priority habitat as shown in Figure 1-8. FIGURE 1-8: PRIORITY HABITATS AND SPECIES Table 1-2 indicates priority species in the Broadmoor area: TABLE 1-2: PRIORITY SPECIES Common Name Scientific Name Animal Type Species Status State Federal Black-tailed jackrabbit Lepus californicus Mammal SC none Burrowing owl Athene cunicularia Bird SC none Sagebrush sparrow Artemisiospiza nevadensis Bird SC none Sagebrush lizard Sceloporus graciosus Reptile SC none Notes: *Ord’s Kangaroo Rat is a Washington State Monitored Species and is listed on the International Union for Conservation of Nature (IUCN) Red List of Threatened Species as Least Concern. SC = State Candidate (Sources: WDFW, 2018a; Cassola, 2016) Page 374 of 461 Broadmoor Master Plan and Development Regulations Page 17 1.3 ASSETS AND CONSTRAINTS 1.3.1 ASSETS AND OPPORTUNITIES Proximity to the freeway and the river. The Broadmoor area has easy access to I-182. This would provide an opportunity for the area to connect to the rest of the City and the region. The location of the area abutting the Columbia River provides significant recreational opportunities. Area within the City limits and urban growth area (UGA). The location of the Broadmoor area mostly within the City’s UGA allows the City to invest in capital facilities and promote growth at urban density. Surrounding growth. Developments are already occurring in the vicinity, especially to the east and north of the Broadmoor area, and within the Broadmoor area (Solstice, Dunes, Columbia shores, affinity). Medium-high density growth expected in the area will support future developments. Additionally, there is interest in commercial developments in the Broadmoor area. Vacant land ownership. There are several landowners who own parcels larger than 10 acres. There are several parcels ranging from 100 acres to 500 acres. Large portion of vacant lands provide opportunities for planned developments in the area. Open space. The shoreline area west of Shoreline Road is publicly owned and a designated critical area. This provides an opportunity for preservation of the area, low intensity recreation, and shoreline public access. Tailwater pond. The location of the pond and ditch present challenges for laying out lots and streets. However, this drainage has recently been re-routed to the Columbia River, providing better flexibility for developing the area. 1.3.2 CONSTRAINTS Limited access. Although the Broadmoor area is in close proximity to the freeway, it currently lacks adequate local access roads to serve the area. Most of the roads to and from the area are not constructed to the City standards for road design or capacity. Regional access and access to the Broadmoor area both provided by Broadmoor Boulevard. Limited infrastructure. The Broadmoor area lacks adequate infrastructure, especially water and sewer services. Gravel operation. A portion of the Broadmoor area is currently being used for gravel mining. The process of gravel mining and the production of ready-mix concrete creates the potential of nuisance conditions related to dust, noise, and truck traffic. Once the operation ends, it may take years for reclamation of the gravel mining site. In addition, steep slopes created in the gravel mine area will make construction of streets challenging. Page 375 of 461 Broadmoor Master Plan and Development Regulations Page 18 Truck traffic. Due to the Central Pre-Mix operations and, to a lesser extent, nearby farming, a high percentage of traffic on Harris Road is truck traffic. The truck traffic creates potential conflicts for future non-industrial traffic. Wildlife habitat. The existing shrub-steppe habitat, which currently encompasses a large portion of the Broadmoor area, is classified as a state priority habitat. Adverse impacts on priority habitats should be avoided, minimized, or mitigated. Page 376 of 461 Broadmoor Master Plan and Development Regulations Page 19 2 BROADMOOR VISION AND PLAN Page 377 of 461 Broadmoor Master Plan and Development Regulations Page 20 2.1 PLANNING VISION The Broadmoor area is intended to be developed as a well-connected and sustainable community for diverse income and age groups. The area will provide the community with various choices to live, work, shop, and recreate in a pedestrian- and transit-friendly environment. 2.1.1 PLANNING PRINCIPLES 1. Encourage a pedestrian- and transit-friendly environment. Developments should consider design standards that promote walkability. 2. Establish a connected community with ample choices in the circulation network. Create an efficient bike, pedestrian and vehicular circulation network within the area and with connections to the rest of the City. A public transportation system to be utilized to connect residential and commercial land use districts with each other as well as with the region. 3. Provide a variety of housing choices with a priority on higher density developments. The area should include a wide range of housing types, such as single-family homes, townhomes, condominiums, apartments, etc., that can meet the demands and preferences of current and future residents. 4. Create economic opportunities for all income groups. Provide flexibility and choices for a variety of small businesses, entrepreneurship, and general economic growth. Promote businesses in commercial and mixed-use areas to improve the economic vitality of the City. 5. Promote environmental protection and a network of open spaces. The area should be connected by open spaces, greenbelts, recreational facilities (trails, pathways), and roadways. 6. Develop an aesthetically pleasing community with quality design. The design guidelines will promote a complementary scale and size of neighborhood blocks, building form, and landscape design. It will create a balance between residential and commercial uses that will promote sustainable living and working conditions. 7. Provide infrastructure and public facilities to meet the need of the residents. The area will have necessary infrastructure to support growth and ensure efficient use of public facilities. This area should also provide amenities and services as growth takes place, such as schools, parks, police and fire services, and recreational opportunities. Page 378 of 461 Broadmoor Master Plan and Development Regulations Page 21 8. Offer flexibility and creativity with monitoring The design and development will encourage creativity. In order to promote creative design and a walkable community, there will be provisions of choices and flexibility in the development. Development of the area should be monitored on a periodic basis to meet the planning vision of the Broadmoor area. 2.2 PLAN ELEMENTS This section lays out the plan for future growth within the Broadmoor area. The area is envisioned to be developed as a mixed-use pedestrian-friendly community with a variety of jobs and housing opportunities to meet the needs of the residents. Land uses in this Plan is proposed to be updated from the existing Comprehensive Plan land uses. Land use, circulation, infrastructure, open space, and other public amenities are planned in an integrated and consistent manner. Various land uses and projected densities are planned with adequate public facilities and infrastructure to support them. This Plan accounts for the projected population in the Broadmoor area as part of the City’s 20 years population projection in the 2018-2038 Comprehensive Plan. 2.2.1 LAND USE The Broadmoor area is envisioned to become a mixed-use and diverse community with easy access and circulation for bike, pedestrian and vehicular traffic. The area is also expected to accommodate a substantial portion of the City’s future growth in a higher density environment. It is expected that it will have necessary uses and amenities to serve the area such as shopping centers with commercial land use districts, single- and multi-family housing, civic structures, and various parks. This will also continue existing industrial use until 2035. After this time period, land use amendment will follow with an intended Medium Density Residential use in this land. Examples of specific uses include low, medium and high-density housing; offices; banks; grocery; retail shops; health/fitness; auto services; library; schools; recreational facilities (public and/or private); fast-food restaurants; sit-down restaurants; public open space; and recreational parks, pathways, and trails. The uses can be accommodated in various land uses as follows: • Low Density Residential • Medium Density Residential • Mixed Residential and Commercial • Commercial • Open Space • Reclamation • Industrial Deleted: districts Page 379 of 461 Broadmoor Master Plan and Development Regulations Page 22 Land uses are shown in Figure 2-1. Table 2-1 indicates various land use areas in Broadmoor . FIGURE 2-1: PROPOSED LAND USES FOR THE BROADMOOR AREA TABLE 2-1: LAND USES IN BROADMOOR AREA Land Use Area (Acres) Percent Low Density Residential 144 12% Medium Density Residential 361 29% Commercial 104 8% Mixed Commercial Residential 370 30% Open Space 61 5% Reclamation 187 15% Industrial 14 1% Total 1,240 100% LOW DENSITY RESIDENTIAL The intent of Low Density Residential land use is to allow single-family detached and/or attached residential homes at a density of 2 to 5 dwelling units per acre. Single-family housing developments Deleted: various land use districts Deleted: 374 Deleted: 30 Page 380 of 461 Broadmoor Master Plan and Development Regulations Page 23 currently exist north of Burns Road bordering the Broadmoor area. Within the Broadmoor area, low density residential development (Solstice) was previously permitted and is located south of Burns Road. Developments are guided by the City’s existing R-1 zoning standards. MEDIUM DENSITY RESIDENTIAL The intent of Medium Density Residential land use is to allow small lot single-family homes, both attached and detached, as well as duplexes, multiplexes in this district. This also includes cottage housing, multi-family homes, apartments, townhomes, and condominiums. Medium density land use is proposed south of Burns Road and south of Harris Road. The density should be at 6 to 29 dwelling units per acre. MIXED RESIDENTIAL AND COMMERCIAL The Mixed Residential and Commercial designation is generally located along the east and west sides within the Broadmoor area. This land use is also called Mixed-use in this document. Mixed-use districts are intended to create a sense of community by increasing the interaction among different types of uses, such as residential, commercial, and office, and promoting pedestrian-friendly environments within neighborhoods. The purpose of mixed use is to encourage more efficient use of land and public services, increase economic return, reduce transportation costs, encourage human interaction, create place-making with day and evening activities, create a more sustainable development pattern, and increase development opportunities. Mixed uses in this area should be compatible, supportive, and complement each other. Various uses should be placed in close proximity. To that effect, mixed use can be horizontal in a block setting, or vertical in a building setting. Uses include townhouses, multi-family developments, neighborhood grocery, drug stores, coffee/sandwich/ice cream shops, restaurants, breweries, recreational facilities, vertically integrated buildings, live-work spaces, dry cleaner/laundromat, salons/spas, daycares, neighborhood-scale professional offices, medical/dental clinics, etc. In this district, a mix of use shall consist of at least 20% of residential development at a minimum density of 21 units per acre for the residential portion of the site Maximum share of a single use in the mixed use shall be 80%. Planning Director may approve ratios and/or density lower than the minimum up to 10% if the project meets the overall intent of the mixed-use district, and if the development proposal and density based on site plan indicate such need based on market research. Mixed use near the Columbia River is aimed to accommodate recreational uses along the river while maintaining the shoreline environments. Page 381 of 461 Broadmoor Master Plan and Development Regulations Page 24 COMMERCIAL The Commercial land use is intended to allow various commercial uses to serve the area including retail, wholesale, office, and business parks as well as appropriate public uses and government facilities. OPEN SPACE The Open Space land use is designated for areas that are publicly and/or privately owned to protect the natural features of the area and provide various recreational opportunities to the community while preserving the environmental features. RECLAMATION The Reclamation land use is designated for areas that are currently or more recently have been used for gravel mining operations and are planned for future reclamation. Various recreational and other appropriate uses can be designated in this area. However, a reclamation plan and future studies shall be required to designate appropriate uses in this area. INDUSTRIAL The intent of this land use is to allow the continuation of the existing concrete batch plant, equipment maintenance building and yard, office, and building material retailer. These uses will facilitate the development of the Broadmoor Area by providing essential construction and building materials in close proximity. This use will be terminated in 2035, and the land use will be amended to Medium Density Residential after the industrial use ends. 2.2.2 COMMUNITY CENTERS AND CORRIDORS Community centers and street corridors are envisioned to be the activity centers of the Broadmoor area with a mix of activities for people to live, work, and recreate. Centers and corridors along with various land use districts standards will create and maintain a “sense of place” for the Broadmoor area. These centers are ideal to locate various public facilities such as transit centers, community and event centers, vertical mixed use, and anchor commercial businesses. Corridors are identified along the streets within Mixed Residential and Commercial district and when the mixed-use district abuts Commercial district. Corridors are ideal for mixed-use developments with an active street environment. Specific standards will apply to these centers and corridors, as mentioned in Section 3. Three locations have been identified in the Broadmoor area that shall serve as centers of various types. These are as follows (Figure 2-2): 1. Gateway center at Broadmoor and Sandifer Parkway intersection 2. Mixed-use center at Road 108 and Sandifer Parkway intersection 3. Waterfront neighborhood center at the future north-south roadway and Sandifer Parkway intersection. Page 382 of 461 Broadmoor Master Plan and Development Regulations Page 25 FIGURE 2-2: CENTERS AND CORRIDORS IN BROADMOOR 2.2.3 ACCESS AND CIRCULATION The area currently lacks adequate access. Several north-south and east-west arterial, collector and neighborhood collector roads are proposed with the intent of connecting with the existing