HomeMy WebLinkAbout2023.02.27 Council Workshop Packet
AGENDA
City Council Workshop Meeting
7:07 PM - Monday, February 27, 2023
Pasco City Hall, Council Chambers & GoToWebinar
Page
1. MEETING INSTRUCTIONS for REMOTE ACCESS - The Pasco City Council
Workshops 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.
To listen to the meeting via phone, call (415) 655-0060 and use access code
307-404-066.
2. CALL TO ORDER
3. ROLL CALL
(a) Pledge of Allegiance
4. VERBAL REPORTS FROM COUNCILMEMBERS
5. ITEMS FOR DISCUSSION
3 (a) Presentation - Columbia Basin College Master Plan
Dr. Rebekah Woods, Columbia Basin College President, will share the
College's 2023 Master Plan with Council.
4 - 18 (b) Downtown Pasco Development Authority (DPDA) Monthly Report
February 2023
Jerry Martinez, Downtown Pasco Develop Authority Executive
Director, will provide a presentation of the DPDA monthly activities and
business items.
19 - 57 (c) Ordinance - Amending Pasco Municipal Code 25.127 - Zoning
from Waterfront Development District to Mixed Use District
58 - 283 (d) Update: Broadmoor Master Plan and Environmental Impact
Statement
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284 - 300 (e) Resolution - Rescinding an Emergency Proclamation
301 - 321 (f) Ordinance - Amending Pasco Municipal Code, Chapter 2.05 "City
Council" Related to Open Public Meetings Act Updates
322 - 353 (g) Resolution - WA State Dept. of Ecology Agreement for the Pasco
Aquifer Storage & Recovery Project Phase 2
6. MISCELLANEOUS COUNCIL DISCUSSION
7. EXECUTIVE SESSION
8. ADJOURNMENT
9. ADDITIONAL NOTES
354 - 355 (a) Adopted 2020-2021 Council Goals (Reference Only)
(b) REMINDERS
• Monday, February 27, 4:00 PM: Hanford Area Economic
Investment Fund Advisory Committee Meeting – Ben
Franklin Transit Main Conference Room
(COUNCILMEMBER PETE SERRANO, Rep.)
This meeting is broadcast live on PSC-TV Channel 191 on
Charter/Spectrum Cable in Pasco and Richland and streamed at
www.pasco-wa.gov/psctvlive.
Audio equipment available for the hearing impaired; contact the
Clerk for assistance.
Servicio de intérprete puede estar disponible con aviso. Por favor
avisa la Secretaria Municipal dos días antes para garantizar la
disponibilidad. (Spanish language interpreter service may be
provided upon request. Please provide two business day's notice
to the City Clerk to ensure availability.)
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AGENDA REPORT
FOR: City Council February 23, 2023
TO: Adam Lincoln, Interim City Manager City Council Workshop
Meeting: 2/27/23
FROM: Zach Ratkai, Director
Administrative & Community Services
SUBJECT: Presentation - Columbia Basin College Master Plan
I. REFERENCE(S):
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
Dr. Rebekah Woods, Columbia Basin College President, will share the College's
2023 Master Plan with Council.
III. FISCAL IMPACT:
None
IV. HISTORY AND FACTS BRIEF:
Columbia Basin College (CBC) has updated their Campus Master Plan and CBC
President Woods will provide a brief update on that Master Plan to Council.
For reference, here is a link to CBC's website that contains information regarding
their 2023 Master Plan.
V. DISCUSSION:
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AGENDA REPORT
FOR: City Council February 22, 2023
TO: Adam Lincoln, City Manager
City Council Workshop
Meeting: 2/27/23
FROM: Rick White, Director
Community & Economic Development
SUBJECT: Downtown Pasco Development Authority (DPDA) Monthly Report
February 2023
I. REFERENCE(S):
DPDA 2023 Funding Agreement (executed)
DPDA and COP Finance Meetings Process
BDS Notes from DPDA Assessment Kick-off
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
Jerry Martinez, Downtown Pasco Develop Authority Executive Director, will
provide a presentation of the DPDA monthly activities and business items.
III. FISCAL IMPACT:
IV. HISTORY AND FACTS BRIEF:
The 2023 Funding Agreement requires monthly reports to City Council on DPDA
activities as these activities have been expanded from previous DPDA Funding
Agreements. The current Funding Agreement was approved by City Council in
January of 2023.
V. DISCUSSION:
If Council wishes to amend the Funding Agreement to require less or different
reporting requirements, staff will prepare and return to Council with an amended
Agreement.
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C:\Users\barhamd\AppData\Local\Microsoft\Windows\INetCache\Content.Outlook\82UHEWOV\Down
town Pasco Development Authority and City of Pasco Finance Meetings.docx
Downtown Pasco Development Authority and City of Pasco Finance Meetings
As part of the 2023 Funding Agreement, recurring meetings will take place to assist in
establishing a framework of internal controls for stewardship of City of Pasco funding,
mechanisms that provide sound financial activity tracking and provide guidance for fiscal
operations. These meetings will address key functions within fiscal operations including, but not
limited to the following:
• Budgeting
o Reviewing current budget
o Discuss expectations and industry standards
o Assist with new 2023 budget
o Monitoring process
• Treasury and revenue
o Identify revenue sources and revenue needs
o Receipting internal controls
o Bank controls
o Documentation
• Expenses
o Accounts payable controls
o Accounts payable documentation
o Overall process
o Budget monitoring
• Cash Flow
o Identify fixed costs
o 30-day cash needs
o Cash reserve target
• Financial Reporting
o Timing
o Expectations
• Audits
o Review past recommendations
o Emphasis on documentation
o Cost and frequency
• Resources
o State Auditor’s Office
o MRSC
o Other like entities
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1932 1st Avenue, Suite 814 phone / fax: 206.971.6030
Seattle, Washington 98101 bdsplanning.com
January 11, 2022
Pasco Organization Assessment – Kick-off
Meeting Notes
BDS Planning facilitated an Organizational Assessment Kick-off meeting to the Downtown
Pasco Development Authority (DPDA) Leadership Group. We reviewed the notes from the
Board Retreat in October of 2021 and the subsequent BDS recommendations to establish
two distinct organizations – a development authority and a nonprofit charitable “Main
Street” organization to develop:
• City Agreement Framework: Negotiate approval and support from the City of
Pasco for the roles of two distinct organizations – authority and association.
• Bylaws: Draft and approve distinct bylaws for the authority and association.
• Board Recruitment: Develop member characteristics and job descriptions for the
authority and association. Recruit a full slate of new and continuing directors.
• Tax Credits: Identify and engage community stakeholders to invest in downtown
through the Washington Main Street Tax Credit program.
• Grant Writing: Research potential funders and write grant applications.
We established shared project outcomes to develop:
• Organizational structure: negotiate approval and support from the City of Pasco
for the roles of two distinct organizations – authority and association. Including
drafting bylaws for each.
• Roles and responsibilities: develop shared understanding of member characteristics
and job descriptions for the authority and association.
• Financial responsibility: identify and engage community stakeholders to invest in
downtown and develop a sustainable funding plan.
We also facilitated a session on Strategic Questions – DPDA & Foundation asking 2
questions
• An effective Downtown Pasco Development Authority makes downtown Pasco
different, how?
• An effective DPDA Foundation makes downtown Pasco be different, how?
• What are the must haves to include in a potential city agreement?
Leadership Kick-off 1/11/23 Strategic Questions Discussion:
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Downtown Pasco Development Authority 01/11/2023
2
• What has changed since 2021?
• Improved relationship with city
• Living up to Main St. expectations and requirements
• Confirmation of structure/functional clarity
• Who is DPDA accountable to?
• Business versus City Council
• What are your organization intended impacts?
• DPDA
• Connects with businesses as resources (New and existing)
• A landlord. Physical investments in downtown
• Board & ED alignment with City vision and objectives
• Board members are vested Downtown stakeholders
• Downtown is a strong, credible, and proud place to be and grow
business
• A vibrant and beautiful Downtown environment
• One-stop shop
• Foundation
• Trusted partner/ Develop consensus of Downtown
• Provision of business grants & capital
• Education, technical assistance for small business operations
• Puts Downtown Pasco on a pedestal!
• Promotions, marketing recruitment
• Events to advance org and City mission
• Represents and amplifies Downtown Pasco culture and history
• “Intercultural”
• What are the must haves?
• Clear communication plan/strategy
• Buy-in and support for the foundation (not City approved)
• Clean accountability for capacity to execute
• DPDA and Foundation connection to maintain Main Street Credits
• Designated staff support to Executive Director
• Decision on how to use space
• Respect and trust for DPDA to lead
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Downtown Pasco Development Authority 01/11/2023
3
Next Steps:
• Leadership Meeting #2 – Principles of Agreement Date: TBD
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AGENDA REPORT
FOR: City Council February 22, 2023
TO: Adam Lincoln, Interim City Manager City Council Workshop
Meeting: 2/27/23
FROM: Rick White, Director
Community & Economic Development
SUBJECT: Ordinance - Amending Pasco Municipal Code, Chapter 25.127 - Zoning
from Waterfront Development District to Mixed Use District
I. REFERENCE(S):
Draft Ordinance
Proposal Narrative (Prepared by Applicant)
Summary of Changes (Prepared by Applicant)
Staff Report and Meeting Minutes from Planning Commission Dated 01/19/2023
PowerPoint Presentation
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
Discussion
III. FISCAL IMPACT:
None
IV. HISTORY AND FACTS BRIEF:
The City has received a request for a zoning code amendment to the Waterfront
Development District Zoning District (WDD) and for the establishment of a new
Mixed Use (MU) Zoning District. The Pasco Municipal Code (PMC) Section
25.210.020 states that any person, firm, corporation, or group of individuals or
municipal department may petition the Pasco City Council for a zone or text
change. The Waterfront Development District (adopted January 2021, via
Ordinance No. 4514) was established to allow the location of a compatible mix
of commercial, residential, and recreational uses on parcels situated close to the
Columbia River waterfront and within the Osprey Pointe property, historically
owned by the Port of Pasco. Outside of the WDD, the City does not provide
development standards or regulations for mixed-use projects, sites, or buildings.
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The request for a code amendment would identify a set of modifications to the
WDD that would facilitate mixed-use citywide, and be implemented under the
current Comprehensive Plan Land Use of Mixed Residential and Commercial.
The new Mixed Use (MU) Zoning District would allow a compatible, integrated
mix of commercial (and office, education, and government use) and residential
uses.
