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
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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))
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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.
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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
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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.
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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.
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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
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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.
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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.
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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
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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.
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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
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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
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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:
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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
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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.
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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
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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.
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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
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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
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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.
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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.
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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
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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.
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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
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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.
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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
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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.
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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
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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
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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.
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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
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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.
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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
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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.
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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
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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.
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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
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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.
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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
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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.
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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
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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.
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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):
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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.
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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
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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
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ROJO Venture, LLC
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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
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the sender and then delete this message. Thank you.
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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
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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.
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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
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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.
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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
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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
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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.
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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
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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
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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
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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
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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
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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
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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;
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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;
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New Heritage Amendment to the City’s Comprehensive Plan August 16, 2022December 14, 2022
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(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
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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
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Figure 2 – Vicinity Map
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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.
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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
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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:
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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
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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.
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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.
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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.
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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
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Medium Density Alternative and the No-Action Alternative would also have to meet Pasco's code
requirements and any requirement identified under SEPA.
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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.
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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.
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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
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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.
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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
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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
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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.
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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
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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.
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• 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.
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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
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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).
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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
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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
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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
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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
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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
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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
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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.
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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
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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.
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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
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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
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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.
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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
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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
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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
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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
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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.
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• 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.
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(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.
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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
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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.
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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
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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
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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
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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.
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• 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.
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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
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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).”
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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.
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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
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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.
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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:
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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
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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.
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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
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• 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.
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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).
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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.
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Figure 8 – Preferred Alternative Intersection Control Evaluation
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Figure 9 – Preferred Alternative Roadway Volume to Capacity Ratios
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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.
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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.
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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.
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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:
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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.
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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.
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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.
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75
Appendix 1 City of Pasco Determination of Significance and Scoping Notice
Page 301 of 461
Page 302 of 461
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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
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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
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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
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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
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T N 1ST
AVEN OREGON
AVE
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MEDIUM
DENSITY
ALTERNATIVE
VOLUME TO
CAPACITY RATIO
Page 337 of 461
N 3RD
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Page 339 of 461
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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
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Photo sources: City of Pasco, Oneza & Associates, Google Inc.
1 BACKGROUND AND EXISTING CONDITIONS
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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
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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
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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.
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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.
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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.
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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)
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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.
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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
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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
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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)
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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.
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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.
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2 BROADMOOR VISION AND PLAN
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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.
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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
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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
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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.
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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.
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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.
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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
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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.
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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
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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
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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
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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;
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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.
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3 DEVELOPMENT STANDARDS
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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
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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.
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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).
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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
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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.
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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
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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.
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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)
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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,
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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.
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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.
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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).
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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
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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
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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.
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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
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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
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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
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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
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“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
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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
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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
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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
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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
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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.
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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
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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…
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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.
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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.
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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.”
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Deleted: 8
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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.
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Principal Arterial – Mixed-Use Street
Principal Arterial – Residential Street
Principal Arterial – Commercial Street
FIGURE 3-30: PRINCIPAL ARTERIAL STREET STANDARDS Deleted: 29
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Mixed-Use Street
Residential Street
Commercial Street
FIGURE 3-31: MINOR ARTERIAL STREET STANDARDS Deleted: 30
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Collector – Mixed-Use Street
Collector – Residential Street
Collector – Commercial Street
FIGURE 3-32: COLLECTOR STREET STANDARDS Deleted: 31
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Neighborhood Collector – Mixed-Use Street
Neighborhood Collector – Residential Street
Neighborhood Collector – Commercial Street
FIGURE 3-33: COLLECTOR STREET STANDARDS Deleted: 32
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Local Street – Mixed-Use Street
Local Street – Residential Street
Local Street – Commercial Street
FIGURE 3-34: LOCAL STREET STANDARDS Deleted: 33
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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.
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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.
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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.
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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
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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
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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.
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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.
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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.
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3. Monitor the adverse impact and the compensation projects and take appropriate
corrective measures on a periodic basis as required.
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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
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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
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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.
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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.
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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.
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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.
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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
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APPENDIX A
DRAFT ENVIRONMENTAL IMPACT STATEMENT
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