street grids for better connectivity. Existing Burns Road is proposed to be improved as a principal arterial and serve as a major east- west connection. Existing Broadmoor Boulevard is proposed to be improved as a principal arterial. Extension of Sandifer Parkway will be a central east-west corridor to serve as a minor arterial. Shoreline Road, Harris Road will be improved as collectors. Road 108, the extension of Kohler Road and an east-west road north of the gravel operation will be collectors. Buckingham Drive will continue east-west as a neighborhood collector. Road 103, Road 105, and additional not yet named roads with be neighborhood collectors as shown in Figure 2-3. Local access roads are not shown and will needed to provide local access. Access and circulation requirements to and through the reclamation area will need to be determined in the future An area abutting future extensions of Road 108 and Sandifur Parkway is being considered for future transit center. Page 383 of 461 Broadmoor Master Plan and Development Regulations Page 26 The Transportation System Master Plan (TSMP) provides lists of specific street categories and design standards based on traffic demand, and the character of the land use district they will serve. Figure 2-3 indicates the proposed major road network and how the local road network shall be arranged. Detailed standards are also identified in Section 3 under each land use district, as well as in Section 3.6, Street Environment and Public Realm. FIGURE 2-3: PROPOSED MAJOR ROAD NETWORK Pedestrian and bike facilities are required to fulfill the city’s complete streets ordinance. A “complete street” is a roadway that is designed to be safe, accessible, and functional for all users of the City’s rights-of-way regardless of age or ability. The vision of the master plan is to provide enhanced walkability and multi-modal access. The major road network will include enhanced bike as shown in Figure 2-4. All arterial and collector roads will include multi-use paths and where appropriate, bike lanes. Neighborhood collectors and local access roads will include multi-use paths, bike lanes and/or sharrows where appropriate. Additionally, pedestrian connections and public access to the shoreline area will be provided at multiple locations. The Pasco Rivershore Linkage and Amenity Plan prepared in 2012 indicates potential trails along the shoreline. This plan recommends working with the U.S. Army Corps of Engineers, the County, and property owners to design and build an extension of the Sacagawea Trail with raised wildlife watching decks on piers. Additional shoreline access should be provided at the road ends of Burns Road and along Shoreline Page 384 of 461 Broadmoor Master Plan and Development Regulations Page 27 Road. See Figure 2-8 for proposed park along the shoreline area and trail connections. The City should work with the property owners to explore realigning Shoreline Road to increase public access to the shoreline for recreational purposes, and allow future developments in this area. Further studies and detailed planning will be needed for appropriate developments along Shoreline Road to create a shoreline-based mixed-use community. Figure 2-4 indicates the pedestrian and bike network proposed in conjunction with the street network. Future local roads will be developed with the pedestrian network. FIGURE 2-4: PROPOSED ENHANCED BIKE NETWORK The freight transportation route in the Broadmoor area includes a segment of the Broadmoor Boulevard from I-182 to Burns Road, and Burns Road to Dent Road. See Figure 2-5. Page 385 of 461 Broadmoor Master Plan and Development Regulations Page 28 FIGURE 2-5: FREIGHT TRANSPORTATION ROUTE 2.2.4 INFRASTRUCTURE The City is establishing a Local Improvement District (LID) and assessing the newly available Tax Increment Financing (TIF) for the Broadmoor area to help fund certain infrastructure improvements. An LID is a method by which property owners can share in the cost of infrastructure improvements. LIDs can be used to help finance improvements such as street construction and improvements, utility expansion, streetscape improvements, park construction and improvements, revitalization, etc. The TIF will allow the City infrastructure financing options by using the incremental property tax increase within the area. WATER The area will be served through expansion of existing services along with capital projects to increase capacity. The City’s capital projects planned to serve the Broadmoor area include: 1. West Pasco WTP: capacity of 6.0 million gallons per day (modular/expandable; the build-out capacity is 18 million gallons per day when all six treatment trains are installed) 2. Broadmoor Boulevard reservoir (storage): 1 million gallons 3. Pump stations near I-82 Page 386 of 461 Broadmoor Master Plan and Development Regulations Page 29 New water mains are proposed along Court Street, Harris Road, and Shoreline Road to the south. Additional mains are proposed in the area between Harris Road, Shoreline Road, and Burns Road. Figure 2-6 indicates major water infrastructure in Broadmoor area. FIGURE 2-6: MAJOR WATER INFRASTRUCTURE SEWER Two lift stations have been proposed for this area, one on Kohler Road, north of the area, and the other one on the south side, close to the existing gravel operation. Three major north-south trunk lines are proposed in the area as of March 2022 as shown in Figure 2-7. The City plans to provide sewer services to the areas that are currently not served through the LID process according to the City’s Comprehensive Sewer Plan Addendum, also shown in Figure 1-7. Deleted: 5 Deleted: 5 Deleted: 6 Page 387 of 461 Broadmoor Master Plan and Development Regulations Page 30 FIGURE 2-7: MAJOR SEWER INFRASTRUCTURE (PROPOSED) 2.2.5 WILDLIFE AND HABITATS, PARKS AND OPEN SPACE Development in areas where PHS are present will require mitigation for any unavoidable adverse impacts. The City, property owners, and WDFW are working on a mitigation plan to be adopted by all parties. See Broadmoor Draft Environmental Impact Statement (DEIS) for details (Appendix A). The federally owned property, the existing natural open space along the shoreline on the west side will continue to serve the Broadmoor area with shoreline public access. Hiking and walking trails through this area would provide for public access, recreation, and public enjoyment of the river. Additional improvements in this area are discussed in The Pasco Rivershore Linkage and Amenity Plan (Rivershore Linkage Plan) prepared in 2012, and under sub-section 2.2.3 Access and Circulation. Figure 2-8 indicates proposed park and trail facilities on the west side of the Broadmoor area on the Army Corps property. It also includes proposed bike facilities throughout the Broadmoor area. Proposed trail along the shoreline is intended to connect with the Sacajawea Heritage trail. The following short and long terms plans are proposed in the Army Corps area according to the Rivershore Linkage Plan. Deleted: 6 Page 388 of 461 Broadmoor Master Plan and Development Regulations Page 31 FIGURE 2-8: PARKS AND TRAIL (PROPOSED) Short term plans 1. Work with Army Corps to design and build a continuation of the Sacagawea Trail along the river to City Limits line. Work with County and property owners to design and build a continuation of the Sacagawea Trail to the northernmost Urban Growth Boundary line. 2. Include bona fide river access points/future parks along this section of trail which connect to Shoreline Road. 3. Begin negotiations with Army Corps to establish park facilities/raised view decks along river. 4. With Property owner approval (and covenant) Begin irrigation and tree planting along proposed greenbelt. Long term plans 5. Improve area for waterfowl and elevated bird watching along the rivershore trail, adding nature trails as needed. 6. Greenbelt/park/pocket wildlife preserve areas along river and along main boulevard; Page 389 of 461 Broadmoor Master Plan and Development Regulations Page 32 7. Boat basin and launch; Possible restricted, non-motorized only boating area near wildlife reserve area. 8. Rivershore commercial development scaled to pedestrian/bicycle traffic. Parks and open space in the Broadmoor area will be added in parks, plazas, and trails. The City is currently developing a Parks, Recreation and Open Space (PROS) Plan. Open space and parks will be allocated in the Broadmoor area according to the City’s PROS Plan. To ensure equitable park access, the planning team uses a ¼-mile to ½-mile walking or biking distance from park access points. This is roughly the equivalent of a 10-minute walk. City of Pasco’s 2018-2038 Comprehensive Plan identifies approximately 40 acres of parkland to be designate in the City’s UGA. A significant portion of that parkland will be in the Broadmoor area. No specific location has yet been identified for park lands. Additionally, the existing mining operation area will be reclaimed to offer some open space and recreational uses. 2.2.6 STORM DRAINAGE All new developments and redevelopments in the City are required to design and install stormwater systems that retain runoff on site for the established design storm event. On-site stormwater collection shall be implemented by projects and may utilize on-site infiltration galleries or collection swales. These should function such that stormwater does not leave the project or development, the system functions effectively, and the project avoids impacts to the Columbia River or native wetlands or riparian areas. In addition to addressing storm drainage at the project level, the City will continue to require infiltration systems for all road construction. Page 390 of 461 Broadmoor Master Plan and Development Regulations Page 33 3 DEVELOPMENT STANDARDS Page 391 of 461 Broadmoor Master Plan and Development Regulations Page 34 3.1 PURPOSE AND APPLICABILITY The purpose of the development standards is to implement the Broadmoor Master Plan and the vision, goals and policies of the Comprehensive Plan for the Broadmoor area. Standards in this section will be applicable to the entire Broadmoor area. These standards shall be considered a part of the Pasco Municipal Code (PMC). Additional sections of the PMC such as individual zoning code standards shall apply. The residential design standards approved under the PMC shall also apply. When there is a conflict, the Broadmoor development standards shall apply. The Planning Director or her/his designee shall review and may make exceptions when certain standards, or deviation from these standards will better implement the vision of the Broadmoor area. Table 3-1 indicates the land use designations within Broadmoor area and associated zoning districts. In the development regulations, both “shall” and “should” are used to reflect mandatory requirements. TABLE 3-1: LAND USE AND ZONING Broadmoor Land Use Designation Zoning Districts Low Density Residential R-1 Medium Density Residential R-2, R-3, R-4 Mixed Residential & Commercial Mixed Residential & Commercial, C-11, R-31, R-41 Commercial C-1, Open Space Open Space Reclamation RT 1. Allowed only when they comply with Mixed Residential and Commercial development standards as part of a mixed-use site plan. 3.2 URBAN BLOCKS 3.2.1 INTENT The intent of urban blocks standards is to ensure that block sizes and layouts promote efficient connectivity. The interconnected and gridded layout of streets and smaller blocks promotes better accessibility and a pedestrian-friendly environment. 3.2.2 BLOCK STANDARDS 1. Blocks shall be designed and subdivided to create a network of circulation as shown in Figure 3-1 and according to the block dimension standards in Table 3-2. Deleted: C-2 Page 392 of 461 Broadmoor Master Plan and Development Regulations Page 35 Step 1: Large lots (5 acres or more) shall be subdivided further to create additional blocks. Step 2: Additional streets are required in the subdivided blocks Step 3: Blocks are further sub-divided; alleys, or private roads, and/or mid-block connections shall be introduced according to the zoning code Step 4: Lots shall be introduced based on the land use types and zoning districts’ lot size requirements Step 5: As developments take place, building placement shall be according to the land use regulations. FIGURE 3-1: BLOCK AND CIRCULATION 2. Block layout shall be determined by the blocks’ location in relation to street types and spacing as shown in Table 3-2. Page 393 of 461 Broadmoor Master Plan and Development Regulations Page 36 TABLE 3-2: BLOCK DIMENSIONS AND STREET CONNECTIVITY STANDARDS Spacing Guidelines Principal Arterials Minor Arterials Collectors Neighborhood Collectors Local Access Streets Maximum Block Length (Public Street to Public Street) 660 feet 660 feet 660 feet 660 feet 660 feet Minimum Block Size (Public Street to Public Street) 300 feet 250 feet 200 feet 150 feet 125 feet Maximum Block Perimeter 2000 feet Maximum Distance between Bicycle and Pedestrian Facilities 330 feet 330 feet 330 feet 330 feet 330 feet Note: In cases when block length exceeds 660 feet, mid-block pedestrian connections shall be provided. Exceptions are allowed when proposed buildings exceed the block length. In such cases, mid-block connections can be through the site or building as appropriate. 3.2.2.1 Residential Blocks 1. The width of the block shall be sufficient to allow for two tiers of lots with easements (Figure 3-2). Block Length shall be measured along the street centerline intersecting streets. FIGURE 3-2: RESIDENTIAL BLOCKS 2. Exceptions in the block length and width can be allowed for protection of natural resources, steep slopes, or when the lots front the shoreline (Figure 3-3). Page 394 of 461 Broadmoor Master Plan and Development Regulations Page 37 FIGURE 3-3: BLOCK LENGTH EXCEPTION 3.2.2.2 Commercial and Mixed-use Blocks 1. Mixed-use projects are intended to be walkable and shall maintain block dimensions allowed in Table 3-1. For mixed-use districts, block length can be allowed to increase from block dimensions allowed in Table 3-1 if the block includes mid-block connections (Figure 3- 4), plaza, civic spaces, etc. Commercial districts should also consider mid-block connections (Figure 3-4) when block length exceeds 660 feet. In such cases, plaza, civic spaces, pedestrian walkways, alleys, or open space can be used to create mid-block connections. However, the block length must not exceed 1.5 times the length allowed in Table 3-2. 2. Exceptions in the block length may be allowed for protection of natural resources, steep slopes, or when the lots front the shoreline. 3. Mixed-use blocks are encouraged to use mid-bock connections as shown in Figures 3-1 and 3-4. FIGURE 3-4: MID-BLOCK PEDESTRIAN CONNECTIONS Page 395 of 461 Broadmoor Master Plan and Development Regulations Page 38 3.2.3 CIRCULATION AND CONNECTIVITY 3.2.3.1 Street Classifications 1. Streets shall be connected to develop a complete network. An interconnected circulation system provides linkages to local shopping, services, housing, and amenities, as well as linkages between adjacent developments. Street types and spacing shall be maintained according to Table 3-3. See additional standards and details in Section 3.6, Street Environment and Public Realm. 