Policy Guidance
The proposed code amendment would implement and is supportive of the
following policy references:
• 2018-2038 Pasco Comprehensive Plan
o Land Use Element
o Housing Element
o Transportation Element
• City Council 2022-2023 Goals
o Economic Vitality
Applicability and Implementation
The Mixed-and Residential Mixed to Zoning would District Use apply
Commercial Land Use designations. The Mixed Residential and Commercial
Land Use covers approximately 430 acres of land within the Pasco Urban
Growth Area. As indicated in the 2018-2038 Comprehensive Plan, and codified
in PMC 25.215.015, the intent of the Mixed Residential and Commercial Land
Use is to allow a combination of residential and commercial uses within the same
development or development site. This land use also encourages a variety of
housing types ranging from single-family to townhomes, apartments, and
condominiums at a density of 5 to 29 units per acre.
While the Comprehensive Plan encourages mixed -use developments, there is
not a zoning district that would enable this citywide. The proposed amendment
would implement the Mixed Residential and Commercial Land Use, allowing an
applicant to utilize the proposed zoning district to meet the intent of the
Comprehensive Plan. Implementation of the prop osed code amendment would
require a rezone that is in conformance with the Comprehensive Plan. For
example, a parcel that is currently zoned C-1 in the Mixed Residential and
Commercial Land Use designation may apply for a rezone to the new MU
(Mixed-Use District). This requires a public hearing with the Pasco Hearing
Examiner, followed by final approval by the Pasco City Council. Subsequent
permits for buildings and projects would then be required to conform with
established Mixed Use District standards.
Environmental Determination
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City staff issued the Notice of Application on November 29, 2022. A
Determination of Non-Significance was published on December 28, 2022, and
no comments were received on the SEPA Determination.
V. DISCUSSION:
The proposed code amendment was considered at three meetings with the
Planning Commission, including two (2) public hearings held in December 2022,
and January 2023. While no public comments were received, staff did make
minor modifications, with the support of the proposal applicant. Department staff
recommended that the proposal amend an existing Waterfront Development
Zoning District, rather than create an entirely new and separate zoning district.
The proposed amendment calls out where the existing Wate rfront Development
District shall be enforced (for example, within the Osprey Pointe) and where the
new citywide proposal is to be applied.
The proposed code amendment meets several comprehensive plan goals and
policies and addresses a deficiency in the regulations. Staff is seeking Council
discussion and comments on the proposal.
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Ordinance – Amending PMC – 25.127 - 1
ORDINANCE NO. __________
AN ORDINANCE OF THE CITY OF PASCO, WASHINGTON,
AMENDING THE PASCO MUNICIPAL CODE CHAPTER 25.127 “WD
WATERFRONT DEVELOPMENT DISTRICT” REPLACING THE “WD
DISTRICT” TO “MU MIXED-USE DISTRICT.”
WHEREAS, the City of Pasco, pursuant to PMC 21.05.020, has identified the benefits in
regulating the division of land within the Pasco Urban Growth Area to promote the health, safety,
convenience, comfort, urban infill, prosperity, and general welfare of the present and future
residents of the Pasco Urban Growth Area; and
WHEREAS, the 2018-2038 Pasco Comprehensive Plan Land Use Policy 4-C encourages
the development of walkable communities by increasing mixed -use developments that provide
households with neighborhood and commercial shopping opportunities, and
WHEREAS, the 2018-2038 Pasco Comprehensive Plan Land Use Policy 4-F supports
mixed-use, smart growth, and compact developments with transit and pedestrian amenities that
promote a healthy community, and
WHEREAS, in January 2021, the Pasco City Council adopted Ordinance No . 4514,
establishing a new Waterfront Development District, in collaboration with the Port of Pasco and
their efforts to develop Osprey Pointe, and
WHEREAS, the 2018-2038 Pasco Comprehensive Plan designates multiple areas of the
city with the “Mixed Residential and Commercial Land Use” but not currently have a zoning
district to facilitate the intent of the land use classification, and
WHEREAS, the proposed Mixed-Use District would carry out the intentions of the
Comprehensive Plan and the Mixed Residential and Commercial Land Use designation, and
WHEREAS, the proposed Mixed-Use District would amend the Waterfront Development
District, be renamed the Mixed-Use District, allowing for Mixed-Use developments citywide
consistent with the Comprehensive Plan, and
WHEREAS, the proposed amendment implements community visioning, public agency
plans, and addresses the regions needs for housing and walkable, complete neighborhoods.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. That Section 25.20.010 entitled “Establishment of zoning districts” of the Pasco
Municipal Code shall be and hereby is amended and shall read as follows:
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Ordinance – Amending PMC – 25.127 - 2
25.20.010 Establishment of zoning districts.
For the purpose of promoting the public health, safety, morals, and general welfare
of the City, the City is divided into the following types of zones:
R-T District Residential Transition District
R-S-20 District Residential Suburban District
R-S-12 District Residential Suburban District
R-S-1 District Low-Density Suburban Residential District
R-1 District Low-Density Residential District
R-1-A District Low-Density Residential Alternative District
R-1-A2 District Low-Density Residential Alternative District
R-2 District Medium-Density Residential District
R-3 District Medium-Density Residential District
R-4 District High-Density Residential District
RP District Residential Park District
O District Office District
C-1 District Retail Business District
C-2 District Central Business District
C-2 Overlay District Central Business Overlay District
C-3 District General Business District
C-R District Regional Commercial District
BP District Business Park District
I-182 Overlay District I-182 Corridor Overlay District
I-1 District Light Industrial District
I-2 District Medium Industrial District
I-3 District Heavy Industrial District
WD
MU
Waterfront Development District
Mixed-Use District
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Ordinance – Amending PMC – 25.127 - 3
Section 2. That a Chapter 25.127 entitled “Waterfront Development District” of the Pasco
Municipal Code shall be and is hereby created and shall read as follows:
Chapter 25.127 Waterfront Development District Mixed-Use District
Sections:
25.127.010 Purpose.
25.127.013 Relation to other codes.
25.127.015 Terms defined.
25.127.020 Permitted uses.
25.127.030 Permitted accessory uses.
25.127.040 Conditional uses.
25.127.050 Prohibited uses.
25.127.060 Unlisted uses.
25.127.070 Development standards.
25.127.010 Purpose.
The purpose of the waterfront development (WD) district is to allow the location
of a compatible mix of commercial, residential, , and recreational uses on parcels
situated close to the Columbia River waterfront and within the Osprey Pointe
property, historically owned by the Port of Pasco.
The purpose of the mixed use (MU) district is to allow the location of a compatible
and integrated mix of commercial (and office, education and government uses) with
residential uses, as established within the comprehensive plan. This zone district is
intended to provide a high level of diversity in housing types including townhouses
and flats in mid-rise buildings ranging from two to six stories to move toward the
city’s land use and housing goals and policies relating to density and a broad range
of housing types, as required under the Growth Management Act, Chapter 36.70A
RCW. In addition, ground floor neighborhood-scale commercial and/or office uses
are encouraged to create a cohesive bike- and pedestrian-oriented community.
These uses are to be designed to complement and support the nearby retail, office,
and residential uses and located in resulting in reduced vehicle trips and a more
sustainable and convenient environment with potential access to transit.
25.127.013 Relation to other codes.
(1) This chapter sets out standards for site development and as such the overlay
districts identifying area-specific standards for aesthetics and design (i.e. the
Commercial Corridors Design Standards in Chapter 25.135 PMC and the I-
182 Corridor Overlay District in Chapter 25.130 PMC) do not apply to
property zoned MU.
(2) This zone is not to be considered a “residential” zone for purposes of
interpretation of other Title 25 regulations.
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Ordinance – Amending PMC – 25.127 - 4
25.127.015 Terms defined.
“Artisan manufacturing” means small-scale businesses that manufacture artisan
goods or specialty foods. Small manufacturing production primarily focuses on
direct sales rather than the wholesale market.
“Osprey Pointe” means that geographic area situated close to the Columbia River
waterfront and within the property known as Osprey Pointe, historically owned by
the Port of Pasco.
25.127.020 Permitted uses.
The following uses shall be permitted in the waterfront development mixed-use
district:
(1) Commercial, office, educational, and government uses:
(a) All uses permitted in the “O” Office district;
(b) Artisan manufacturing, provided that such uses are intended to be
compatible with surrounding development and shall adhere to the
following requirements:
(i) Structures shall not encompass more than 10,000 square feet of
area, and the 10,000 square foot total shall include all indoor
storage areas associated with the manufacturing operation.
(ii) Outdoor storage is prohibited.
(iii) Loading docks. Where the site abuts a residential use, the building
wall facing such lot shall not have any service door openings or
loading docks oriented toward the residential use.
(iv) Public viewing. Artisan manufacturing uses must accommodate
public viewing or a customer service space. Public viewing shall
be accomplished with windows or glass doors covering at least 25
percent of the front of the building face abutting the street or
indoor lobby wall, allowing direct views of manufacturing. The
display area may be reduced below 25 percent where fire-rated
separation requirements restrict opening size as determined by the
building official. A customer service space including a showroom,
tasting room, restaurant or retail space may be provided that
substitutes for the exterior public viewing area.
(v) All uses shall not emit smoke, gas, odor, dust, sound, vibration,
soot, heat, glare, or light that is detectable beyond the property
line.
(c) Banks and financial institutions;
(d) Bars, taverns, and craft breweries, boutique wineries, and small-scale
distilleries and/or tasting rooms (any production of product shall be
small-scale in nature, with annual production limited to 300 barrels per
year of beer or equivalent product);
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Ordinance – Amending PMC – 25.127 - 5
(e) Churches and similar places of worship (Osprey Pointe, only);
(f) Dancing schools;
(g) Gyms and fitness centers;
(h) Hotels and motels;
(i) Laundries/dry cleaners;
(j) Portable food vending/food trucks;
(k) Printing shops;
(l) Public or commercial parking garages;
(m) Public markets for fresh produce and craft work;
(n) Restaurants and eating establishments, including food halls with shared
common areas;
(o) Stores and shops for the conduct of retail business and similar services
in buildings not exceeding 40,000 gross square feet, except that the
maximum areas are 80,000 gross square feet at Osprey Pointe, such as:
(i) Bakeries, retail for distribution from the premises;
(ii) Barber and beauty shops.
(iii) Bookstores, except adult bookstores;
(iv) Catering establishments;
(v) Artist and office supplies;
(vi) Florists;
(vii) Specialty retail stores;
(viii) Museums and art galleries;
(ix) Clothing, shoes and accessories, and costume rentals
(new/unused materials only);
(x) Crafts, stationery, and gift shops;
(xi) Department and drug stores;
(xii) Grocery or specialty food stores;
(xiii) Furniture and home appliance stores;
(xiv) Import shops;
(xv) Jewelry and gem shops, including custom work;
(xvi) Shoe repair shops;
(xvii) Sporting goods stores;
(xviii) Tailor and seamstress shops;
(xix) Upholstery shops;
(p) Locksmith shops;
(q) Membership clubs;
(r) Theaters (movie or live theater);
(s) Veterinary clinics serving household pets (no boarding or outdoor
treatment facilities); and
(t) Universities, colleges, and business, professional, technical, and trade
schools.
(2) Residential uses:
(a) Specific limitations at Osprey Pointe:
(a)(i) Single-family detached dwellings may be located west of the
alignment of South Maitland Avenue at densities prescribed under
PMC 25.127.070;
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Ordinance – Amending PMC – 25.127 - 6
(b)(ii) Attached single-family dwellings (duplexes and townhouses)
may be located east of the extension of South Maitland Avenue,
but no further than 500 feet east of the alignment of South Oregon
Avenue at densities prescribed under PMC 25.127.070; and
(c)(iii) Multifamily dwellings may be located no further than 500 feet
east of the alignment of South Oregon Avenue.
(b)(iv) Short-term vacation rental uses, and Bed and Breakfasts may be
established where residential uses are allowed.
(b) Single-family dwellings (including zero-lot-line dwellings);
(c) Two-family and multiple (family) dwellings;
(d) Recreational facilities for residents (i.e. playground, basketball court,
bocce ball court).
(3) Recreational and entertainment uses:
(a) Specific provisions at Osprey Pointe:
(b)(i) Indoor and outdoor event and entertainment uses and facilities
(commercial or public), not to exceed fifteen acres;
(c)(ii) Marinas and marine repair facilities;
(d)(iii) Mixed-use buildings containing any combination of residential,
commercial, office, educational, and government facilities in a
single building; and
(e)(iv) Public and private parks and trails.
(b) Indoor and outdoor event and entertainment uses and facilities
(commercial or public)
25.127.030 Permitted accessory uses.
(1) Accessory dwelling units when associated with a permitted residential use;
(2) Family home childcare in conformance with WAC 170-296A-0010;
(3) Sheds not exceeding 200 square feet provided they are located in the rear yard
of residential uses or a place of business and attached to the primary structure;
(4) Private parking lots and garages meeting the development standards of this
chapter;
(5) Storage facilities accessory to multifamily dwellings for the sole use of
residents;
(6) Home occupations in accordance with PMC 25.150; and
(7) Alcoholic beverage sales; and
(8) Private streets, meeting the standards of PMC 25.127.070(14).
(9) The keeping of dogs and cats, provided such number of animals does not
exceed three dogs and three cats;
(10) Swimming pools; and
(11) Plazas, courtyard, water features (such as fountains and cascading water
features) and other outdoor gathering spaces and amenities.
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Ordinance – Amending PMC – 25.127 - 7
25.127.040 Conditional uses
The following uses are permitted subject to the approval of special permit as
provided in Chapter 25.200 PMC:
(1) Retail, wholesale, and department stores and shops exceeding a gross floor
area of 40,000 square feet (or exceeding 80,000 square feet at Osprey Pointe);
(2) Landscape gardening and storage area for equipment and materials, provided
that plants and materials are located behind a building and are not visible from
the public right-of-way or residential uses;
(3) Nursing homes and assisted living facilities;
(4) Marine gas sales;
(5) Gasoline and service stations;
(6) Drive-thru uses,; and provided that drive-through aisles shall provide
adequate on-site queuing and circulation for users (motorized and non-
motorized);
(7) Indoor and outdoor event and entertainment uses and facilities (commercial
or public), exceeding fifteen acres; and
(8) Exceptions to maximum building heights listed in 25.127.070(9). ;and
(9) Churches and similar places of worship (Not applicable to Osprey Pointe)
25.127.050 Prohibited uses.
The following uses are prohibited in the WD MU district:
(1) All uses permitted conditionally in the I-2 Medium Industrial district;
(2) Automobile assembly, services, or repair;
(3) Vehicle rental;
(4) Tire stores;
(5) Car washes;
(6) Automobile detail shops;
(7) Automobile sales;
(8) Auto body shops;
(9) Mini-storage facilities;
(10) Pawn shops;
(11) Card rooms and bingo parlors;
(12) Secondhand dealers – similar or like uses although not specifically listed are
also prohibited;
(13) Adult bookstores or entertainment facilities;
(14) Truck stops – diesel fuel sales;
(15) Truck terminals;
(16) Heavy machinery sales and service;
(17) Contractor’s plant or storage yards;
(18) Mobile home and trailer sales and service;
(19) Veterinarian clinics for livestock, including outdoor treatment facilities;
(20) Pharmaceutical laboratories;
(21) Industrial medical facilities;
(22) Any outdoor manufacturing, testing, processing, or similar activity;
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Ordinance – Amending PMC – 25.127 - 8
(23) On-site hazardous substance processing and handling or hazardous waste
treatment and storage facilities;
(24) Kennels and animal boarding facilities;
(25) The manufacturing, compounding, processing, packaging of cosmetics,
pharmacology, and the reducing and refining of fats and oils;
(26) Junkyards, automobile wrecking yards, scrap iron, scrap paper, or rag storage,
sorting, or baling;
(27) Cemeteries;
(28) Recreational vehicle parks; and
(29) Outdoor storage of RVs, boats, and trailers.; and
(30) Single Room Occupancy units.
25.127.060 Unlisted uses.
All unlisted uses shall be classified as conditional uses and require a special use
permit under PMC 25.200.
25.127.070 Development standards.
(1) All structures, uses, and shoreline modifications shall comply with the City
of Pasco Shoreline Master Program (Chapter 29.15 PMC), where applicable.
(2) Minimum Density.
(a) Commercial, office, education and government uses: none.
(b) Residential uses: 14 units/net acre average for residential portions of the
WD district Osprey Pointe (net acre excludes infrastructure, such as
roads, utility easements, stormwater infrastructure, and excludes critical
areas, and applies to the entire WD district rather than to individual
developments). Additionally, residential uses shall not comprise more
than 50 percent of the gross land area within the WD district Osprey
Pointe.
(c) Residential Uses: the minimum density is seven units per net acre. For
the purposes of this subsection, net acre excludes infrastructure (such as
roads, utility easements, stormwater infrastructure), excludes critical
areas, and excludes other unbuildable areas such as any required
landscape buffer areas, fire lanes and parking lots, and applies to the
entire MU district rather than to individual developments.
(3) Minimum Lot Area at Osprey Pointe.
(a) Commercial, office, education and government uses: none.
(b) Residential uses: 1,000 square feet (single family detached), 1,500 square
feet per unit (duplex and single-family attached). There is no minimum
lot area for multifamily dwellings.
(4) Minimum Lot Width at Osprey Pointe.
(a) Commercial, office, education and government uses: none.
(b) Residential uses: 35 feet (single family detached), 20 feet per unit
(duplex and single-family attached). There is no minimum lot width for
multifamily dwellings.
Page 29 of 355
Ordinance – Amending PMC – 25.127 - 9
(5) Lot coverage at Osprey Pointe. Dictated by parking requirements, setbacks
and landscaping;
(6) Dimensional Standards for lots not located at Osprey Pointe. The following
standards shall apply except in cases of a Binding Site Plan or Zero Lot Line
development (in which case there are no minimums):
(a) Minimum Lot Area.
(i) Commercial, office, education and government uses: none.
(ii) Residential uses: 1,000 square feet (single-family detached), 1,500
square feet per unit (duplex and single-family attached). There is
no minimum lot area for multifamily dwellings.
(b) Minimum Lot Width.
(i) Commercial, office, education and government uses: none.
(ii) Residential uses: 35 feet (single-family detached), 20 feet per unit
(duplex and single-family attached). There is no minimum lot
width for multifamily dwellings.
(c) Lot Coverage.
All other uses: Dictated by parking requirements, setbacks and
landscaping.
(7)(6) Minimum Yard Setbacks - Front.
(a) Commercial, office, education and government uses: none.
(b) Residential uses: 10 feet (single family detached and attached, and
duplexes), 20 feet (garden-style apartments/ condominiums), none for
multifamily adjacent to commercial areas or in mixed-use buildings.
(8)(7) Minimum Yard Setbacks – Interior Side Yard.
(a) Commercial, office, education and government uses: none.
(b) Residential uses: 5 feet (for primary structures in single family
detached and attached, and duplexes; however, the minimum yard
setback is reduced to 3 feet where fire barriers are provided for
buildings), 15 feet from other buildings (garden-style apartments/
condominiums), none for multifamily adjacent to commercial areas,
in mixed-use buildings or for zero-lot line development.
(9)(8) Minimum Yard Setbacks – Street Side Yard And Rear.
(a) Commercial, office, education and government uses: none.
(b) Residential uses: 10 feet (single family detached and attached, and
duplexes; however, the minimum setback for detached garages is 3
feet), 20 feet from other buildings (garden-style apartments/
condominiums), none for multifamily adjacent to commercial areas or
in mixed-use buildings.
(10)(9) Maximum Building Height.
(a) At Osprey Pointe
(a)(i) Commercial, office, education and government uses: 60 feet
(b)(ii) Residential uses: 35 feet (single family detached and duplexes),
40 feet (single-family attached and garden-style apartments/
condominiums), 90 feet (multifamily adjacent to commercial
areas or in mixed-use buildings).
(b) At all other locations
Page 30 of 355
Ordinance – Amending PMC – 25.127 - 10
(i) Commercial, office, education and government uses: maximum
85 feet, except a greater height may be approved by special
permit.
(ii) Residential uses: maximum 15 feet for accessory buildings;
maximum 40 feet for detached single-family, duplexes;
maximum 45 feet for garden-style courtyard
apartments/condominiums; maximum 90 feet for multifamily
adjacent to commercial areas or in mixed-use buildings; except
that in all cases a greater height may be approved by special
permit.
(iii) Nothing in this chapter precludes the use of rooftop decks or
permitted uses to be permitted on the roof provided that building
codes are met.
(11)(10) Fences and Hedges.
(a) Fences and walls shall meet the requirements of PMC 25.180, with
the following exceptions:
i. Fences and walls shall be constructed using a combination of
natural materials such as wood, stone, or brick including those
on industrially used properties.
ii. Barbed wire and electrified fencing are prohibited on all
properties;
(12)(11) Parking and Loading.
(a) All new uses in the WD MU district must provide parking in
accordance with Table 25.127(1). The Community and Economic
Development Director may approve ratios lower than the minimum
if the new use provides bicycle parking, includes access to an
improved bus stop, or will have shared parking spaces. See
subsection (d), (e), and (f) of this section pertaining to parking
reductions. The Community and Economic Development Director
shall determine parking requirements for unlisted uses. Uses which
are not listed in the table shall have parking requirements of the
nearest analogous use which is included in the table, as determined
by the Community and Economic Development Director. If the
number of minimum off-street parking spaces required in PMC
25.127(1) contains a fraction, the number shall be rounded up if the
fraction is equal to or greater than one-half, and rounded down if less
than one-half
(b) 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.