2. Alleys shall be allowed for service access, such as garages for residential uses, and loading services for commercial uses. TABLE 3-3: FACILITY SPACING STANDARDS Functional Classification Maximum Spacing Principal Arterial 1 to 2 miles Minor Arterial 1 mile Collector ½ mile Neighborhood Collector ¼ mile Local Access Street 660 feet Bicycle and Pedestrian Facilities 330 feet 3.2.3.2 Street connectivity standards 1. Provide pedestrian and vehicular connections that link adjacent uses and circulation patterns, including buildings, public spaces, parking areas, roadways, sidewalks, and pathways. 2. An interconnected grid block and street network is required. 3. The street and block network is not required to be orthogonal and can change shape in response to site features and/or topographical constraints (Figure 3-5). However, streets shall be interconnected. Page 396 of 461 Broadmoor Master Plan and Development Regulations Page 39 FIGURE 3-5: INTERCONNECTED STREET LAYOUT IN GRID (ORTHOGONAL) AND CURVILINEAR PATTERN 4. The street system of a proposed subdivision shall be designed to connect to existing, proposed, and planned streets adjacent to the subdivision. Wherever a proposed development abuts un-platted land or a future development phase of an existing development, street stubs shall be provided to allow access to future abutting subdivisions and to extend the street system into the surrounding area. Street ends shall contain turnarounds constructed to Uniform Fire Code standards and shall be designed to facilitate future extension in terms of grading, width, and temporary barricades. 5. Dedicating or deeding property for right-of-way or a portion thereof to the City for public streets within, or along the boundaries of all residential subdivisions or developments, shall be required as a condition of application approval where the following can be demonstrated: a. Facts support that such dedication is reasonably necessary as a result of the impact created by the proposed development; b. Such dedication will result in proportionate mitigation of the impact in the reasonably foreseeable future; c. Connectivity to the existing or foreseeable future public right-of-way is feasible; and d. One or more of the following circumstances are met: i. A city transportation plan indicates the necessity of a new or additional right-of-way or portion thereof for street purposes; ii. The dedication is necessary to provide additions of right-of-way to existing right-of-way to meet city road standards; iii. The dedication is necessary to extend or to complete the existing or future neighborhood street pattern; iv. The dedication is necessary to comply with road standards and city transportation plans; v. The dedication is necessary to provide a public transportation system that supports future development of abutting property consistent with the Comprehensive Plan or Pasco Municipal Code. 6. Cul-de-sacs/ dead-end streets are prohibited; except, where the Comprehensive Plan or preliminary plat indicates a street is to continue past the subdivider’s property, the City may allow the dead end until such time as the street can be built through at a later date. Shared Page 397 of 461 Broadmoor Master Plan and Development Regulations Page 40 driveways and road-ends for shoreline public access are not considered cul-de-sacs/ dead- ends. 7. Shared driveway access from residential streets is allowed for attached dwelling units; for detached single-family residential lots, one shared access for four lots is allowed. For commercial developments, access must be shared with the adjacent development/parcels according to Table 3.4. TABLE 3-4: ACCESS MANAGEMENT STANDARDS Spacing Guidelines Principal Arterials Minor Arterials Collectors Neighborhood Collectors Local Access Streets Minimum Driveway Spacing (Driveway to Driveway) 300 feet 250 feet 150 feet 75 feet N/A Minimum Full-Access Driveway Spacing (Setback from Intersection) 300 feet 250 feet 150 feet 75 feet 25 feet Minimum Right- In/Right-Out Driveway Spacing (Setback from Intersection) 150 feet 125 feet 75 feet 50 feet 25 feet Note: Additional access and/or driveway management shall be determined at the development review phase. 8. Street standards shall comply with the standards mentioned in Section 3.6, Street Environment and Public Realm, and Pasco Transportation System Master Plan (TSMP). 9. Management of driveways and access will be in place on the following corridors: Broadmoor Blvd, Sandifur Parkway, Burns Road, Dent Road, and Road 108. 3.2.3.3 Additional standards for Mixed Residential and Commercial district 1. Mixed-use land uses shall have primary automobile access from arterial and/or collector streets with transit and bicycle circulation. Mixed-use districts shall provide pedestrian and bicycle access and circulation to surrounding residential areas. 2. Primary vehicular access to mixed-use districts shall be provided from perimeter arterial streets and/or from perimeter collector streets (Figure 3-6). Deleted: SPACING BY STREET RESTRICT ACCESS FOR BROADMOOR BOULEVARD… Deleted: Access Deleted: districts Commented [JG1]: To be revised to account for access management standards and turning movement restrictions. Page 398 of 461 Broadmoor Master Plan and Development Regulations Page 41 FIGURE 3-6: CIRCULATION IN MIXED-USE DEVELOPMENTS 3. Internal circulation shall be provided through an internal street system and local access roads. 4. Private streets are allowed to provide internal site circulation within developments and according to the standards approved by the City. 5. The internal transportation network of the mixed-use district shall be designed to maximize multi-modal travel options. All transportation infrastructures shall meet the intent of the City’s Complete Streets Ordinance, PMC 12.15, Best practices criteria, PMC 12.15.050 and comply with the International Fire Code. Dedication of public right-of-way is not required when private streets are used. 3.2.3.4 Transit Developments shall coordinate with transit providers to plan for appropriate locations for bus stops and other transit facilities. 3.2.4 SIGNAGE 1. Developments should consolidate business signage, one on each public street. This does not include wall-mounted signage in front of the businesses. Pole signs are discouraged. If used, pole signs shall be aesthetically pleasing with creative design, use of masonry, or similar material, and integrating landscaping. 2. Projects shall include pedestrian-scale wayfinding signs to be placed in clearly visible areas (Figure 3-7). Such signage can be placed on sidewalks, open spaces, and/or plazas when it does not block the sidewalk and vehicular visibility. Deleted: (Chapter Deleted: PMC) Page 399 of 461 Broadmoor Master Plan and Development Regulations Page 42 FIGURE 3-7: PEDESTRIAN SCALE WAYFINDING SIGNAGE 3. All light related to signage shall be in compliance with the PMC 12.32, Outdoor Lighting. 4. Signage in the community centers should be designed to reflect the centers’ characteristics and uses. 5. Material used for signage shall be durable in nature and consistent with the design of the project. 6. The following signs shall be prohibited: a. Signs with flashing/strobing light b. Billboard signs c. Signs, which by coloring, shape, wording, or location resemble or conflict with traffic control signs or devices d. Signs that create a safety hazard 3.3 BUILDING TYPES AND STANDARDS 3.3.1 INTENT The intent of standards by building types is to acknowledge a variety of developments that will offer housing choices and create a vibrant community. These standards will provide greater flexibility and address the physical, functional, and aesthetic objectives of the master plan. 3.3.2 RESIDENTIAL BUILDING TYPES Residential building types allowed in various land use districts and standards are described below. All residential site and building design standards, such as lot size, frontage, setback, parking, Page 400 of 461 Broadmoor Master Plan and Development Regulations Page 43 orientation, height, bulk etc. from the Pasco Municipal Code shall apply to residential developments in Broadmoor area. 3.3.2.1 Single-family residential - detached 1. Traditional detached or single family detached dwelling means a free-standing dwelling unit designed for or occupied exclusively by one family that is not adjoined by any other dwelling units. (Figure 3-8). 2. Shared driveway: Two to four single-family homes with a shared driveway access from the street to the lot are allowed (Figure 3-8). 3. Cottage housing: Cottage housing is generally defined as a grouping of small, single-family dwelling units clustered around a common area and developed with a coherent plan for the entire site (Figure 3-8). Units shall be built at or below 1,200 square feet. By design, cottage housing is geared toward single-family tenancy and can be constructed as either attached or detached units. Cottage housing developments should be focused around community courtyards where housing clusters numbering 4 to 12 units open onto the shared space. FIGURE 3-8: SINGLE-FAMILY DETACHED HOUSING 3.3.2.2 Single-family residential - attached 1. Townhomes: Townhouses are defined as single-family dwellings with at least two floors and share at least one wall with another house (Figure 3-9). Unlike duplexes or multiplexes, however, each townhouse is individually owned on an individual lot. No dwelling unit is located above or below another dwelling unit. The building generally comprises of 4 units. Page 401 of 461 Broadmoor Master Plan and Development Regulations Page 44 Townhomes Townhomes Row houses Townhomes Townhomes Row houses/ townhomes FIGURE 3-9: SINGLE-FAMILY ATTACHED HOUSING 2. Row houses: A row house is a series or row of single-family attached dwellings units that faces the street (Figure 3-9). The building is generally composed of 5 or more attached 2- or 3-story dwelling units arranged side by side. The ground floor may be raised above grade to provide privacy for ground floor rooms. Each dwelling unit shares at least one common wall with another dwelling unit. No dwelling unit is located above or beneath another. The primary building sits at the front of the property, with the garage at the rear, sometimes separated from the primary building by a rear yard. Each row house is individually owned on an individual lot. 3.3.2.3 Multi-family residential – medium to high density 3. Duplex style dwellings consist of a pair of dwelling units located side by side or one above the other to create one building on a single lot. Triplexes and fourplexes are 3 or 4 dwelling units located side by side or one above the other to create one building on a single lot (Figure 3-10). Also see the definition, dwelling unit, duplex in PMC. 4. Multiplex is a residential building consisting of four or more dwelling units. Depending on the lot size and context the units can be placed side by side, front-to-back or stacked, or some combination of these options (Figure 3-10). 5. Courtyard multifamily: Three or more dwelling units arranged around a shared courtyard, with pedestrian access to the building from the courtyard and/or fronting the street (Figure 3-10). Also see definition, dwelling unit, courtyard apartment in PMC. Page 402 of 461 Broadmoor Master Plan and Development Regulations Page 45 6. Live-work unit: An integrated residence and work space located at street level, occupied and utilized by a single household in an array of at least 3 such structures, or a structure with at least 3 units arranged side by side along the primary frontage, that has been designed or structurally modified to accommodate joint residential occupancy and work activity (Figure 3-10). 7. Row house: Similar as defined in row house under single-family attached except that all units of the building share one lot (Figure 3-10). 8. Stacked unit apartments: This includes more than 1 dwelling unit in a single structure. It is not a cottage house, row house, or townhouse development (Figure 3-10). Stacked flats can be entirely residential, or in mixed-use building with residential units on top of ground floor commercial. Duplex ((side by side and stacked)) Triplex Courtyard Duplex Multiplex Stacked units/ apartments/ Multiplex FIGURE 3-10: MULTIPLE-FAMILY HOUSING TYPES 3.3.3 MIXED, COMMERCIAL, AND CIVIC BUILDING TYPES 3.3.3.1 Mixed use Buildings 1. Mixed-use developments integrate two or more land uses, such as residential with commercial and/or office that support each other with a strong pedestrian orientation. Mix of uses can be on a site in multiple buildings (horizontal), or in individual buildings (vertical), or a combination of both (Figure 3-11). Page 403 of 461 Broadmoor Master Plan and Development Regulations Page 46 2. Horizontal mixed-use development incorporates residential and pedestrian-oriented commercial uses (and any additional uses allowed in the underlying zoning district) on the same lot or contiguous lots (Figure 3-11). This type of development may occur within a single building where uses are separated by walls or within multiple buildings. Horizontal mix of uses in multiple buildings Vertical mix of uses in the same building with ground floor retail Courtyard Mixed Use Linear Mixed Use Courtyard Mixed Use Mix of use in multiple buildings FIGURE 3-11: VARIOUS MIXED-USE BUILDINGS AND LAYOUTS 3. Vertical mixed-use development incorporates residential and pedestrian-oriented commercial uses (and any uses allowed in the underlying zoning district) within the same building (Figure 3-11). This type of development may occur within a single building or multiple buildings on the same site or contiguous sites where uses are separated by floors. 4. Pedestrian-oriented commercial use is a commercial enterprise whose customers may likely arrive by foot and may include restaurants, retail shops, personal service businesses, travel Page 404 of 461 Broadmoor Master Plan and Development Regulations Page 47 services, banks (except drive-through windows), and other similar establishments that generally benefit from pedestrian activity (Figure 3-11). 5. Courtyard Mixed-Use Building. A mix of two building types, the stacked dwelling units, and courtyard housing arranged around a courtyard (Figure 3-11). This includes access to the stacked dwelling and walk-up access to the courtyard housing. The building may include retail, service, or office uses in the ground floor, with upper floors for dwelling units. 6. Linear Mixed-Use Building. Linear building conceals a parking garage or large-scale buildings that do not need street frontage, such as movie theater, to create a pedestrian-friendly environment (Figure 3-11). The building can include retail, service, or office uses in the ground floor, with upper floors for retail, service or office uses, and dwelling units. 