(c) On-street and off-street public parking may be time-limited, metered,
or otherwise restricted in order to ensure that parking demand from
individual developments does not adversely impact parking
availability for the district as a whole and may be managed by either
the Port (in the case of Osprey Pointe property), City or an
Association/Business Entity (depending on public or private
Page 31 of 355
Ordinance – Amending PMC – 25.127 - 11
ownership). Parking spaces must be located within 500 feet of the
proposed use unless the use is listed under the “Recreational and
Entertainment Use” category in Table 25.127(1) in which case
parking may be located off-site, provided that if the parking facility is
under different ownership, a written agreement or lease is required.
No more than 30 percent of the minimum parking requirement for an
individual use may be on-street spaces or off-street public spaces more
than 500 feet away from the proposed use except as noted above.
(d) Bicycle parking reduction. For every five bicycle parking spaces
provided, the number of vehicle parking spaces may be reduced by
one up to maximum of 10 percent of the minimum number of spaces
otherwise required.
(e) Bus stop Transit reduction. Where an improved, permanent bus stop
(i.e., bus shelter) is located within 1,000 feet of a use, If a site is within
¼ mile of a current, planned, or proposed public transportation facility
or service, the required number of parking stalls may be reduced by
ten percent.
(f) Shared Uses. Owners of two or more uses, structures, or parcels of
land within 500 feet of each other may share the same parking area
when the hours of operation do not overlap. Whenever shared parking
is allowed under this section, the parking lot shall be signed so as to
reasonably notify the public of the availability of use, and spaces shall
not be assigned, allocated or reserved between uses; a notarized and
recorded parking agreement shall be required for shared parking
between two or more separate tax parcels under separate ownership.
(g) Special event parking lots used on an infrequent basis such as those
associated with seasonal play fields shall be exempt from provisions
of this chapter.
(h) No boat, motor home, camp trailer, trailer, fifth wheel, pickup camper,
snowmobile, or utility trailer as defined in PMC Title 25 shall be
stored or maintained on any public street, right-of-way, or other public
areas.
Table 25.127(1): Number of Minimum Required and Maximum Allowed
Parking Spaces by Use in the WD MU District
Use Category Minimum Maximum
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
Page 32 of 355
Ordinance – Amending PMC – 25.127 - 12
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 per 1,000
square feet of
gross floor area
5 per 1,000 square
feet of gross floor
area
Museums and art galleries 2.5 per 1,000
square feet of
gross floor area
4 per 1,000 square
feet of gross floor
area
Offices: Administrative, Professional,
Government
2 when located on
the ground floor;
1 when located on
floors above the
ground floor
4 when located on
the ground floor;
1 when located on
floors above the
ground floor
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 per 1,000
square feet of
gross floor area
5 per 1,000 square
feet of gross floor
area
Wholesale sales 3 per 1,000
square feet of
gross floor area
5 per 1,000 square
feet of gross floor
area
RESIDENTIAL USES
(per unit unless otherwise specified)
Single-family detached 1 per unit 2 per unit
Accessory dwelling units 0.5 per unit 1 per unit
Single-family attached and two-family
dwellings
1 per unit 2 per unit
Multifamily dwellings 0.75 per unit 1.5 per unit
Nursing homes and assisted living facilities 0.25 per bed 0.5 per bed
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)*
*Does not apply to parking for special events such
as but not limited to concerts or performances with
conveyance options (such as shuttle buses or vans)
or shared parking within walking distance
1 per 8 seats 1 per 5 seats
Theaters 1 per 4 seats 1 per 2.7 seats
Page 33 of 355
Ordinance – Amending PMC – 25.127 - 13
INSTITUTIONAL USES
(per 1,000 square feet of net floor area unless otherwise specified)
Hospitals and clinics 1 per bed or exam
room
1.5 per bed or
exam room
Police and fire stations 2 per 1,000 square
feet of gross floor
area
4 per 1,000
square feet of
gross floor area
(13)(12) Landscaping.
(a) Surface parking lots shall be landscaped in accordance with PMC
25.180.070.
(b) Single-family detached and attached residences and duplexes shall be
landscaped in accordance with PMC 25.180.050(4).
(c) Single-use commercial property shall be screened in accordance with
25.180.050(3). Commercially used property in multistory and/or
mixed-use buildings are exempt from landscaping screening
requirements.
(d) No landscape areas shall contain artificial grass, trees, plants or other
artificial materials as a live vegetative substitute.
(e) There shall be at least one tree and three shrubs for every 300 square
feet of landscaped area.
(f) All landscape maintenance shall comply with the provisions of PMC
25.180.120.
(g) Road Frontage.
(i) Landscaped buffers on commercial properties adjacent to or
across a public or private street or alley from residentially zoned
properties must be a minimum of 15 feet in width and may
additionally serve as a swale for stormwater provided that at
least 50 percent of the total area is vegetated. Landscaped
buffers may be substituted for a plaza with an average minimum
width of thirty feet featuring two or more of the following
features: street trees in pits, planters that are a minimum of three
feet wide and three feet tall featuring vegetation, space for
shaded outdoor seating (permanent or non-permanent), benches,
stamped concrete or pavers, protruding awnings, planted beds,
ledges for seating, public art, monument signage, wayfinding
signage; such plaza additionally serves to substitute for the need
of any sidewalk provided that an eight-foot wide unobstructed
walking path is established and maintained.
(ii) Landscaping in the unused portion of the right-of-way shall
match the established landscaping pattern and theme for the
street.
(h) Pedestrian Walkways.
(i) Excluding pedestrian connections through parking lots, walkways
shall be landscaped their entire length. Trees shall be a minimum
Page 34 of 355
Ordinance – Amending PMC – 25.127 - 14
of three feet from sidewalks and curbs at the time of planting,
except:
(a) where tree wells are utilized
(b) where sidewalks exceed eight feet in width, in which case a
five-foot walking area shall be reserved.
(14)(13) Transportation.
(a) The internal transportation network of the Waterfront District Osprey
Pointe shall be designed to maximum maximize multi-modal travel
options.
(b) All transportation infrastructure shall meet the intent of the City
Complete Streets Ordinance (PMC 12.15) and comply with the
International Fire Code. Dedication of public right-of-way is not
required when private streets are used.
(15)(14) Design Standards (Transportation Osprey Pointe).
(a) Applicability. This section applies to development located at Osprey
Pointe.
(a)(b) Speed Limits: 20 MPH
(b)(c) Sidewalk Widths:
• Residential: Minimum 6’
• Commercial/Mixed Use: Minimum: 10’
(c)(d) Local Access Streets:
• Driving Lane Minimum width: 11’
• Parking Lane Minimum width: 8’
• Dedicated Bicycle Lane: minimum width: 5’ (where included)
(d)(e) Alleys:
• Minimum: 20’ width
(e)(f) Private Street/Lane:
(i) Private street improvements for streets providing access to
uses which 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' back-to-back of curb. Street lighting will be
provided per the type chosen at the developer’s discretion.
(ii) 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.” Sidewalks are not required when ped estrian paths
are provided with a design accommodating pedestrian
circulation which is separated from vehicle traffic movements.
Streets lighting will be provided per the type chosen at the
developer’s discretion.
Page 35 of 355
Ordinance – Amending PMC – 25.127 - 15
(iii) 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.
(iv) Storm water facilities must be designed to treat and retain all
storm water on-site without any runoff entering City of Pasco
right- of-way.
(v) 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) standard.
(16) Design Standards (Transportation).
(a) Applicability. This section does not apply to development located at
Osprey Pointe.
(b) All street improvements, grades, widths, construction, and design shall
comply with the standard and specifications as set forth in the City’s
adopted Standard Specifications, except as otherwise contained in this
section.
(c) Street layout must be designed for street connectivity between
neighborhoods, be pedestrian and bicycle friendly, and promote
function, safety and aesthetics with minimum adverse environmental
impact.
(d) Block Length. Blocks shall not exceed six-hundred feet unless no other
practicable alternative is available, as determined by CED Director.
(e) Cul-de-Sac Streets. Cul-de-sacs are not permitted. However, subject to
the following, a cul-de-sac street may be allowed where the CED
Director determines that environmental or topographical constraints,
existing development patterns, legal restrictions, or compliance with
other applicable city requirements preclude a street extension. Where
the city determines that a cul-de-sac is the only reasonable option, all of
the following standards shall be met:
i. Cul-de-sac streets shall have a maximum length of three-hundred
feet measured from their centerline intersection with the public
access street right-of-way to the turnaround.
ii. The cul-de-sac shall provide, or not preclude the opportunity to later
install, a pedestrian and bicycle access way between it and adjacent
developable lands.
(f) Private Streets. Private streets may be allowed subject to the following:
i. Private street improvements shall meet the standards for local
access roads.
ii. An enhanced pedestrian path may be provided in lieu of sidewalk
construction where the design to accommodate pedestrian
circulation is separated from vehicle traffic movements.
iii. Street lighting will be provided per the type chosen at the
developer’s discretion.
iv. Private streets must not interfere with vehicle, public transportation
or nonmotorized access to public areas, and may not preclude the
connection of the transportation system.
Page 36 of 355
Ordinance – Amending PMC – 25.127 - 16
v. Storm water facilities must be designed to treat and retain all storm
water on site without any runoff entering City of Pasco right-of-
way.
vi. 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) standard.
(17) Building Design Standards.
(a) Applicability. This section does not apply to development located at
Osprey Pointe.
(b) Intent. The intent of this section is to implement the goals and policies
of the Comprehensive Plan by promoting high quality development
using aesthetically pleasing designs, creating a safe pedestrian-oriented
streetscape, and upgrading Pasco’s visual identity, and reduce the
impact of parking lots and blank walls.
(c) All buildings within a multi-building complex must achieve unity of
design through the use of similar architectural elements, such as roof
form, exterior building design and materials, colors and window
patterns.
(d) All new buildings shall have exterior walls that are constructed of at
least one but not more than three of the following materials: wood,
brick, stucco, steel, block, glass, or composite materials and shall have
textured, embossed, sculpted or painted finishes. Exterior walls must
include more than two of the following architectural features: columns,
pilasters, belt courses, brackets, arches, decorative molding, quoins and
similar architectural features. Changes in materials shall occur at inside
corners and not outside corners.
(e) All new retail buildings shall have windows, doors or display areas that
cover 50 percent of the ground floor frontage wall area (walls that face
frontage streets). Structures facing residential zones or developments
are not required to have a minimum amount of glass or display area but
must have architectural design features and/or building modulation.