3.3.3.2 Commercial Buildings 1. Commercial/Flex Building. A Flex Building is designed for flexible occupancy by retail, service, and/or office uses on the ground floor, with upper floors configured for retail, service, office, and/or other similar uses (Figure 3-12). Second floor units may be directly accessed from the street through a stair; upper floors are accessed through a street level lobby. FIGURE 3-12: COMMERCIAL BUILDINGS Page 405 of 461 Broadmoor Master Plan and Development Regulations Page 48 3.3.3.3 Civic Buildings 1. Civic buildings are primarily intended for civic, community and institutional uses, and generally define the neighborhood. Buildings include schools, public safety buildings, libraries, recreation, and other community buildings (Figure 3-13). Some facilities carry significance for the community, and building forms are reflective of such intent, such as locating them at a street terminus, or visible with ample setback, taller structure, etc. FIGURE 3-13: CIVIC BUILDINGS 3.4 DEVELOPMENT STANDARDS BY LAND USE The following standards shall apply to each land use district and its subsequent zoning district. Low density residential land uses under R-1 zone shall not be allowed except for subdivisions that have been already approved under Low Density Residential district. 3.4.1 PERMITTED LAND USES 3.4.1.1 Allowed and prohibited uses 1. This section establishes the land uses allowed in each land use designation and the corresponding permit requirements. A parcel or building subject to the Broadmoor Master Plan shall be occupied with only the land uses allowed by Tables 3-5 through 3-8. Definitions of allowed uses are provided in Section 3.3, Building Types and Standards, Section 6, Definitions and in PMC Chapter 25.15, Definitions. Table 3-9 indicates uses that are prohibited in the Broadmoor area. If a land use is not identified in this section, the Planning Director may determine that the use is not permitted, or determine the appropriate definition and the proposed use to be permitted, provided the Planning Director makes the findings in writing that the use will be compatible and consistent with the purpose of the Broadmoor Master Plan. Page 406 of 461 Broadmoor Master Plan and Development Regulations Page 49 2. Uses within Reclamation land use are not identified in this development regulations. Uses in this land use category shall be determined by the City upon completion of a reclamation study by the Department of Natural Resources. 3. Uses within Industrial land use are not identified in this development regulations. Uses in this land use category is intended to allow the continuation of existing industrial uses under the current industrial regulation in the Pasco Municipal Code until 2035. After that, the industrial land use will be amended to Medium Density Residential. 4. Mixed Residential and Commercial land uses shall be allocated in each segment within the Broadmoor area. Mixed use shall contain a minimum of 20% residential and 20% of non- residential use in each mixed-use planning area. See Figure 3-14. 5. Mixed Residential and Commercial land use can coordinate with another land use that is located within close proximity (½ mile, i.e., generally 10 minutes walking distance) in order to meet the intent of the horizonal mixed use. For example, when Mixed Residential and Commercial land use is located next to Medium Density Residential land use, Mixed Residential and Commercial land use can have a commercial development next to the residential land use, and according to mixed-use standards for commercial uses. Each single use (residential and commercial) in this case can be considered a part of a combined mixed- use development. Deleted: under Page 407 of 461 Broadmoor Master Plan and Development Regulations Page 50 FIGURE 3-14: MIXED-USE PLANNING AREA TABLE 3-5: RESIDENTIAL USES “P” – permitted subject to applicable standards in this code. Allowed uses will be permitted in structures that have already gone through a site and building review process. “C” – permitted subject to the conditional use provisions “X” – not permitted Uses not listed in this table are not allowed. Land Use LDR MDR Mixed R-C C OS Single-family homes - detached P P X X X Single-family homes - attached • Townhomes/ row houses • Duplexes, triplex, fourplex • Cottage House, Courtyard Housing (4-12 units) P P X X X Live/work unit X P P X X Apartments/Multiple dwellings/Condominiums X P P C X Page 408 of 461 Broadmoor Master Plan and Development Regulations Page 51 Manufactured homes/ Factory-assembled homes P P C X X Nursing homes and assisted living facilities C C P X X Adult family home (6 or fewer) P P P X X Family home daycare facility P P P X X Bed and breakfast P P P X X TABLE 3-6: COMMERCIAL AND OFFICE USES “P” – permitted subject to applicable standards in this code. Allowed uses will be permitted in structures that have already gone through a site and building review process. “C” – permitted subject to the conditional use provisions “X” – not permitted Uses not listed in this table are not allowed. Land Use LDR MDR Mixed R-C C OS Administrative and professional offices, banks, dancing schools X X P P X Medical and dental offices X X P P X Funeral homes X X X P X Automobile detail shops and automobile rental or leasing X X X P X Hotels and motels X X P P X Restaurants/ café/ breweries and similar uses X X P P X Retails stores and shops, e.g., bakeries, groceries, beauty shops or similar uses X X C1 P P X Filling stations (gasoline and/or electric) X X P P X Car dealership (showroom sale only) X X P P X Car wash, repair X X P P X Entertainment and recreational uses (e.g., theaters) X X P P X Veterinarian clinics for household pets (no boarding or outdoor treatment facilities) X X P P X Wholesale X X X P X 1. Allowed for live work units only Page 409 of 461 Broadmoor Master Plan and Development Regulations Page 52 TABLE 3-7: CIVIC USES “P” – permitted subject to applicable standards in this code. Allowed uses will be permitted in structures that have already gone through a site and building review process. “C” – permitted subject to the conditional use provisions “X” – not permitted Uses not listed in this table are not allowed. Land Use LDR MDR Mixed R-C C OS Museums and galleries C C P P C Governmental/ civic offices C C P P C Police and fire stations C C P P C Libraries P P P P C Community event centers P P P P P Hospitals, clinics C C P P X Churches and other places of worship C C C P X Educational institutions C C P P C Daycare centers and preschool centers C C P P X Parks, public and private open spaces P P P P P TABLE 3-8: OTHER USES “P” – permitted subject to applicable standards in this code. Allowed uses will be permitted in structures that have already gone through a site and building review process. “C” – permitted subject to the conditional use provisions “X” – not permitted Uses not listed in this table are not allowed. Land Use LDR MDR Mixed R-C C OS Cottage industries (repair, crafts. Hi-tech etc.) X X C C X Business incubators X X P P X Printing shops X X P P X Existing mineral extractions X X X X X TABLE 3-9: PROHIBITED USES “X” – not permitted Land Uses All Land Uses 1. Automobile sales / Car dealership 2. Automobile assembly services, 3. Repair auto body shops1 4. Mini-storage facilities 5. Pawn shops 6. Adult bookstores or entertainment facilities 7. Truck stops – diesel fuel sales X Deleted: Districts Page 410 of 461 Broadmoor Master Plan and Development Regulations Page 53 “X” – not permitted Land Uses All Land Uses 8. Truck terminals 9. Heavy machinery sales and service 10. Contractor’s plant or storage yards 11. Mobile home and trailer sales and service 12. Veterinarian clinics for livestock, including outdoor treatment facilities 13. Any outdoor manufacturing, testing, processing, or similar activity 14. On-site hazardous substance processing and handling or hazardous waste treatment and storage facilities 15. Junkyards, automobile wrecking yards, scrap iron, scrap paper, or rag storage, sorting, or baling 16. Recreational vehicle parks 17. Outdoor storage of RVs, boats, and trailers (not individual lot specific) 2 Notes: 1. Allowed in Commercial land when such uses are adequately screened with landscaping buffer from abutting residential and mixed-use neighborhoods, and the site and building design is compatible with the surrounded uses 2. Prohibited in Commercial land, allowed as part of residential neighborhoods when screened in such a way that they are not visible from public streets, abutting residential and mixed-use neighborhoods. Such screening must be compatible with the design of the surrounding neighborhoods. 3.4.2 MEDIUM DENSITY RESIDENTIAL DISTRICT This district will implement the standards in this section and standards from PMC R-2, R-3, R-4, and PUD zoning districts. Standards in this section will take precedence over R-2, R-3, R-4, and PUD zoning district standards. 3.4.2.1 Intent The intent of this land use is to allow small lot single-family homes, both attached and detached, as well as duplexes, triplexes or multiplexes, and townhomes in this district. 3.4.2.2 Density Density in this land use district is 6 to 29 dwelling units per acre. Density will vary in different zoning districts. 3.4.2.3 Lot standards TABLE 3-10: LOT SIZE IN ZONING DISTRICTS Building Type R-2 R-3 R-4 Single-family detached (minimum) 5,000 sf/du 3000 sf/du 2000 sf/du Single-family residential - attached Townhome/Row House (minimum) 3,000 sf/du 2,000 sf/du 1,500 sf/du Duplex, Triplex, Fourplex (minimum) 2,500 sf/ du 2,000 sf/du 1,500 sf/du Cottage / courtyard housing (minimum lot size for 4 units minimum to 12 units maximum) 2 2,000 sf/du 1,800 sf/du 1,500 sf/du Deleted: Districts Page 411 of 461 Broadmoor Master Plan and Development Regulations Page 54 Multiplex (minimum) Based on the Comprehensive Plan density, site design and parking standards Notes: Lot size averaging shall apply according to PMC 21.20.070, Lot Size Averaging. 1. Lot standards shall comply with the PMC 25.22 standards for R-2, R-3 and R-4 zoning districts. A maximum 20% of deviation from lot size, width, and frontage can be allowed if the average of all lots in the development complies with the standards, and if the development achieves a better quality of development by deviating from these standards. Lot size averaging must not reduce the net density. Tables 3-10 indicate lot size requirements. 2. Lot width, frontage, coverage, and building height and setback shall be according to PMC 25.22 standards for R-2, R-3 and R-4 zoning districts. 3.4.2.4 Access and driveways 1. For multi-units, minimum driveway length/ distance between vehicular access driveway and the nearest parking shall be 15 ft. 2. In case of two street accesses, vehicular access/ driveways must be from the less pedestrian focused street (e.g. arterial street) instead of residential street if both options are available. 3. Shared driveways are allowed for maximum 4 detached dwelling units, and for all attached dwelling units (Figure 3-15). 4. Duplexes, triplexes and fourplexes shall have shared driveway access from public street. 5. Minimum width of shared driveway, and/or internal access roads shall be 26 ft with a turning radius of 26 ft except for PMC 21.20.060. Shared driveway from public street; individual unit driveways from private street Shared driveway for up to four single-family detached units Deleted: 4 Page 412 of 461 Broadmoor Master Plan and Development Regulations Page 55 Driveway access from private street or alley Sidewalk behind the curb-cut FIGURE 3-15: DRIVEWAY OPTIONS 6. When driveways of individual dwelling units consist of more than 50% of the lot width, developments must avoid repeated curb-cuts from public streets in order to provide safe pedestrian movement. At least one of the following design approaches shall be followed (Figure 3-15): a. Use shared driveways in order to reduce individual driveways from the main access road. b. Driveway access from private streets and/or alleys. c. Place the sidewalk behind the curb-cut and with minimum 20-foot driveway depth from the back of the sidewalk. 7. For multi-units, internal access roads connecting parking lots and dwelling units shall be easily identifiable. 8. For apartments and multiplexes, dedicated pedestrian network between parking lots, public streets and sidewalks, open spaces, and community facilities shall be provided. 9. Developments shall provide pedestrian and bicycle access within and onto the site. Access points onto the site shall be provided (a) approximately every 330’ to 660’ feet along existing and proposed perimeter sidewalks and walkways, and (b) at all arrival points to the site, including abutting street intersections, crosswalks, and transit and school bus stops. In addition, access points to and from adjacent lots shall be coordinated to provide circulation patterns between sites. 10. Walkways shall form an on-site circulation system that minimizes the conflict between pedestrians and traffic at all points of pedestrian access to on-site parking and building entrances. Walkways shall be provided when the pedestrian access point onto the site, or any parking space, is more than 60’ feet from the building entrance or principal on-site destination. Deleted: 4 Deleted: 4 Page 413 of 461 Broadmoor Master Plan and Development Regulations Page 56 11. A cluster or multiple clusters of dwelling units and parking shall be considered to break down the long and linear circulation pattern. 12. A network of pedestrian connections shall be provided between parking lots, street sidewalks, open spaces, community facilities and buildings. 13. Pedestrian walkways shall connect with public parks, open spaces and/or common areas within the development and in the vicinity. 14. Pedestrian access must be clearly visible from the street and parking lots. 15. Minimum width of a hard surfaced walkway shall be according to the ADA standards. 16. Walkways must be adequately lit to meet the safety standards of the City. All lighting, material and surface standards shall meet the City code. 17. Walkways must be maintained by the owner or owner's association. 3.4.2.5 Setbacks 1. Building setbacks shall be according to Table 3-11 and the standards in this Section 3.4.2.5. Also see Figure 3-16. TABLE 3-11: BUILDING SETBACKS HOME TYPE Minimum Building Setbacks Front Rear Side SFDU – Detached, Duplexes (Living Unit) 15’* 15’ 5’ SFDU – Attached, Townhome, Cottage Housing, Multiplex/Apartments^ 12’**,+ 15’ 5’ *Permitted when/if attached garage is setback at least 20’, or accessed via rear alley or shared private driveway; no encroachment of a utility easement permitted **Permitted with shared driveway is used and parking is located in middle or rear of development + When building is accessed directly from public streets, standards of SFDUs-Detached shall apply ^Multiplex/Apartments or mixed use buildings permitted without a minimum setback if abutting a sidewalk is 8’ or wider and has garage or parking located on the back or side of the site. A 5’ landscaping buffer setback is required when abutting sidewalks below 8’ Deleted: 5 Page 414 of 461 Broadmoor Master Plan and Development Regulations Page 57 2. Front yard setback for single family detached dwelling units and duplexes shall be as follows: a. The living unit of a home may be set back from the back of the sidewalk or property line whichever is closer to the building a minimum of 15 feet if the attached garage is setback at least 20 feet from the back of the sidewalk, or if the garages are accessed from alleyways or private shared driveway. b. A setback of 15 ft from the back of the sidewalk is allowed when parking and garages are located on the rear side Single-family detached Single-family detached – shared driveway Single-family attached - townhomes Cottage homes/ courtyard housing FIGURE 3-16: SETBACKS AND DRIVEWAY STANDARDS BY BUILDING TYPES 3. Front yard setback for single family attached dwelling units and multiplexes shall be as follows: Deleted: 5 Page 415 of 461 Broadmoor Master Plan and Development Regulations Page 58 a. A setback 12 ft from the back of the sidewalk or property line whichever is closer to the building is allowed when shared driveway is used, and parking area is located in the middle, side of rear side of the development. Building structure shall not encroach upon any utility easements required by the City. b. When buildings are accessed directly from a public street without a shared driveway, standards #2 of this Section 3.4.2.5 shall apply. c. Multiplex/apartments buildings, or townhomes as part of a mixed-use building are allowed without any setback when they abut an 8 ft or wider sidewalk (including street tree planting boxes), and the building has garage parking or parking is located on the side or back of the building. i. For sidewalks below 8 ft, multiplex buildings shall add 5 ft of landscaping in between the sidewalk and building, or expand the sidewalk for an additional 5 ft to be maintained by the property owner, or the home owners’ association. Additional setback may be required to accommodate easements, street or sidewalk improvements, or public plazas. 4. Side yard setback shall be 5 ft for all housing types 5. No side yard setback is required for attached dwelling units in zero lot lines; corners of zero lot lines shall have 5 ft setback 6. Rear yard setback shall be 15 feet for all housing types. 7. Rear yard setback for single family attached dwelling units and multiplexes shall be 15 feet minimum. 8. Lots with alleyways or private driveways and garages accessed from alley shall have 5 ft rear yard setback for the garage portion from alley. Rear yard setback for the living portion shall be according to standards identified in this section. 3.4.2.6 Additional design considerations 1. All residential site and building design standards in the PMC 25.175, such as treatment of the corner lots, entrance, orientation, open space, landscaping, signage, lighting, building height, bulk and scale shall apply. 2. Residential developments should orient to surrounding uses, including residential and non-residential areas, in a way that encourages compatible development patterns, character, and appearances. 3. Where appropriate, incorporate and enhance significant natural features as site amenities and/or design elements. Page 416 of 461 Broadmoor Master Plan and Development Regulations Page 59 4. Address the critical issues of site layout that influence a compatible and integrated neighborhood character, including, but not limited to, vehicular access, pedestrian connectivity, building orientations, and common spaces. 5. Limit street connections for individual residential homes off major roadways, including highways, principal arterials, and other designated mobility corridors, to mitigate development impacts on the roadway system. 6. Site entryways, primary circulation patterns, and connections to adjacent uses should appear and function like complete streets with sidewalks and pedestrian amenities rather than oriented to accommodate only vehicles. 7. Strategically locate common and open spaces and site amenities to encourage and support pedestrian activity. 3.4.3 MIXED RESIDENTIAL AND COMMERCIAL DISTRICT 3.4.3.1 Intent The purpose of Mixed Residential and Commercial land use district is to encourage mixed-use developments for efficient use of land and public services, increase economic return, reduce transportation costs, encourage human interaction, create place-making with day and evening activities, create a more sustainable development pattern, and increase development opportunities. The notion of mixed use for the Broadmoor area is to accommodate uses that are compatible, supportive, and complement each other. Various land uses in mixed-use designation should be placed in close proximity. To that effect, mixed use can be horizontal in a block setting, or vertical in a building setting as shown in Figure 3-17. Horizontal mix of uses in multiple buildings, commercial facing the street, residential buildings in the back Vertical mix of uses in the same building with ground floor retail FIGURE 3-17: HORIZOTAL AND VERTICAL MIX OF USES Deleted: 6 Deleted: 6 Page 417 of 461 Broadmoor Master Plan and Development Regulations Page 60 3.4.3.2 Density and mix of uses At least 20% of the combined gross floor area of the buildings proposed on the site shall be devoted to residential uses, and at least 20% to non-residential uses. Parking garages or portions of garages devoted to residential or non-residential uses may be counted toward this requirement, but surface parking may not. 1. Maximum of one single use can be 80% of the total development and/or the floor area, whichever applies. 2. The Planning Director may approve ratios and/or density lower than the minimum up to 10% if the project meets the overall intent of the mixed-use district. 3. Public uses shall be based on design general standards. Residential Mix 1. For vertical mixed-use projects, minimum 20% of the building area for vertical mixed use, or 20% of the total building project wide shall be residential. 2. Density of minimum 21 dwelling units per acre for the residential portion of the site shall be required. Commercial Mix 1. Minimum 20% of the building area for vertical mixed use, or 20% of the total building/floor area on the site shall be commercial. 3.4.3.3 Lot standards Size 1. Lot standards are flexible, and shall be according to the mixed-use block standards in sub- section 3.2.2.2. 2. Residential portions of developments for horizontal mixed-use shall be according to lot standards as mentioned in Medium Density Residential Section 3.4.2.3, Table 3-10, Lot Size in Zoning Districts, and PMC 25.22 standards for R-2, R-3 and R-4 zoning districts. 3.4.3.4 Building design standards Height 1. Mixed use with ground floor retail shall have a maximum height of 90 feet including upper- level step backs. 2. Residential building shall maintain maximum building height according to PMC 25.22 unless mentioned in this Section. Deleted: , and if the development proposal and density based on a site plan indicate such need is based on market research… Page 418 of 461 Broadmoor Master Plan and Development Regulations Page 61 3. Maximum building height for multiplex/multifamily adjacent to commercial areas in a horizontal mixed-use shall be 90 feet including upper-level step backs. Active Ground Level and Building Design 1. For vertical mixed use, and commercial portion of horizontal mixed use, ground levels shall be designed to promote easy pedestrian access. Human scale design shall include: a. Linkages between sidewalks and building access b. Store frontage with at least 50% of transparent façade on the street side and/or pedestrian access side c. Building form and scales that relate to pedestrians, such as wider sidewalk at the ground level, awning, canopies, pergolas, etc. 2. For vertical mixed use, and commercial portion of horizontal mixed use, buildings should be designed with architectural features such as: a. Projecting or recesses elements, varying roofline, upper level step back (Figure 3-18) b. Modulation and articulation. Vertical articulation of buildings shall be at least at every 50 feet. FIGURE 3-18: GROUND FLOOR RETAIL AND UPPER LEVEL STEP BACK 3. At least 30% of the ground floor of a mixed-use development must be dedicated to commercial uses that are accessible to pedestrians. when located on streets other than principal arterials. These standards shall be applicable for street frontages on arterial streets when they are the main street frontages. Deleted: 7 Deleted: 7 Deleted: of the floor area Deleted: or a portion Deleted: -oriented uses Page 419 of 461 Broadmoor Master Plan and Development Regulations Page 62 a. Parking garages can be included in this count as long they do not consist of more than 25% of street frontage. These standards shall be applicable for street frontages including arterial and collector street frontages when they are the main street frontages. 4. Commercial building frontages shall have at least 50% of transparent façade on the street side. Blank facades shall not face public streets. In case when such facades are unavoidable, blank facades shall be treated with trellises, modulation of the façade, display windows, artwork, lighting, etc. 5. Service areas such as utilities, dumpsters, loading docks, etc. shall be located in the less visible side of the site to avoid negative visual impacts on the street environments. They shall not face a major public street. In cases where there are no other options, backside facing public streets must be screened from public view with landscaping, and/or fencing that are consistent with the overall building design. 6. Roof-mounted mechanical equipment must be located and screened so the equipment is not visible from the ground level of adjacent streets or properties. Color of roof-mounted equipment should be matched with the exposed color of the roof to minimize visual impacts whenever possible. 7. Other standards such as Section 3.6, Street Environment and Public Realm shall apply to activate buildings’ ground level with the street environment. 3.4.3.5 Access and driveways 1. Standard driveway width for individual dwelling units (attached) for residential uses: 15 feet minimum; 20 feet maximum 2. Shared driveway width for all attached dwelling units shall be 26 feet minimum, 30 feet maximum. This doesn’t apply to multiplexes and/or vertical mixed-use buildings. 3. Additional access and driveway standards from Section 3.4.2.4, Access and driveways shall apply for residential uses in a horizontal mixed-use setting. 4. For vehicular and pedestrian accesses, see Section 3.2.3, Circulation and Connectivity. 5. Each mixed-use building must have clearly visible front entrance accessible by pedestrians from the street. Residential entries should be designed to provide separation between front doors and the street environment. 6. Street crossings/crosswalks for pedestrian shall be designed to enhance visibility and safety; they shall use clear demarcation, painted pavement surface, raised sidewalk at the crossing, or similar treatment. Deleted: when Deleted: the site or Deleted: Store Page 420 of 461 Broadmoor Master Plan and Development Regulations Page 63 3.4.3.6 Compatibility 1. Compatibility of Uses. Land uses in mixed-use sites shall be selected and designed to encourage interaction among uses (Figure 3-19). Examples include but are not limited to commercial developments that are significantly used for shopping by on-site or adjacent residents or office workers. 2. All buildings and improvements on the site shall be located and designed to look and function as an integrated development and to encourage pedestrian travel between buildings and uses. FIGURE 3-18: INTEGRATED MIXED-USE DEVELOPMENT 3. Multiple uses can be designed to be compatible with each other visually and functionally through massing, building material, façade treatment, and orientation (Figure 3-20). FIGURE 3-20: COMPATIBLE BUILDING DESIGN 3.4.3.7 Setbacks 1. Residential buildings in horizontal mixed-use developments shall comply with the setback standards in Section 3.4.2.5, Setbacks and 3.4.3.8 Building Placement and relationship with Street, whichever is applicable. 2. Commercial and vertical mixed-use buildings: Deleted: 8 Deleted: 8 Deleted: 19 Deleted: 19 Page 421 of 461 Broadmoor Master Plan and Development Regulations Page 64 a. No setback is required for buildings. b. Setbacks shall be consistent to make a pedestrian-friendly street frontage except when buildings setbacks are used to create plazas, open space and public amenities. c. Majority of setback areas shall be dedicated to public realm for pedestrian activities such as wider sidewalk, plazas, public open spaces, outdoor seating areas, etc. See Section 3.4.3.8, Building Placement and Relationship with Streets, and Section 3.6, Street Environment and Public Realm. 3.4.3.8 Building placement and relationship with streets 1. For horizonal mixed use project site applications, commercial portion of the development should be primarily oriented towards the public street frontage while residential uses can be located further away from the primary street. 2. Parking shall be located behind the buildings (Figure 3-21) and shall not be allowed between buildings and the street within community centers and corridors (Figure 3-26). The City may allow an individual building or development to have surface parking on no more than 30% of the street frontage and according to the standards in Section 3.2.3.2, Street Connectivity Standards. In cases when parking abuts the street, at least 20 feet buffer between the street and the parking lot shall be used. Such buffer shall include sidewalks, plazas, landscaping etc. (Figure 3-37). FIGURE 3-21: BUILDINGS CLOSE TO THE STREET 3. Buildings that are part of mixed-use projects must be located close to the street. When abutting a corridor street, such buildings shall be within 10 feet of the inward from the property line except for when buildings are set back to create plazas, open space and public amenities (Figure 3-22). Deleted: s Deleted: must Deleted: on Deleted: <#>At least 30% of floor area front of the ground floor or a portion of a mixed-use development must be dedicated to commercial uses that are accessible to pedestrian-oriented (e.g., retail, services, etc.) except when they are located on principal arterials that do not abut a mixed-use district. ¶ Deleted: <#>20 Deleted: <#>5 Deleted: <#>6 Deleted: 20 Page 422 of 461 Broadmoor Master Plan and Development Regulations Page 65 FIGURE 3-22: BUILDING PLACEMENT WITH PLAZAS AND COURTYARDS 4. Corners of community centers and corridor intersections shall be treated with plazas, wider sidewalks, landscaping, artwork, and street furniture such as seating, benches, bike racks, etc. (Figure 3-23). FIGURE 3-23: TREATMENT OF STREET CORNER WITH PLAZAS AND OUTDOOR SEATING 5. The primary access to buildings shall be visually prominent and easily accessible by pedestrians. Street frontages and intersections shall be enhanced with sidewalk, front court, plazas. 