(f) Pedestrian entries for all structures shall be visible from the frontage
street, driveways, and off-street parking areas. Pedestrian entries must
be emphasized through landscaped entry approaches consistent with the
building design and theme, by the use of modulation to emphasize
indentation or protrusion of that portion of the building containing the
entrance, or by the inclusion of porte-cochere or other covered entry
methods.
(g) Signage affixed to the building must be no higher than the roofline of
the building.
(h) Wall-mounted electrical and mechanical equipment shall be located on
the less visible side of the building and obscured from public view.
(i) Sidewalk seating. Any food or drink establishment may provide
sidewalk seating for its customers adjacent to the place of business
meeting the following provisions:
Page 37 of 355
Ordinance – Amending PMC – 25.127 - 17
a. Five feet of unobstructed sidewalk must be maintained at all times
for through travel.
b. If the sidewalk is located in the Right-of-Way, the placement of
tables shall be subject to the filing of a satisfactory hold-harmless
agreement and primary liability insurance policy suitable to the City
Attorney which will indemnify the City and release it from liability.
(18) Screening Standards.
(a) Applicability. This section does not apply to development at Osprey
Pointe.
(b) All equipment, material or goods not housed or stored within the
primary structure shall be within a 100 percent sight-obscuring fence,
wall or structure, with the exception that outdoor garden sales areas
associated with retail buildings must additionally incorporate false walls
in the fencing design that match or complement the architectural
features of the main building walls.
(c) Gas meters, electric service boxes and other mechanical equipment shall
be screened from public view by sight-obscuring fence, walls or
planting materials.
(19) Temporary Business Standards.
(a) Applicability. This section does not apply to development at Osprey
Pointe.
(b) Temporary businesses are only permitted on lots that are fully
developed with curb, gutter and sidewalk and improved with parking
lots, landscaping and buildings.
(c) Temporary businesses must be located at least 100 feet from the
property line of any residentially zoned property.
(d) Goods, wares and merchandise of any kind can only be displayed or
offered for sale from the temporary business vehicle or conveyance.
(e) Limited ancillary or accessory equipment may be utilized with a
temporary business and must be temporary in nature and easily
removable, such as coolers, umbrellas, tents, tables, and chairs. The
following types of ancillary or accessory equipment are not permitted
to be used with a temporary business, including but not limited to:
benches, picnic tables, propane tanks, awnings, carport structures,
satellite dishes, recreational equipment, amusement devices,
entertainment equipment, portable or temporary shelters, portable
heaters, temporary lighting fixtures, decorative lighting,
freezers/refrigerators not located on the business vehicle, carpet,
fencing, and faux landscape elements.
(f) Signage is only permitted on the temporary business vehicle and not on
public right-of-way or in parking lots.
(g) No advertising for services, activities and products that are not available
on or from the temporary business vehicle is permitted.
(h) Temporary businesses must be located at least 25 feet from any public
right-of-way.
Page 38 of 355
Ordinance – Amending PMC – 25.127 - 18
(i) Temporary businesses must locate in an area of the parking lot that will
not impede fire lanes or the use of drive aisles within and around parking
lots.
(j) Required off-street parking cannot be diminished by the location and
operation of a temporary business except such parking spaces may be
used for temporary businesses on weekends or holidays.
(20) Sign Standards.
(a) Applicability. This section does not apply to development located at
Osprey Pointe.
(b) No sign shall be erected, re-erected, constructed, painted, posted,
applied or structurally altered except as provided in this section and
pursuant to the approval of the Director of Community and Economic
Development. All signs shall comply with the International Building
Code and PMC Title 17 and conform to the following.
(c) Prohibited Signs.
i. Signs, which by coloring, shape, wording or location resemble or
conflict with traffic control signs or devices;
ii. Signs that create a safety hazard.
(d) Permitted Signs.
i. Permanent subdivision signs or area name signs of a permanent
character at street entrances or entrances to a specific area or
development. These signs shall not exceed six feet in height;
ii. Temporary banners, flags, pennants which are maintained in good
condition;
iii. Contractor, architect or engineer signs that identify the project are
permitted during the period of construction;
iv. Standard official, directional, informational, warning, or safety
signs and street signs; and
v. Portable reader boards, flashing, movable, or moving signs provided
that such signs must not be located in view of any residentially
zoned land located within 300 feet of the sign.
(e) Nonconforming Signs.
i. Signs that were permanently installed and legally erected prior to
the adoption of this ordinance shall be allowed to remain in use so
long as they are continuously maintained
(f) Relief.
i. Where relief is sought from the provisions of this section
pertaining to signage standards, an application shall be made in
the form of a letter explaining the relief sought and the reasons
therefor, accompanied by a scaled site plan and a $100.00 fee. The
complete application shall be filed with the Director of
Community and Economic Development. Within 15 working days
from the date of receipt of a complete application, the Director of
Community and Economic Development shall issue a written
decision to approve, approve with modifications, or deny the
request for relief. Any decision of the Director of Community and
Page 39 of 355
Ordinance – Amending PMC – 25.127 - 19
Economic Development may be appealed to the City Council if
written notice of appeal, which shall include all and exclusive
reasons for said appeal, is filed with the Director of Community
and Economic Development within 10 working days from the date
of the decision. In the event a written decision is not issued by the
Director of Community and Economic Development within the
required time period, the application for relief shall automatically
constitute a qualified and properly filed notice of appeal and shall
be considered by the City Council in accordance with this section.
The City Council, within 30 calendar days from the date of filing
of the appeal, shall consider the appeal at a regular meeting
thereof, but such consideration shall be limited to the reasons
included in the written notice of appeal and shall include the
written decision of the Director of Community and Economic
Development and the reasons therefor. The City Council may
affirm, modify or reverse the decision of the Director of
Community and Economic Development.
(21) Design Recommendations (Structures, Site Planning and
Landscaping).
(a) Applicability. This section does not apply to development
located at Osprey Pointe.
(b) Desirable Elements of Project Design. The following design
elements are desirable and highly encouraged:
i. Significant wall articulation (insets, pop outs, columns,
canopies, wing walls, trellises);
ii. Natural wall materials including stucco, stone, brick,
clapboard, and ceramic tile;
iii. Multi-planed roofs;
iv. Full roof treatments;
v. Roof overhangs, arcades, plazas and outdoor dining areas;
vi. Traditional storefront design (i.e. use of recessed or sheltered
arcade or porch entries, use of awnings, doors with a high
percentage of glass to frame, service entries/ facilities and
refuse containers screened from view);
vii. Articulated mass and bulk oriented to pedestrian/village
scale;
viii. Significant landscape and hardscape elements;
ix. Shared access driveways (for new and larger developments);
x. Use of parking drives and courts or other open spaces on the
site to help buffer the buildings from any adjacent
incompatible land uses;
xi. Landscaped and screened parking and loading;
xii. Pedestrian orientation and scale; and
xiii. Upper floors that feature a step-back.
Page 40 of 355
Ordinance – Amending PMC – 25.127 - 20
c) Undesirable Elements of Project Design. The following design
elements are discouraged or may be prohibited in other sections of
the Pasco Municipal Code:
i. Large blank, flat wall surfaces;
ii. Unpainted concrete, slump stone, or corrugated metal;
iii. Highly reflective surfaces (mirror windows);
iv. Plastic siding;
v. Large front yard setbacks accommodating parking;
vi. Visible outdoor storage, loading, and equipment areas;
d) Prohibited Elements of Project Design. The following design
elements are prohibited:
i. Disjointed parking areas and awkward circulation patterns;
ii. Overabundance of access driveways, or unsafe locations;
and
iii. Large commercial development across numerous lots,
without pedestrian orientation.
Section 3. This Ordinance shall take full force and effect five (5) days after approval,
passage and publication as required by law.
PASSED by the City Council of the City of Pasco, Washington, on this ____ day of
______________, 2023.
_____________________________
Blanche Barajas
Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ ___________________________
Debra Barham, CMC Kerr Ferguson Law, PLLC
City Clerk City Attorneys
Published: _________________________
Page 41 of 355
Page 1 of 1
TO: Jacob Gonzales DATE: 9/27/2022
FROM: Nicole Stickney PROJECT NO.: 2220070.30
PROJECT NAME: Elite - Mixed Use Zoning
SUBJECT: Proposal Narrative
The following provides a brief overview of the proposal (zoning text amendment) we submitted last month to amend
PMC 25.127. Thank you for your assistance with this process.
The Pasco Comprehensive Plan designates multiple areas of the city with the land use classification of "Mixed
Residential Commercial," but does not currently have a zoning district to facilitate mixed uses throughout the City.
Accordingly, we propose that the City Council amend Pasco Municipal Code (PMC) Chapter 25.127 (Waterfront
Development Dist.) which was written for the lands near the Columbia River at Osprey Pointe. We suggest the
chapter be renamed to “Mixed Use (MU) District” and we have proposed a set of modifications to the code . These
modifications are recommended to allow a compatible, integrated mix of commercial (and office, education, and
government uses) and residential uses, and to carry out the comprehensive plan (particularly the Mixed Residential
Commercial land use classification). The amendment of Chapter 25.127 would broaden the applicability of the
chapter, so that the zoning code would apply city-wide (and no longer be specific to only Osprey Pointe). The
zoning district would be an implementing zone that could be assigned to properties classified as “Mixed Residential
Commercial” on the city’s Land Use Map.
•The Mixed Use (MU) zoning designation would fill the current gap between the Comprehensive Plan (which
has a Mixed Residential Commercial” designation on the City’s Land Use map) and the zoning regulations
of Pasco, in order to carry out the goals of the comprehensive plan. The zoning text amendment would be
a citywide change and would impact properties adjacent to any areas rezoned in the future to the MU
designation. This designation would be compatible with a range of uses including residential, office, retail,
public services, schools, and other uses.
•The proposed zoning text amendment would carry out the intentions of the Comprehensive Plan and the
"Mixed Residential Commercial" land use designation. This includes expanding housing options while
potentially reducing car dependency (see Goals in the Land Use (LU), Housing (H) and Transportation (TR)
Elements, numbered LU-4, LU-5, LU-6, H-1, H-3, and TR-1).
•The proposal to amend the zoning district is intended to provide a high level of diversity in housing types
and move toward the city’s land use and housing goals relating to density. Ground floor, neighborhood-
scale commercial and/or office uses are encouraged to create a cohesive pedestrian-oriented community.
The creation of growth opportunities, and infill, within the UGA of the City is in alignment with the goals of
the GMA to reduce sprawl, which in-turn, reduces energy needs and reliance on natural resources.
Moreover, this also complements the work that staff has recently engaged in, working on implementing the
city’s first Housing Action Plan.