6. Separate buildings shall be connected through pedestrian linkages delineated through landscaping, differentiated surface materials, or texture. 7. Blank façade shall be treated with trellises, modulation of the façade, display windows, artwork, lighting, etc. Deleted: 1 Deleted: 2 Deleted: 2 Page 423 of 461 Broadmoor Master Plan and Development Regulations Page 66 3.4.4 COMMERCIAL DISTRICT 3.4.4.1 Intent The intent of this district is to allow various commercial uses to serve the area such as retail, wholesale, service, and ancillary office uses, as well as appropriate public uses such as government that meet the vision for the Broadmoor area to become a vibrant pedestrian-friendly community with quality design. 3.4.4.2 Development standards 1. Development standards such as density, intensity, setback, height, parking, etc. shall be according to the City’s zoning codes for commercial uses. Additional standards are described below that will take precedence in the case of a conflict with the City’s zoning codes for commercial uses. 3.4.4.3 Building placement and relationship with streets 1. Buildings shall be located close to the street to enhance streetscape character. a. Parking shall not be allowed between buildings and the street. b. In cases when parking is abuts the street, at least 20 feet buffer between the street and the parking lot shall be used. Such buffer shall include sidewalks, plazas, landscaping etc. (Figure 3-37) 2. Commercial buildings abutting mixed-use districts, and/or located within the community centers and corridors (Figure 3-26) shall be within 10 feet of the inward from the property line except for when buildings are set back to create plazas, open space and public amenities (Figure 3-22). 3. Parking shall not be allowed between buildings and the street within community centers and corridors (Figure 3-26). Corners of such community centers and corridors shall be treated with plazas, wider sidewalks, landscaping, artwork, and street furniture such as seating, benches, bike racks, etc. (Figure 3-23). 4. Both pedestrian and vehicular access to the site shall be clearly visible and safe. 5. Buildings should be oriented to face public streets, open space, or plazas. 6. Blank facades shall not face public streets. In case when such facades are unavoidable, blank facades shall be treated according to the standards under building design in Section 3.4.4.4. 7. Buildings are encouraged to be oriented to reduce exposure to strongest summer sunlight and glare from reflecting surfaces. Deleted: 6 Deleted: 5 Deleted: 1 Deleted: 5 Deleted: 2 Page 424 of 461 Broadmoor Master Plan and Development Regulations Page 67 8. Service areas shall be located away from public streets. 3.4.4.4 Building Design 1. Building designs should appropriately address building scale, mass, and form, and the use of materials, architectural elements, and details to ensure a compatible and aesthetic built environment. 2. Entrance to the building must be prominent with entry doors, porches, protruded or recessed entrances and shall be easily accessible from the adjacent public street and parking lots. 3. Primary pedestrian entrances shall face public streets, open spaces, or plazas,. 4. The street facing facade shall be designed to break down the bulk and mass into pedestrian scale by using the at least two of the modulation and articulation techniques as follows: a. Change in the roof or wall plane. For wall plane (façade modulation), use recesses and/or projections (Figure 3-24) b. Projected or recessed elements, canopies, cornices, etc. c. Upper-level step back when feasible FIGURE 3-24: FAÇADE MODULATION 5. Blank façades shall be treated with trellises, modulation of the façade, display windows, artwork, lighting, etc. 6. For commercial buildings, façade facing public streets or public open spaces or plaza shall have at least 25% of the façade area composed of clear vision glass unless a specific alternative design provides a better façade treatment and is approved by the Planning Director. Deleted: must Deleted: whichever is available Deleted: 3 Deleted: 3 Page 425 of 461 Broadmoor Master Plan and Development Regulations Page 68 7. For ground floor retail, at least 40% of the ground floor façade shall be oriented towards, or face public streets, public open spaces or plazas, unless a specific alternative design provides a better façade treatment and is approved by the Planning Director. 8. Service areas such as utilities, dumpsters, loading docks, etc. shall be located in the less visible side of the site to avoid negative visual impacts on the street environment. They shall not face a major public street. In cases where there are no other options, backside facing public streets must be screened from public view with landscaping and/or fencing consistent with the overall building design. 9. Roof-mounted mechanical equipment must be located and screened so the equipment is not visible from the ground level of adjacent streets or properties. Color of roof- mounted equipment should be matched with the exposed color of the roof to minimize visual impacts whenever possible. 3.4.5 OPEN SPACE 3.4.5.1 Intent The open space requirements are applicable to all development applications within the Broadmoor Master Plan area. Open space provides various functions, such as active and passive recreation, public realm, pedestrian interaction, contrasts to the built environment, environmental protection, etc. Open Space land use is intended to: • Provide various recreational opportunities in parks and recreation areas • Protect public and/or private natural areas • Offer scenic qualities in a built environment • Protect sensitive or fragile environmental areas and functions of the environment • Preserve the capacity and water quality of the stormwater drainage system • Provide pedestrian and bicycle transportation connections. 3.4.5.2 Standards 1. Standards for various types of open spaces should conform with zoning, streetscape, critical areas, and shoreline regulations and parks and recreation standards as applicable. However, certain open spaces identified in this section may retain the underlying zoning and land use designation of the primary use, such as private plazas, courtyards etc. 2. Open spaces shall be connected with bike and trail facilities. Some open spaces such as plazas can be extensions of the street environment as well as connected with the trail system. Formatted: Not Highlight Deleted: or Deleted: land use Deleted: be in compliance Page 426 of 461 Broadmoor Master Plan and Development Regulations Page 69 3. Development applications should provide open space within developments in the form of parks, plazas, trail connections and natural open space. Lands for public parks and open space shall be dedicated as required by the City. 4. Additional design considerations for Open Space are indicated in Table 3-12. TABLE 3-12: OPEN SPACE STANDARDS Natural Open Spaces Parks Plazas Trails/Greenways Open space types An open space intended for preservation in its natural condition; this also includes environmentally critical areas; unstructured and limited amount of structures can be allowed. Parks are a combination of active and passive recreational uses, such as sports (active), fishing (passive) as indicated in the City’s PROS Plan. Parks can be public and/or private. An open space available for civic purposes and commercial activities. Building frontages should define these spaces. Plazas are primarily hardscape combined with landscaping. Trails are for pedestrian and bicycle users; they may be placed within developments and natural areas. This includes trails indicated in the PROS Plan, as well as private trails. Frontage/ Access Access can be restricted to protect the sensitive nature of the environment; public streets and pedestrian trails shall provide access according to existing codes. At least two street frontages are required. At least one street frontage is required. Connectivity points with street sidewalks, and public access points required. Size Varies. According to the PROS Plan standards. Width: 10 feet minimum. Length: 20 feet minimum. Width: 5 feet minimum. Facilities to consider Signage, trails, benches, drinking fountains, restrooms. Signage, trails, benches, sports facilities, drinking fountains, restrooms; additional facilities according to the PROS Plan. Seating arrangements, water features, drinking fountains, bike racks. Signage, benches, drinking fountains. 3.4.5.3 Residential open space standards 1. Open spaces within residential development should provide private open space or courtyard for residents (Figure 3-25). Instead of fragmented small open spaces, open Deleted: 4 Page 427 of 461 Broadmoor Master Plan and Development Regulations Page 70 spaces should be consolidated whenever possible, in accordance with the City’s open space and landscaping standards (PMC 25.175.080). 2. Residential open space shall be no less than 25 feet wide, and not less than 800 square feet in area. Developments of more than 10 units shall add 50 square feet for each additional unit. Townhomes Cottage homes FIGURE 3-25: OPEN SPACES WITHIN RESIDENTIAL DEVELOPMENTS 3.4.6 RECLAMATION 3.4.6.1 Intent The intent of the Reclamation land use is to designate areas that are currently or more recently have been used for gravel mining operations for future reclamation. 3.4.6.2 Standards 1. A reclamation plan and future studies shall be required to designate appropriate uses in this area. 3.5 STANDARDS APPLICABLE TO COMMUNITY CENTERS AND CORRIDORS 3.5.1 INTENT Community center and corridor standards shall apply to the center and street corridor locations in addition to all other standards in the underlying land use and zoning districts. Community center standards shall apply to abutting properties at the intersections and within 200 feet of the Deleted: 4 Page 428 of 461 Broadmoor Master Plan and Development Regulations Page 71 intersection as shown in Figure 3-26. Street corridor standards shall apply mostly to mixed-use and abutting street corridors as shown in Figure 3-26. 1. Gateway center at Broadmoor Boulevard and Sandifer Parkway intersection 2. Mixed-use center at Road 100 and Sandifer Parkway intersection 3. Waterfront neighborhood center at the future north-south roadway and Sandifer Parkway intersection FIGURE 3-26: BROADMOOR COMMUNITY CENTERS AND CORRIDOR OVERLAY 3.5.2 GATEWAY CENTER Gateway center shall provide a sense of entering inside a community while maintaining the retail and commercial character of the land use district. 3.5.2.1 Design standards for Gateway Center Within the Broadmoor area, lots at the intersection of Broadmoor Boulevard and Sandifur Parkway shall be treated with the following: 1. Landscaping Deleted: 5 Deleted: 5 Deleted: 5 Page 429 of 461 Broadmoor Master Plan and Development Regulations Page 72 2. Gateway signage at the intersection 3. Buildings located close to the intersection 3.5.3 MIXED-USE CENTER This will provide a central location for various pedestrian-oriented uses and activities such as restaurants, shopping, transit access, housing, etc. 3.5.3.1 Design standards for Mixed-use Center 1. Buildings shall be located close to the intersection. 2. Buildings shall face the corner and be accessed by pedestrians from the sidewalk(Fig 3- 27). FIGURE 3-27: BUILDING ACCESSED FROM THE CORNER 3. Building designs shall appropriately address building scale, mass, and form, and the use of materials, architectural elements, and details to ensure a compatible and aesthetic contribution to the built environment. 4. Parking lots shall not be allowed at the corner. Locate parking toward the interior of the site and integrate parking areas to establish an attractive built environment that provides accessibility to public spaces and buildings. 5. Sidewalks shall be minimum 8 feet wide. 6. Public spaces, plazas, and/or outdoor seating are required at each intersection. 7. Ground floor retail should have transparent façade to provide visibility. 8. Landscaping with shade trees should be provided. 9. All other Mixed Commercial/Residential District standards shall apply. Deleted: 6 Deleted: 6 Page 430 of 461 Broadmoor Master Plan and Development Regulations Page 73 3.5.4 WATERFRONT NEIGHBORHOOD CENTER This will provide a central location for various pedestrian-oriented uses and activities as well as access to the trails and shoreline-based recreation. 3.5.4.1 Design Standards for Waterfront Neighborhood Center 1. All standards for Mixed-use Center and Mixed Residential and Commercial District shall apply. 2. Developments should connect to the trail system to provide access to the shoreline according to the City’s Linkage Plan and shoreline access as indicated in the Shoreline Master Program. 3. Developments should consider and provide visual access to the shoreline when possible. 4. Developments should maintain environmental protection. 3.5.5 STREET CORRIDORS Street corridors will promote walkability and create an outdoor environment for various pedestrian- oriented uses and activities such as restaurants, shopping, transit access, housing, etc. 3.5.5.1 Design Standards for Street corridors 1. All standards in Sections 3.4.3.8 and 3.4.4.2, Building Placement and Relationship with Street referring to Street corridors shall apply 2. Parking standards for corridors in Section 3.7 shall apply 3. Street Environment and Public Realm standards in Section 3.6 shall apply 3.6 STREET ENVIRONMENT AND PUBLIC REALM 3.6.1 INTENT The intent of street standards is to create an outdoor environment reflecting the character of each district (Figure 3-26). For example, streets within mixed-use districts shall be pedestrian oriented to allow active outdoor pedestrian ambience. For mixed-use districts, street sidewalks should provide public realm with walking, shopping, seating, and various interactions. Streets should provide connectivity, accessibility, window shopping, and various recreational opportunities. For residential streets, access and circulation for both pedestrian and vehicular traffic should be considered. Deleted: 5 Page 431 of 461 Broadmoor Master Plan and Development Regulations Page 74 Expansion of sidewalks for outdoor seating Sidewalk promoting walkability and enjoyment FIGURE 3-28: ACTIVE STREET ENVIRONMENT WITH OUTDOOR SEATING AND WALKING 3.6.2 STANDARDS 3.6.2.1 Street environment 1. Sidewalks in the mixed-use and commercial districts shall be wide in accordance with Figures 3-30 through 3-35. Businesses fronting such sidewalks shall be allowed to provide outdoor seating and activities when such activities maintain a clear width according to ADA standards. 2. Streetscape shall comply with Section 3.7, Landscaping Standards 3. Mixed-use streets shall include street furnishing such as outdoor seating, benches, bike racks, artworks, planter boxes etc. Front side of mixed-use buildings shall include plazas, outdoor seating areas, and/or landscaping. 