•Implementation of the proposed zoning text amendment and subsequent development could foster a mix
of uses located in proximity to one another, such as commercial and residential uses. This then may lead
to a potential decrease in energy and natural resources uses, facilitating residents to reduce automobile
commute times to/ from home to work and to/from other activities.
c: J. Trinidad (Trini) Garibay, CEO/ Co-Founder: Elite Construction + Development
EXHIBIT B
Page 42 of 355
SUMMARY OF MAJOR CHANGES (NOT AN EXHAUSTIVE LIST)
Criteria/Regulation Recommendation Rationale
Chapter Change Waterfront to Mixed Use District Implements the Comprehensive
Plan land use designation and
goals and policies; applies to a
wider area
Relation to other
Codes
This zone will not be considered a
“residential” zone for purposes of
interpreting other Title 25 regulations
There are codes that discuss
spacing or other development
standards that relate to
residentially zoned areas (i.e.
PMC 25.165.205,
25.165.050(2)(a))
Permitted
Commercial Use
Outside of Osprey Pointe store / shop size
is 40,000 gross square feet (compared with
80,000) - larger is allowed with a CUP
Encourage neighborhood stores
and specialty centers;
encourage right-sizing the retail
for compatibility with
residential
Prohibited Uses Added “Single Room Occupancy Units” as
a prohibited use
There is a current moratorium
on SRO’s – these can be studied
and amended later, if desired
Dimensional
Standards (outside of
Osprey Pointe)
Same as existing, create a separate section
to distinguish between Osprey Pointe and
City-Wide
Separate standards are created
to maintain the original site-
specific code of Osprey Pointe,
and to develop code for the
purposes of City-wide
implementation. While theses
standards are currently
proposed to be identical we
want to structure the code so
that future changes could be
made in a straight-forward
fashion.
Maximum Building
Height at all other
locations (outside of
Osprey Pointe)
•Commercial, office, education and
government uses: maximum 85’
except with a special permit
•Residential accessory: 15’
•Residential detached single-family and
duplex: 40’
•Residential courtyard
apartments/condos: 45’
•Multifamily adjacent to commercial
areas or in mixed-use buildings: 90’
The proposed height limits for
single-family detached,
duplexes, and courtyard
apartments / condominiums are
consistent with R-3 and R-4.
Landscaping •Materials and spacing requirements Provide a higher standard for
area beautification; creates a
EXHIBIT C
Page 43 of 355
• Road frontage landscape buffers on
commercial properties adjacent to or
across from residential zones
• Landscaping on pedestrian walkways
buffer between residentially
zoned properties
Design standards
(transportation)
(outside of Osprey
Pointe1)
Cul-de-sac prohibition, maximum block
length, and private street allowance
Provides flexibility in street
design; promotes a walkable
and bikeable area; improve
street connectivity and promote
safety
Building design
standards (outside of
Osprey Pointe)
Requirements for architectural elements,
exterior wall materials, frontage walls,
pedestrian entry treatments, and electrical
/ mechanical equipment screening, and
allowance for sidewalk seating
Similar to I-182 overlay
standards. The intent is to
implement the goals and
policies of the Comprehensive
Plan by promoting high quality
development using aesthetically
pleasing designs, creating a safe
pedestrian-oriented
streetscape, and upgrading
Pasco’s visual identity, and
reduce the impact of parking
lots and blank walls.
Screening standards
(outside of Osprey
Pointe)
Screening of equipment, materials and
goods behind 100% sight obscuring fence,
wall or structure
Similar to I-182 overlay
standards. Promote high quality
urban areas.
Temporary business
standards (outside of
Osprey Pointe)
Allows temporary businesses. Includes
regulations for temporary businesses on
siting, accessory equipment, and signage.
Similar to I-182 overlay
standards. Provides limitations
on accessory equipment to
keep the business temporary
Sign standards
(outside of Osprey
Pointe)
Requirements for signs including
permitted and prohibited signs. Establishes
relief.
Similar to the I-182 overlay
standards. Protect against
unsafe signs and recognize
speech rights.
Design requirements
(structures, site
planning, and
landscaping) (outside
of Osprey Pointe)
Creates desirable and undesirable
elements of project design to encourage
and discourage certain design elements.
Allows for flexibility in design as
design is often contextually
based.
1 These additional design standards / requirements are not proposed at Osprey Pointe as some property has
already been developed with certain standards. The Osprey Pointe site is under a master development agreement.
Page 44 of 355
MEMORANDUM TO PLANNING COMMISSION
PLANNING COMMISSION MEETING
City Hall – 525 North Third Avenue – Council Chambers
DATE: THURSDAY, JANUARY 19, 2023
6:30 PM
1
TO: Planning Commission
FROM: Jacob B. Gonzalez, Planning Manager
SUBJECT: Code Amendment: Mixed Use Zoning District (MF# CA2022-003)
Background
The City has received a request for a zoning text amendment to the Waterfront Development
District Zoning District (WDD) and for the establishment of a new Mixed Use (MU) Zoning District.
PMC 25.210.020 states that any person, firm, corporation or group of individuals, or municipal
department may petition the Pasco City Council for a zone or text change.
The Waterfront Development District (adopted January 2021, via Ordinance No 4514) was
established to allow the location of a compatible mix of commercial, residential, and recreational
uses on parcels situated close to the Columbia River waterfront and within the Osprey Pointe
property, historically owned by the Port of Pasco. Outside of the WDD, the city does not provide
development standards or regulations for mixed use projects, sites, or building.
The request for a text amendment would identify a set of modifications to the WDD, that would
facilitate mixed uses citywide, and implemented under the current Comprehensive Plan Land Use
of Mixed Residential and Commercial. The new Mixed Use (MU) Zoning District would allow a
compatible, integrated mix of commercial (and office, education, and government uses) and
residential uses.
Proposal Timeline
Date Description
October 2022 Planning Commission - Workshop
December 2022 Planning Commission – Public Hearing
Planning Commission Comments
A public hearing with the Pasco Planning Commission was held on December 15, 2022. Several
comments and questions were shared by the Planning Commission. These have been
paraphrased below along with responses from staff and the amendment applicant.
Comment #1 (Commissioner Hendler): Restrictions on cul-de-sacs.
Response: Cul-de-sacs are not typically allowed in mixed-use districts due to the emphasis
on increased access and providing an environment that is conducive to connectivity and
walkability. The proposed ordinance does specific provisions for when a cul-de-sac would
be permitted, such as topographic or environmental constraint.
EXHIBIT D
Page 45 of 355
2
Comment #2 (Chair Cochran): Will the proposed amendment impact the existing
Waterfront Development District?
Response: No, the proposed amendment will not impact the established regulations that
apply to the Osprey Pointe area, as identified in the current version of the Waterfront
Development District. The reason for not modifying the regulations that apply to Osprey
Pointe is due to the containment of the Osprey Pointe area, which allowed for different
regulations, that would not be appropriate at a citywide scale.
Comment #3 (Chair Cochran): Are the proposed height thresholds related to the number
of allowed stories of a building?
Response: Proposed height thresholds would determine the number of stories. An average
story is about 10 feet. The Pasco Municipal Code (PMC 25.15.040) defines building height
as: “the vertical distance from grade plane to the average height of the highest roof
surface.” Below is a simplified representation of this provision:
Comment #4 (Chair Cochran): The proposed amendment includes a block length
recommendation of 600 feet. Is the block length requirement consistent with other
efforts currently in-progress?
Response: Mixed-Use sites are intended to provide an increase of access and connectivity
created via shorter block sizes, block lengths, through a combination of public rights-of-
way, access easements, and private streets. The proposed block length ensures that
mixed-use sites are in conformance with best practices and recommendations. City staff
agrees and supports the applicant’s proposal for a 600-foot block length in the Mixed-Use
Zoning District.
Comment #5 (Commissioner Hendler): Do the height restrictions include provisions for
sloping roofs?
Staff: Roof slopes and heights are governed by the Pasco Municipal Code. PMC 25.15.040
defines building heights as: “the vertical distance from grade plane to the average height
Page 46 of 355
3
of the highest roof surface.” The proposed ordinance includes recommendations (not
requirements) on building design, with an emphasis on creative and high-quality design.
Comment #6 (Commissioner Mendez): Clarification on what the proposed amendment
would regulate or change regarding signs. Are they similar to the standards in the
Interstate I-182 Overlay District?
Response: The proposed amendment will not modify the content of signs. The provisions
of Title 17 “Sign Code” of the Pasco Municipal Code govern signs. The proposed
amendment specifies specific restrictions on sign placement to reduce or mitigation safety
hazards that would pose a threat to public health and safety. The proposed sign standards
are similar to those in the Interstate 1-182 Overlay District.
Comment #7 (Commissioner Torres): How is the proposes amendment applied citywide,
with respects to the Comprehensive Plan?
Response: Pending adoption, the proposed Mixed-Use Zoning District would be a
permitted zoning district allowed via the Mixed Residential and Commercial Land Use. The
2018-2038 Comprehensive Plan describes the intent of the Mixed Residential and
Commercial Land Use is to allow a combination of mixed-use residential and commercial
in the same development. The proposed amendment implements the Comprehensive Plan
and the Mixed Residential and Commercial Land Use with a new option that is not
currently available.
Policy Guidance
The proposed code amendment would implement and consistent with the following:
• 2018-2038 Comprehensive Plan
o Land Use Element
o Housing Element
o Transportation Element
• City Council 2022-2023 Goals
o Economic Vitality
Implementation of the Comprehensive Land Use Plan through related actions
including zoning code changes, phased sign code update, and development
regulations and standards.
Applicability and Implementation
The Mixed-Use Zoning District would be applicable to lands within the Mixed Residential and
Commercial Land Use. The Mixed Residential and Commercial Land Use covers approximately
430 acres of lands within the Pasco Urban Growth Area. As indicated in the 2018-2038
Comprehensive Plan, and codified in PMC 25.215.015, the intent of the Mixed Residential and
Commercial Land Use is to allow a combination of residential and commercial uses within the
Page 47 of 355
4
same development or development site. The Land Use also encourages a variety of housing
typologies ranging from single-family to townhomes, apartments, and condominiums at a density
of 5 to 29 units per acre.
While the Comprehensive Plan encourages mixed-use developments, there is not a zoning district
that would enable this citywide. The proposed amendment would implement the Mixed
Residential and Commercial Land Use, allowing an applicant to utilize the proposed zoning district
to meet the intent of the Comprehensive Plan.
Implementation of the proposed code amendment would require a rezone that is conformance
with the Comprehensive Plan. For example, a parcel that is currently zoned C-1 in the Mixed
Residential and Commercial Land Use, may apply for a rezone to the new MU (Mixed-Use
District). This requires a public hearing with the Pasco Hearing Examiner, followed by a final
approval by the Pasco City Council. Subsequent permits for buildings and projects would then be
required to be in conformance with established district standards.