4. Building design, facades treatment and architectural details shall create visual interest at the street level. Developments standards under Sections 3.4.3.8 and 3.4.4.3, Building Placement and Relationship with Streets shall apply for an effective street environment. 5. The City’s Transportation System Master Plan (TSMP) provides lists of specific street types and design standards based on traffic demand, and the character of the land use district they will serve. Based on the TSMP, Broadmoor area street and sidewalk standards shall maintain the standards illustrated in Figures 3-30 through 3-35. 3.6.3 COURTYARDS AND PLAZAS 1. Both private and semi-private outdoor spaces shall be incorporated in mixed-use developments. Private outdoor courtyard areas are for residents only. Semi private plaza areas for visitors shall also be provided in areas adjacent to the retail/commercial uses 2. Plazas can be located at major street intersections, and connected with sidewalks and pedestrian trails. 3. Buildings shall be oriented towards plaza areas to create an active street environment. Deleted: 7 Deleted: 29 Deleted: 29 Page 432 of 461 Broadmoor Master Plan and Development Regulations Page 75 3.6.3.1 Mid-block connections 1. Mid-block connections shall be allowed through the site and through the buildings to enhance pedestrian connections through the neighborhoods (Figure 3-29). 2. They shall be used when block length exceeds the required standards. 3. Access to mid-block pathways should be clearly visible, and should be designed to invite pedestrians. 4. Mid-block connections shall be well-lit for safety 5. They should connect with sidewalks and other street level uses such as outdoor seating and dining, art-work, water features etc. FIGURE 3-29: COMMERCIAL AND/OR CIVIC SPACE MID-BLOCK CONNECTION 3.6.3.2 Alleys 1. Alleys are to be used for service access, such as garages for residential uses, and loading services for commercial uses. 2. Alleys are encouraged in all districts. 3.6.3.3 Service and internal connections 1. Standards for private streets/lanes: a. Private street improvements for streets providing access to uses that are not single- family residential shall meet the standards for local access roads, at a minimum, with the exception being that sidewalk must be present on at least one side and on-street parking must be present on one side. This will result in a roadway section, with curb and gutter, that measures 31 feet back-to-back of curb. Street lighting will be provided per the type chosen at the developer’s discretion. b. Private street improvements for streets providing access to single-family residential uses shall be designed to meet International Fire Code requirements for fire apparatus, including pavement markings and signage for “No Parking – Fire Lane.” Deleted: 28 Deleted: 8 Page 433 of 461 Broadmoor Master Plan and Development Regulations Page 76 Sidewalks are not required when pedestrian paths are provided with a design accommodating pedestrian circulation that is separated from vehicle traffic movements. Street lighting will be provided per the type chosen at the developer’s discretion. c. Private streets must not interfere with vehicle, public transportation, or non-motorized access to public areas, and may not preclude the connection of the transportation system. d. Stormwater facilities must be designed to treat and retain all stormwater on site without any runoff entering City right-of-way. e. Every private street within the district shall be named, and names shall be clearly posted in accordance with the Manual of Uniform Traffic Control Devices (MUTCD) standards. 2. Alleys, if used, shall maintain a minimum 20-foot width. Page 434 of 461 Broadmoor Master Plan and Development Regulations Page 77 Principal Arterial – Mixed-Use Street Principal Arterial – Residential Street Principal Arterial – Commercial Street FIGURE 3-30: PRINCIPAL ARTERIAL STREET STANDARDS Deleted: 29 Page 435 of 461 Broadmoor Master Plan and Development Regulations Page 78 Mixed-Use Street Residential Street Commercial Street FIGURE 3-31: MINOR ARTERIAL STREET STANDARDS Deleted: 30 Page 436 of 461 Broadmoor Master Plan and Development Regulations Page 79 Collector – Mixed-Use Street Collector – Residential Street Collector – Commercial Street FIGURE 3-32: COLLECTOR STREET STANDARDS Deleted: 31 Page 437 of 461 Broadmoor Master Plan and Development Regulations Page 80 Neighborhood Collector – Mixed-Use Street Neighborhood Collector – Residential Street Neighborhood Collector – Commercial Street FIGURE 3-33: COLLECTOR STREET STANDARDS Deleted: 32 Page 438 of 461 Broadmoor Master Plan and Development Regulations Page 81 Local Street – Mixed-Use Street Local Street – Residential Street Local Street – Commercial Street FIGURE 3-34: LOCAL STREET STANDARDS Deleted: 33 Page 439 of 461 Broadmoor Master Plan and Development Regulations Page 82 3.6.3.4 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. FIGURE 3-35: MULTI-USE PATHWAY 3.7 PARKING STANDARDS 3.7.1 GENERAL STANDARDS FOR RESIDENTIAL DEVELOPMENTS 1. Locate parking toward the interior of the site, or backside of the buildings; integrate parking areas to establish an attractive built environment that provides accessibility to public spaces and buildings 2. Two on-site parking stalls per dwelling unit is required in general except for when they are specifically mentioned in Table 3-13. 3. For multi-unit apartments containing studio units, a reduction in parking for studio units can be considered at one parking per each studio apartment. 4. An average of 25% reduction in minimum parking is allowed for all dwelling units in a multiplex within ¼ mile of transit 5. For multiplexes/ apartments, primary parking, open or covered, and garages must be located at the rear or side of the lot, or must be located in areas that are less visible or less prominent from the street. On the primary street frontage, no more than 10% of the total parking stalls, or 35% of the street frontage, whichever is less in length can be used for parking. Deleted: 4 Deleted: 34 Page 440 of 461 Broadmoor Master Plan and Development Regulations Page 83 6. For multiplexes/ apartments, parking located near the street must be screened with a minimum of 15 ft landscaping buffer between the sidewalk and parking. Landscaping buffer shall include trees and shrubs. See Residential Site Landscaping for additional details. 7. For multiplexes/ apartments, parking must be visible and adequately lit from open areas, pedestrian walkways and dwelling units in order to ensure safety. 8. Large parking lots in apartment or multi-unit developments with more than 660 liner feet of parking shall be broken into a few smaller parking lots. 3.7.2 ADDITIONAL STANDARDS FOR MIXED-USE AND COMMERCIAL DEVELOPMENTS 1. Parking in the mixed-use districts shall be according to the requirements in Table 3-13. 2. Residential and commercial parking shall be physically separated or clearly designated. 3. Vehicular access to commercial and residential parking areas and garages shall be from arterial or collector streets when such access is available. 4. Parking lots shall not occupy the corner directly facing a street intersection. 5. On local, neighborhood collector and collector streets in mixed-use districts, and within community centers and corridors (Figure 3-26), parking shall not be located between the street and the primary building (Figure 3-36). The City may allow an individual building or development to have surface parking on no more than 50% of the street frontage in Commercial district, and no more than 30% on the centers and corridor streets (Figure 3-26) and according to the standards in Section 3.2.3.2, Street Connectivity Standards. Parking garages can be included in the count as buildings as long as they do not consist of more than 25% of the site or street frontage. These standards shall also be applicable for arterial and collector street frontages when they are the main street frontages. Deleted: 5 Deleted: 5 Deleted: 5 Page 441 of 461 Broadmoor Master Plan and Development Regulations Page 84 FIGURE 3-36: PARKING BEHIND THE BUILDING IN MIXED-USE DISTRICT 6. Portions of site frontages that are devoted to off-street parking or access shall include design features such as landscaping screening to maintain visual continuity of the street and sidewalk to the fullest extent possible (Figure 3-37). 7. Parking lots shall include bicycle racks near the sidewalk or close to the building. FIGURE 3-37: PARKING LOT SCREENED WITH LANDSCAPING AND ARTWORK 8. On-street parking or off-street public parking lots may be used in combination with dedicated off-street parking to accommodate parking demand from individual developments. 9. Parking lots among abutting parcels/businesses shall be connected. 10. Developments shall comply with Section 3.8.3, parking lot landscaping and buffer standards. Deleted: 35 Deleted: 6 Deleted: 6 Page 442 of 461 Broadmoor Master Plan and Development Regulations Page 85 11. Large parking lots shall have pedestrian connectivity e.g. walkways, mid-block connections etc. at every 120 ft. 12. Coordinate with public transportation provider for conformance with planned transit systems to the transportation network and plan for the integration of appropriate transit facilities and infrastructure. 13. Parking lots near transit centers shall include shared parking between businesses and transit riders. In such cases, staggering time of the share parking lots shall be considered. 3.7.2.1 Parking Reductions 1. The number of parking stalls required can be lowered by 15% for parking areas greater than 16,000 square feet. 2. If adjoining developments can be developed and designed efficiently and economically as one facility, the total combined required parking stalls may be reduced by 10%. 3. The required number of parking stalls can also be reduced by 20% if the developer includes access to bus stop on a transit route, or shared parking spaces with adjacent developments. 4. For structured parking, up to 20% reduction in required parking shall be allowed. 5. Parking lots larger than the minimum required in the code should have a 10% increase in the total landscaping area, number of trees, shading, and pedestrian walkways in addition to other design standard requirements. TABLE 3-13: PARKING STANDARDS IN MIXED USE DISTRICTS Use Category Minimum Maximum Residential Uses Single-family detached 1 2 Accessory dwelling units 0.5 1 Single-family attached Townhomes/ row houses 1 2 Duplex, triplex, fourplex 1 per du 2 per du Apartments/ Multifamily dwellings/ Condominiums 0.75 per du 1.5 per du Manufactured homes/ factory-assembled homes According to the type of developments, single-family or multiplex Page 443 of 461 Broadmoor Master Plan and Development Regulations Page 86 Use Category Minimum Maximum Nursing homes and assisted living facilities 0.25 per bed 0.5 per bed Adult family home (6 or fewer) Same as single-family requirements Family home day care facility Same as single-family requirements COMMERCIAL, OFFICE, EDUCATIONAL, AND GOVERNMENT USES (per 1,000 square feet of gross floor area unless otherwise specified) Churches, places of worship, clubs, fraternal societies 1 per 100 square feet main assembly area 1 per 60 square feet of main assembly area Commercial lodging (hotel, motel, bed and breakfast, short-term vacation rentals) 0.5 per room 1 per room Educational uses Elementary schools 1 per classroom and 1 per employee 1.5 per classroom Middle schools 1 per classroom 2 per classroom High school 7 per classroom 10.5 per classroom Universities, colleges, business, professional, technical and trade schools 0.3 per full-time student and 0.8 per employee 0.5 per FTE student and 0.8 per employee Gyms or fitness centers 3 5 Museums and art galleries 2.5 4 Offices: administrative, professional, government 2 4 Medical and dental offices Same as retail and services Libraries Same as offices Community event centers Based on site planning standards Portable food vendors/food trucks None required None required Restaurants/bars/ breweries, wineries, and distilleries 0.5 per 3 seats 1.0 per 3 seats Retail sales and services 3 5 Car dealership (showroom sale Same as retail and services Page 444 of 461 Broadmoor Master Plan and Development Regulations Page 87 Use Category Minimum Maximum only) Car wash, repair Same as retail and services Filling stations ((gasoline and/or electric) Same as retail and services Veterinarian clinics for household pets (no boarding or outdoor treatment facilities) Same as retail and services RECREATIONAL AND ENTERTAINMENT USES (per 1,000 square feet of gross floor area unless otherwise specified Public and private parks and trails To be determined during land use approval process Event entertainment (indoor or outdoor) 1 per 8 seats 1 per 5 seats Theaters 1 per 4 seats 1 per 2.7 seats Institutional Uses Hospitals 1 per bed 1.5 per bed Police and fire stations 2 4 3.8 LANDSCAPING STANDARDS 3.8.1 GENERAL STANDARDS 1. Developments should conform with the landscaping standards of PMC 25.180, especially PMC 25.180.060 for streets in the Broadmoor area, and PMC 25.180.070, Parking Lot Landscaping. 2. Landscaping should maintain the selection of plants listed from the Washington Native Plant List for Franklin County (wnps.org). Xeriscape methods for drought-tolerant landscaping should be used. Plant material shall be a mixture of drought-tolerant deciduous and evergreen trees. Drought-tolerant plant materials may contribute up to 50% of the required landscaping ground cover and street trees. 3. Preservation of mature trees should be considered during any development. . 4. Replacement of existing trees shall be 1:1.5 ratio. Page 445 of 461 Broadmoor Master Plan and Development Regulations Page 88 3.8.2 STREET FRONTAGE 1. Street trees shall be planted along public streets as shown in Section 3.6, Street Environment and Public Realm. 2. Developments must include street trees aligned in clusters of varied spacing or equal spacing depending on the street and neighborhood character. 3. Where street trees are planted with equal spacing, spacing shall be 30 feet maximum from each center. 4. Street tree minimum size at installation should be 1.5-inch caliper. 5. Street tree locations must be coordinated with the street lighting and utility plans to minimize interference. 6. All landscaping elements, plant materials, and street trees shall be planted or installed by the developer and maintained by the property owners or business owners. A maintenance agreement among adjoining property owners shall be required; the agreement shall run with the land. 3.8.3 PARKING LOT LANDSCAPING AND BUFFERS 1. The parking lots must be landscaped with large canopy type trees as listed in the recommended tree listing or as approved by the City, that provide shade without obstructing visual access to businesses. Trees should be allowed to mature and be maintained a minimum height of 30 feet. At least 40% of the entire parking lot must be shaded by these trees within 12 years of planting. 2. Large parking lots shall be broken into smaller ones with landscaping and pedestrian connections. A landscaped area shall be within 75 feet of any parking stall. 3. Safe pedestrian walkways shall be provided from the parking lot to the building and public sidewalks. 4. Parking lots between the building and an arterial street shall have a minimum buffer of 15 feet between the parking lot and the property line. 5. Parking lots adjacent to local access streets and alleys shall have a minimum buffer of 5 feet between the parking lot and the property line. 6. All developments shall provide interior parking landscape areas at the following rates: a. If parking lots have 10 to 30 parking stalls, then 20 square feet of interior parking landscape per parking stall shall be provided. Page 446 of 461 Broadmoor Master Plan and Development Regulations Page 89 b. If parking lots have 31 to 50 parking stalls, then 25 square feet of interior parking landscape per parking stall shall be provided. c. If parking lots have 51 or more parking stalls, then 30 square feet of interior parking landscape per parking stall shall be provided. 7. Interior parking lot landscape areas distributed as planting islands or strips shall have an area of at least 100 square feet and a narrow dimension of no less than 5 feet in any direction. 8. Priority for location of interior parking lot landscaping shall be: a. First, at the interior ends of each parking bay in a multiple lane parking area. This area shall be at least 5 feet wide and shall extend the length of the adjacent parking stall. This area shall contain at least one tree. b. Second, with the remaining required square footage of landscape area being equally distributed throughout the interior of the parking lot either as islands between stalls or landscape strips between the two rows of a parking bay or along the perimeter of the parking lot. Interior landscape islands shall be at least 5 feet wide and shall extend the length of the adjacent parking stalls. Landscape strips must be a minimum 5 feet wide. 3.9 ENVIRONMENTAL PROTECTION 3.9.1 STANDARDS Any developments in the environmentally sensitive areas shall be avoided unless they are mitigated according to local, state, and federal regulations. 1. Developments shall comply with the City’s Critical Areas Ordinance and Shoreline Master Program regulations as applicable. Mitigation of existing PHS areas has been coordinated with WDFW. This mitigation plan in the Broadmoor Area EIS shall be followed for environmental protection. 2. Install and use stormwater best management practices (BMPs) to include control structures (i.e., silt fencing, etc.) (refer to Stormwater Management Manual for Eastern Washington, August 2019; https://apps.ecology.wa.gov/publications/documents/1810044.pdf) to prevent the likelihood of construction and stormwater runoff degrading surface waters and adjacent wetlands/riparian habitats. Control structures should be properly maintained and inspected on a regular basis to ensure the integrity of BMPs. Page 447 of 461 Broadmoor Master Plan and Development Regulations Page 90 3. Monitor the adverse impact and the compensation projects and take appropriate corrective measures on a periodic basis as required. Page 448 of 461 Broadmoor Master Plan and Development Regulations Page 91 4 COST ESTIMATE 4.1 KEY IMPROVEMENTS The City has identified priority areas for development and costs of capital facilities projects. Table 4-1 identifies cost estimates for some major capital projects. This is provided only with available data, and the actual cost of the entire area is expected to be higher, different, and/or subject to change. The City is also assessing ways to finance projects with tax revenue, bonds, and TIF. TABLE 4-1: COST ESTIMATE Capital Facilities Estimated Cost ($) Water West Pasco Water Treatment Plant expansion – Phase 1 and 21 2,700,000 West Pasco Water Treatment Plant expansion upgrade1 910,000 New Storage Reservoir: 3.5 MG - Zone 31 7,469,000 Water transmission line (Transmission Main from West Pasco Water Treatment Plant to Broadmoor area) - 24 in2 3,221,000 Water transmission line (Transmission Main from West Pasco Water Treatment Plant to Broadmoor area) - 18 in2 1,985,000 Backbone Transmission Main (12,16,24 inch) 2 6,961,000 3,174,000 4,832,000 Subtotal 31,252,000 Sewer West Broadmoor Sewer Main3 6,116,000 West Broadmoor Lift Station3 2,935,000 Sewer trunk line from Sandifur Parkway Extension to Desiree Street 4,598,000 Regional/Broadmoor Area Lift Station (includes the force main) 2 3,500,000 Gravity Sewer Main – Extension of Harris Rd Sewer2 9,169,000 Gravity Sewer Main – Regional Lift Station Basin2 8 inch 5,315,000 12 inch 7,138,000 15 inch 6,167,000 Subtotal 44,938,000 Street, Park, and Fire Improvements Harris Road/Road 1084 9,909,450 Sandifur Parkway Extension from Broadmoor Boulevard to future Road 1084 7,363,350 Page 449 of 461 Broadmoor Master Plan and Development Regulations Page 92 Capital Facilities Estimated Cost ($) Sandifur Parkway Extension from future Road 108 to future Dent Road4 5,146,450 Broadmoor Boulevard improvements4 2,676,300 Broadmoor Intersections4 1,927,000 Future Buckingham Drive4 4,804,900 Burns Road from Broadmoor Boulevard to future Road 1084 2,718,950 Burns Road from future Road 108 to future Dent Road4 2,725,750 Harris Road extension and east west road between Harris Road and Road 1084 7,274,850 Subtotal 44,547,000 I-82 Loop Ramp4 6,000,000 Parks5 6,100,000 Fire Station5 500,000 Subtotal 9,900,000 Total 143,237,000 Sources: 1. Pasco Comprehensive Water System Plan 2019 2. Technical memorandum from Murraysmith on November 18, 2019; updated January 6, 2020 – 6 year planning horizon; this includes an expanded study area outside of the Broadmoor boundary 3. City of Pasco 2021 Comprehensive Sewer Plan Addendum 4. Tax Increment Financing estimates from the City 5. Pasco CIP 2020- 2025 Page 450 of 461 Broadmoor Master Plan and Development Regulations Page 93 5 IMPLEMENTATION The Broadmoor Master Plan will be implemented through various tools and policies by the City and its partners. 5.1 PARTNERSHIP The City and property owners should partner in developing the area with common goals and vision. A public-private partnership will require cost sharing between the City and developers, locating catalytic projects in the area, and identifying and allocating capital funds for the development of this area. Other partnership activities will include marketing the area for a business-friendly environment, welcoming businesses, and promoting innovative businesses. The City will partner with other public and private agencies. • Benton Franklin Transit Authorities - transit centers, transit stops, and a pedestrian-friendly environment • Pasco School District – to provide school sites, share school and park facilities • Port of Pasco – jobs and tourism in this area • Franklin County – regional collaboration • Visit Tri-Cities – jobs and tourism • Pasco Chamber of Commerce – business development • Pasco Housing Authority, Homebuilders’ Association – promote various housing choices 5.2 FINANCING Financing capital projects will be the key in implementing the master plan vision. The City has already allocated funds in its Capital Improvement Program (CIP) for major roads, water, and sewer infrastructure. Additional financing is being planned through TIF. 5.2.1 TAX INCREMENT FINANCING According to RCW 39.114, TIF provides a financing tool that local governments in Washington State (defined as cities, towns, counties, port districts, or any combination thereof) can use to fund public infrastructure in targeted areas to encourage private development and investment. The City of Pasco may identify Broadmoor as the “increment area.” Once identified, the property tax portion of increases in assessed value of properties within Broadmoor area can be allocated toward paying for the public improvement and infrastructure costs of this area. The City is assessing the use of this tool to finance various transportation projects included under street improvements in Table 4-1 in the previous section. Page 451 of 461 Broadmoor Master Plan and Development Regulations Page 94 5.3 PHASED DEVELOPMENT The Broadmoor area will be developed in multiple phases based on the local market conditions, investments, and financing tools as they become available for this area. Initial phase developments will occur on the east side near Broadmoor Boulevard. Later phases will take place farther to the west. However, developments on the west side near the Columbia River would likely occur concurrently with the developments near Broadmoor Boulevard. 5.4 DEVELOPMENT REGULATIONS Development regulations under Section 3 of this document will be implemented in coordination with other municipal codes. When there is a conflict, the more restrictive regulation, or the regulation that better implement the vision of the Broadmoor area, will apply. 5.5 PERMIT PROCESS The City will identify and designate zoning districts consistent with all the land use districts designated in this master plan. Zoning and land use districts shall comply with this master plan and development regulations, and other applicable PMC regulations. Development permit process shall undergo a regular site plan permit process for all district other than Mixed Residential and Commercial district. For mixed use projects, steps in Section 5.5.1 shall be followed. 5.5.1 MIXED USE PROJECT REVIEW PROCESS 5.5.1.1 Single Mixed-Use Project (Vertical and Horizontal): A mixed-use project that is either vertical or horizontal and contained within a single building and single site shall be reviewed through the site plan process. 5.5.1.2 Multiple Building / Multiple Site Mixed-Use Development Projects: If the project is horizontally-integrated on more than one site and/or in more than one building, a mixed-use master site plan is required to ensure that the buildings are functionally and physically integrated. 5.5.1.3 Mixed-Use Master Site Plan Requirements. 1. Initial development of a multiple building mixed-use site or phased development of a mixed- use site shall require submittal and approval of a mixed-use master site plan, unless it is already subject to a previous mixed-use master site plan approval. Mixed-use master plans shall include the following: a. All submittals according to the Commercial site plan requirements. Deleted: ¶ Page 452 of 461 Broadmoor Master Plan and Development Regulations Page 95 b. Mapping and written description of the mix of uses, such as residential and commercial portions. c. If applicable, description of proposed future phasing. d. Written description of the proposal's consistency with transportation and other service requirements. e. A parking plan with written descriptions and graphics describing how residential and non-residential uses can provide sufficient and coordinated parking to avoid impacts on adjacent off-site residential. 2. The overall mix of land uses within a mixed-use planning area (Figure 3-14) shall be reviewed to allow a minimum of 20% residential and 20% of non-residential use according to 3.4.1.1 (4). Proximity to another use can be accounted for in the mix of uses according to 3.4.1.1 (5). 3. The Planning Director may allow flexibility in the site use or allocation of use if the project meets the overall intent of the Broadmoor area. 5.6 MONITORING OF THE PLAN A periodic monitoring system should be established by the City to ensure the developments implement the vision of the Broadmoor area. The City will develop an inventory of projects completed, permits approved and permits applied for in the Broadmoor area. Based in the status of developments, the City will evaluate if the projected goals for the Broadmoor area are being met. The City may assess any implementation challenges and develop strategies such as plan amendment, budget modifications, updated review processes etc. 6 DEFINITIONS Articulation: Shifts in the plane of walls, setbacks, step backs, overhangs, and details in order to create variation in a building façade and divide large buildings into smaller identifiable sections. Main street frontages: Building facing the street of primary access, also the addressed side. Mid-block pedestrian connections: Mid-block connections are pedestrian and bike link on an easement or public land connecting two sides of a block. They are usually located in the middle of a block and increase access to neighborhoods. Deleted: to Deleted: Page Break Page 453 of 461 Broadmoor Master Plan and Development Regulations Page 96 Mixed use: Mixed use development can be defined as developments integrating two or more land uses, such as residential, commercial, and office that support each other with a strong pedestrian orientation. Mix of uses can be on a site in multiple buildings (horizontal), or in individual buildings (vertical), or a combination of both. Mixed use, horizontal: Development that incorporates residential and pedestrian-oriented commercial uses (and any additional uses allowed in the underlying zoning district) on the same lot or contiguous lots in the same zone. This type of development may occur within a single building where uses are separated by walls or within multiple buildings. Mixed use, vertical: Development that incorporates residential and pedestrian-oriented commercial uses (and any uses allowed in the underlying zoning district) within the same zone. This type of development may occur within a single building or multiple buildings on the same site or contiguous sites where uses are separated by floors. Modulation: Variation in the building mass through the use of step backs, setbacks, diminishing upper floor areas, and/or projecting roof overhangs. Private Street: Internal circulation roads and driveways that serve individual businesses and connect with businesses internally within a site or development. Upper level step backs: Buildings from the ground floor to upper level floors are pushed back toward the center of the property in order to create variation in building mass. Page 454 of 461 Broadmoor Master Plan and Development Regulations Page 97 7 REFERENCES Ecology (2019). Stormwater Management Manual for Eastern Washington, August 2019. Washington State Department of Ecology, Water Quality Division, Publication 18-10-044. Available online at: https://apps.ecology.wa.gov/publications/documents/1810044.pdf. Accessed: December 23, 2021 Municipal Services and Resource Center (mrsc.org/Home/Explore-Topics/Planning/Development- Types-and-Land-Uses/Mixed-Use.aspx) Pasco Transportation System Master Plan 2022 Pasco Capital Improvement Plan 2020-2025 WDFW. (2018a). Priority Habitats and Species (PHS) on the web. Available online at: https://wdfw.wa.gov/conservation/endangered/status/SE/. Accessed June, 2018 Page 455 of 461 APPENDIX A DRAFT ENVIRONMENTAL IMPACT STATEMENT Page 456 of 461 Page 457 of 461 Page 458 of 461 Page 459 of 461 Page 460 of 461 Page 461 of 461