Development Standards
As indicated in the background section, the proposed code amendment would modify the
existing Waterfront Development Zoning District (WDD) to accommodate mixed-use projects
citywide. A summary of proposed changes is attached to the staff report as Exhibit A.
The draft ordinance (Exhibit B) provides all proposed changes to the WDD.
Environmental Determination
City staff issued the Notice of Application for on November 29, 2022. A Determination of Non-
Significance was issued on December 28, 2022, indicating that the City has determined the
proposal does not have a probable adverse impact on the environment. No comments were
received on the SEPA.
Staff Report Exhibits
• Exhibit A: Summary of Changes
• Exhibit B: Draft Ordinance
RECOMMENDATION
MOTION: I move to close the public hearing on the proposed code amendment for the Mixed-
Use Zoning District (CA2022-003) and recommend the Pasco City Council adopt the proposed
code amendment as contained in the January 19, 2023, staff report.
Page 48 of 355
CALL TO ORDER
City of Pasco Planning Commission meeting was called to order at 6:30 p.m., by Chair Jerry Cochran. PLEDGE OF ALLEGIANCE Chair Cochran led the Pledge of Allegiance. ROLL CALL Commissioners Present: Jerry Cochran, Paul Mendez, Abel Compos, Kim Lehrman, Rachel Teel, Rosa Torres, and Mitchell Moffitt, and Dana Crutchfield, a quorum was declared. Commissioners Absent: Jay Hendler Staff Present: Community & Economic Development Director Rick White, and Senior Planner Jacob Gonzalez and Administrative Assistant II, Carmen Patrick.
WELCOME AND ANNOUNCEMENTS
Chair Cochran explained the Planning Commission is an advisory board made up of volunteers
appointed by City Council.
He further explained the purpose of the Planning Commission was to provide recommendations to
City Council regarding changes to the City’s Comprehensive Plan, Land Use Updates, Block Grant
Allocations and Zoning Code. The Planning Commission is tasked with considering the long-term
growth and development of the community, the impact of land use decisions on community,
livability, economic opportunity, housing affordability, public services, and the environment.
Chair Cochran reminded the audience tonight’s proceedings were being broadcast live on City of
Pasco’s Facebook page and on Charter Cable PSC Channel 191 and will be rebroadcast several
times during the next month.
He stated the meeting was also being recorded and could be watched on City of Pasco’s website,
which is Pasco-wa.gov. Click on the VIDEO ON DEMAND link and make your selection there.
Chair Cochran stated copies of the meeting agenda were available on the back table.
He then asked that everyone silence cell phones to prevent interruptions during the meeting.
For those present this evening, when you are given the opportunity to address the Commission,
please come to the podium, speak clearly into the microphone, and state your name and city of
address for the record.
Chair Cochran reminded the audience and the Planning Commission that Washington State Law
requires public meetings like the one being held this evening not only be fair, but also appear to
be fair. In addition, Washington State Law prohibits Planning Commission members from
participating in discussions or decisions in which the member may have a direct interest or may
be either benefited or harmed by the Planning Commission’s decision. An objection to any
Planning Commission member hearing any matter on tonight’s agenda needs to be aired at this
time or it will be waived.
Chair Cochran asked if there were any Planning Commission members who have a declaration at
this time regarding any of the items on the agenda.
Page 49 of 355
No declarations were made.
Chair Cochran asked if anyone in the audience objected to any Planning Commission member
hearing any of the items on the agenda.
None heard, record shows there were no declarations.
Chair Cochran stated the Planning Commission needed and valued public input explaining it
helped the Commission understand the issues more clearly and allowed for better
recommendations to City Council. Furthermore, in many cases, this could be the only forum for
the public to get facts and opinions placed into the official record and City Council will use to
make the Commission’s decision. He encouraged those present to take full advantage of this
opportunity.
APPROVAL OF MINUTES
Commissioner Moffitt moved to approve the Planning Commission meeting minutes of December
15, 2022. Commissioner Torres seconded, and the motion carried unanimously.
OLD BUSINESS
None
PUBLIC HEARINGS
A. Code Amendment Mixed Use Zoning District (CA2022-001)
Good evening members of the Planning Commission. This is a proposal that you've seen
before you both in October and November and December of last year. The item was continued
from the December meeting to provide some additional opportunity for input and feedback
from those in the development community.
Background:
The Comprehensive Plan designates multiple areas as “Mixed Residential Commercial:
but there is no corresponding zoning code.
Proposal is to amend PMC 25.17, the Waterfront Development District, which was
written for Osprey Pointe.
Rename 25.17 to “Mixed Use (MU) District” and modify for City-wide applicability.
Comments from the Planning Commission regarding this matter in December:
Circulation and Transportation
Impacts to Osprey Pointe
Height Thresholds
Other Input Received
The Mixed Use Zoning District, from staff perspective, certainly aligns and implements
several Comprehensive Plan policies based on the land use, housing and transportation
element. We think it definitely aligns with council goals adopted last year on economic
vitality to provide zoning districts that are based on market demand, that can develop the
Page 50 of 355
community in a way that meets the vision expressed by council and that as heard by residents
of the City of Pasco and providing businesses with another option for developing in the City
as well.
Just a short presentation for you this evening. We do have representatives from the applicant
here in the audience today if you have additional questions, but other than that, that concludes
this presentation today. Again, staff does concur with the proposal and what's included, and
there is a recommendation for approval of the City Council on this effort.
Public Comment:
Nicole Stickney, AHBL, 5804 Road 90, Ste. H, Pasco, WA.
Thank you, Planning Commission and staff. We advanced this application on behalf of a
developer that we're working with who owns property, who would like to have this zoning
district applied to their property someday, hopefully very soon, and do some mixed use
projects.
I wanted to highlight that I was also involved with the Waterfront Development District
code that came about some time ago when the Port of Pasco had brought it to the City as a
proposal. I wasn't at the very front end, I wasn't involved with the primary development of
that code, but I know that it was based on best practices and that they had researched where
there was really good, effective code put in place in other communities for a mixed use.
And they were looking for some flexibility at the Osprey Point District. I did help make
some revisions to their proposal and then helped present in front of this body actually, and
then I believe City Council as well, just to see that ordinance through, and it was adopted,
as Jacob mentioned, a few years back.
This time around, we approached the City and we said, look, we're looking to do some
mixed use code development writing. We know that that's sort of a missing element in your
code. What do you think, staff? Is that something you're already working on? We don't
want to duplicate efforts and the response was that it's on our work schedule, we're going
to be taking it on, but it's going to take some time. So, we said, okay, well, we'll take the
lead on this.
And so my client allowed me that opportunity to work with him. We sat down with an
architect, so this has been well vetted is what I'm trying to point out. Not only did we base
this code on existing code in the City of Pasco for the Waterfront Development District
and made some amendments to it, but we really thought carefully about how it coordinates
with other parts of Pasco's code. We looked very carefully to make sure that there wouldn't
be inconsistencies or even conflicts with different parts of the code. So, we really worked
this quite in a detailed fashion through and had a lot of meetings and discussions with Jacob
along the way too. In fact, we were going to propose a standalone chapter to be added and
he said, why don't you instead bring it alongside to this waterfront development district
and we'll broaden it. So, we took that recommendation.
So, in any event, we would ask that you would recommend approval tonight to your City
Page 51 of 355
Council and thank you for all the processing that you've done to this date. Thank you to
staff for all that they've done. I know this has gone through SEPA environmental review.
This has gone now to a couple of different meetings before this board, and there's been
opportunities for the public to weigh in on it. We just see it as a win-win, though, and
something that's going to be really beneficial to the community. And I'm happy to answer
any questions that you might have about it, thank you.
Commissioner Cochran asked, are there examples of how this is implemented in practice?
Ms. Stickney answered we actually had some slides when we introduced some of the
concepts a while back with that waterfront development district when that first came about
and I was working with the Port of Pasco. I’m trying to remember back to some of our
examples. But we showed pictures of some development in Spokane that has been very
well received, and I'm struggling to remember the name of it. Kendall Yards. Yes.
So that's a classic example that a lot are familiar with. Certainly some of the other slides
we showed were examples over in the Portland area. And that's in part because the person
who kind of started this on behalf of the Port of Pasco, the planner that they originally had
retained was from that area. And so there were some transit oriented development type
examples that we had, things like that. So, they have the great light rail line down there,
and there's a lot of mixed use buildings along some of those transportation corridors.
So, there's really good examples out there. And I think the time has come to introduce some
of this type of development to Pasco. I think as you read through the code, I'm hoping that
you get the sense that what we're trying to do is just more, right. We're just trying to add
an extra layer of engagement for community to live and shop or work in the same site and
have some flexibility there instead of separating all of our land uses and forcing everybody
to walk from here to there all the time. That's not to say that people are going to arrive
different ways at the site, but at least there's that synergy that can be achieved.
And I think once we have kind of that proof of concept running, then you'll see a lot more
of that in the Tri Cities. I know that certainly you probably have realized that there are
some new styles of development coming to town, and so we want to make sure that we can
facilitate that and shepherd in the right types of that new development.
Commissioner Crutchfield asked just exactly where is this located?
Ms. Stickney answered this would be considered a floating zone. And that's a term when
you create a new zoning district that you don't have any place where it's assigned on the
ground yet. And that will hopefully change very soon. But for right now, you have a
Waterfront Development District, you have that zoning assigned at Osprey Point, but you
don't have a mixed use district zoning district assigned in the City. There are certain
properties that will be eligible to be rezoned to that designation once an ordinance is passed
and this floating zone comes into existence. The properties that would be eligible for where
they could request for a rezone are those that are labeled as mixed residential and
commercial land use.
Page 52 of 355
So, there are certain areas, and I think it's like a magenta color or something like that in
your Comprehensive Plan map. Those are the areas in town where it's not going to change
anyone's zoning right away. Right. But if they want to, they can apply. Okay, I have
commercial zoning now, I'd rather be in the mixed use or I have something else and I'd
rather be in the mixed use, and I'm eligible if that's already shown on the Comprehensive
Plan.
So the Planning Commission, the City Council, we've already done the groundwork
through the Comprehensive Plan update to identify those areas of town that would be
suitable for mixed use development. But the missing piece is that you don't have it in your
zoning code. So, this is just to remedy that and then we'll have the opportunity and time to
come and say, okay, now we're ready. We want to rezone and be able to be entitled to that
type of development for specific property. But anyone else who wants to do a mixed use
development would need to do the rezone process. So, there's still steps involved.
Commissioner Torres asked what gaps are you trying to fill regarding the original
waterfront code?
Ms. Stickney answered yeah, it's not really something that was so much missing with that.
That was really written to be tailor made to specific location and for a specific purpose.
But as I described, our method was to come up with a mixed use zoning district rather than
have it be a standalone. Staff had said, let's work it out so that it can be the same chapter
but apply to the different locations in town. So really, it's just broadening opportunity.
That's how I would put it. I wouldn't say that we're trying to fill in anything, because I think
that district, the Waterfront Development District, I don't know if staff come up with
anything, but I imagine that they see that it works pretty well in terms of permitting and
everything else. I can't speak for them, but it's good code. It was adopted. It's been on the
books for a couple of years now. And so, it's a good idea to expand those opportunities in
the City, and this will move the City one step closer in implementing your Comprehensive
Plan under Growth Management Act. So, it's a step in the right direction, certainly.
Comments/Questions from Commissioners
Commissioner Lehrman close the public hearing on the proposed code amendment for
the Mixed Use Zoning District CA2022-003 and recommend that Pasco City Council
adopt the proposed code amendment as contained in the January 19, 2023 staff report.
Seconded by Commissioner Moffitt, motion passed unanimously.
Page 53 of 355
Chapter 25.127
Proposed Mixed-Use
Proposed amendments to the WD Waterfront Development DistrictPage 54 of 355
Background
Application submitted to amend PMC 25.127
The Comprehensive Plan designates multiple
areas as “Mixed Residential Commercial” but
there is no corresponding zoning code
Proposal is to amend PMC 25.17 (Waterfront
Development District) which was written for
Osprey Pointe
Rename 25.17 to “Mixed Use (MU) District”
and modify for City-wide applicability Page 55 of 355
OVERVIEW OF CHANGES
NEW:
•PMC 25.127.070(17) Building Design Standards
•PMC 25.127.070(18) Screening Standards
•PMC 25.127.070(19) Temporary Business Standards
•PMC 25.127.070 (20) Sign Standards
REVISED:
•PMC 25.127.070(6) Dimensional Standards
•PMC 25.127.070(10) Building Height
•PMC 25.127.070(13) Landscaping
•PMC 25.127.070(15) Design Standards (Transportation)Page 56 of 355
PURPOSE STATEMENT
The purpose of the mixed use (MU) district is to allow the location of a compatible
and integrated mix of commercial (and office, education and government uses)
with residential uses, as established within the comprehensive plan. This zone
district is intended to provide a high level of diversity in housing types including
townhouses and flats in mid-rise buildings ranging from two to six stories to move
toward the city’s land use and housing goals and policies relating to density and a
broad range of housing types, as required under the Growth Management Act,
Chapter 36.70A RCW. In addition, ground floor neighborhood-scale commercial
and/or office uses are encouraged to create a cohesive bike-and pedestrian-
oriented community. These uses are to be designed to complement and support
the nearby retail, office, and residential uses and located in resulting in reduced
vehicle trips and a more sustainable and convenient environment with potential
access to transit.Page 57 of 355
AGENDA REPORT
FOR: City Council February 22, 2023
TO: Adam Lincoln, Interim City Manager City Council Workshop
Meeting: 2/27/23
FROM: Rick White, Director
Community & Economic Development
SUBJECT: Update: Broadmoor Master Plan and Environmental Impact Statement
I. REFERENCE(S):
Draft Broadmoor Master Plan (as Approved by Planning Commission
01/25/2023)
Non-Project Draft Environmental Impact Statement
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
Discussion
III. FISCAL IMPACT:
None
IV. HISTORY AND FACTS BRIEF:
Development of the Broadmoor Master Plan and the supporting Environmental
Impact Statement is nearing completion for a draft issuance for public comment.
Work on the Broadmoor Master Plan has been underway for several years now,
dating back to a 2004 land use and market analysis study. Over recent years,
efforts have been made to update several critical components associated with
the development of over 1,200 acres situated in northwest Pasco. On July 27,
2021, the City issued a revised Determination of Significance (DNS) and a
request for comments on the scope of an environmental impact statement (EIS)
for the Broadmoor Master Plan.
Summary of Non-Project Environmental Impact Statement
The purpose of the EIS is to evaluate the impacts resulting from the adoption of
a Master Plan. The purpose of the Master Plan is to advance the 2018 -2038
Pasco Comprehensive Plan goals and policies and implement the community
vision for the Broadmoor Area.
Page 58 of 355
Alternative 1, No Change (No-Action):
NoThe -(NoChange -the with consistent is 2018Action) Alternative -2038
Comprehensive Plan Land Use designations. This alternative may result in
decreased residential densities in the Unincorporated Urban Growth Area due
to County zoning limitations, and previously permitted low-density developments
in the area.
Alternative 2, Comprehensive Plan Growth Target Implementation:
This alternative will include similar land uses from Alternative 1 to accommodate
a denser retail, commercial, and residential development, often in a mixed -use
setting. This alternative will maximize the growth and density potential of the
area by planning for several development cluster areas connected by open
space, public transportation, and a well-connected street pattern. This target will
seek to maximize coordination and compliance with public agencies and recently
adopted plans and policies of the City of Pasco.
The preparation of this Non-Project EIS addresses the questions required as
part of the SEPA assessment process (WAC 197-11) and the requirements for
“Planned Action” as part of WAC 197-11-164. Use of a Non-Project EIS
addresses the potential environmental impacts of land use changes and
development at a program, plan, and/or policy level by assessing the impacts in
a city or area-wide context rather than a site-specific analysis. Specific objectives
for the EIS were established for the review, including:
• Planning for the future development of the Broadmoor area as outlined in
the accompanying Master Plan;
• Fostering economic development and protecting the quality of the Pasco
environment (natural and habitat);
• vacant transition from an for Planning orderly mixedto land -use,
commercial, and residential uses with a land-use plan for the entire area;
• Improving mobility options for all users by providing and requiring the
necessary roadway and non-motorized connections at existing and
planned arterials with internal connections; and
• Identifying and completing the necessary mitigation to off-set adverse
environmental impacts.
The EIS is a critical element of Broadmoor area planning. It identifies specific
mitigation development occto for necessary measures the the Upon ur.
completion of a Final EIS, developments within the Broadmoor area will be
subject to concurrence with the EIS and the Master Plan.
Summary of Master Plan
The development of this master plan requires continued attention for key
elements, inc development regulations, luding infrastructure, compliance,
Page 59 of 355
phasing and costs. The Broadmoor planning efforts also include an established
planning vision with a set of principles as described below:
• Encourage a pedestrian and transit-friendly environment;
• Establish a connected community with ample choice for circulation and
access;
• Provide a variety of housing choices with a focus on higher -density
options;
• Create economic opportunities for all;
• Ensure and promote the protection of the natural environment and open
space;
• Develop an aesthetically pleasing community with quality design; and
• Provide infrastructure and public facilities.
The plan, similar to the non-project EIS, will assess the existing conditions of the
planning area, followed by specific development requirements, standards, and
recommendations necessary to implement the vision for the Broadmoor area.
The proposed development standards for residential housing are similar to those
recommended by the Planning Commission as part of the Residential Design
Standards Update in November 2022. Emphasis has been placed on the built
environment, many of the proposed development standards are associated with
building placement, location of parking, frontage improvements, and public
spaces. In addition to the standards for the development of residential and
commercial uses, an emphasis on mobility is included, particularly with regard
to the development of mixed-use sites and multi-modal connections. The
recommendations will be similar to those proposed previously by staff
implementing the Transportation System Master Plan and will be clearly
indicated in the master plan document.
Adherence to the master plan is critical for the success of the Broadmoor area
planning effort. A significant amount of public investment has occurred, along
with an increasing amount of private investment activity. Similar to other major
planning efforts, the Broadmoor Master Plan is meant to be amended, as
necessary, to ensure it is up to date with forecasted market conditions with the
intent of aligning with the established Council and community vision.
Summary of DEIS/Draft Plan Comments
As of January 17, 2022, approximately 60 comments have been submitted and
received by staff on both the Draft Master Plan and DEIS. While the comment
period for the DEIS closed on January 16, 2023, there are still opportunities to
comment on the Draft Master Plan and in fact, staff has identified several areas
of the Master Plan appropriate for further clarification and revision. Below is a
summary of the general theme and topics raised in the comments:
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• The Draft Plan and DEIS fail to include plans for the development of major
urban riverfront multi-purpose parks and general recreational
opportunities.
• The DEIS does not adequately address or identify mitigation for the loss
of open space lands.
• The discussion of transportation impacts of the Broadmoor development
fails reasonably and related actions several include to relevant
foreseeable events that will contribute to additional traffic congestion in
the Broadmoor Blvd area.
• The DEIS fails to consider freight movement within and to/from the area.
• The DEIS and Plan should consider the plans of American Rock Products
with designated land use that accommodates their intended use and time
frame.
• DEIS should be revised to evaluate the impacts of the continuation of the
existing industrial uses.
• Clarifications on development standards and requirements.
The DEIS and Plan will be revised to appropriately address and include the
necessary information that results in satisfactory final documents.
V. DISCUSSION:
Staff is seeking Council discussion, feedback and input on the Broadmoor
planning efforts. The Broadmoor Master Plan is also a pending application
associated Docket. Amendment Plan with 2022 the The Comprehensive
Planning Commission has conducted three public hearings between December
2022 - January 2023 for the plan/application. Staff expects to issue the Final
Environmental Impact Statement before March 16, 2023, and bring the plan as
part of the 2022 Docket in March 2023 for a Council decision.
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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
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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
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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
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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
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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
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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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Broadmoor Master Plan and Development Regulations Page 8
FIGURE 1-1: BROADMOOR AREA AND VICINITY
1.2 EXISTING CONDITIONS
This section describes existing conditions of the Broadmoor area in terms of land use, zoning,
ownership, topography, infrastructure, environmental conditions etc. Existing condition analysis in
this section is updated as of December 12, 2022.
1.2.1 EXISTING LAND USES
The Broadmoor area is mostly undeveloped. A small portion of this area is used for agricultural
activities by multiple owners. Approximately 250 acres are already in the process of various housing
developments (Affinity & Hydro Broadmoor Apartments, Solstice, Dunes, and Columbia Shores).
FIGURE 1-2: CURRENT LAND USES
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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.
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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:
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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
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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.
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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.
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Deleted: 5
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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
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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.
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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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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.
Deleted: 5
Deleted: 5
Deleted: 5
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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.
Deleted: 35
Deleted: 6
Deleted: 6
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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.
Deleted: ¶
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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.
Deleted: to
Deleted: Page Break
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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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Draft Environmental
Impact Statement
Broadmoor Area Non-Project Draft EIS
City of Pasco, Washington
December 2022
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City of Pasco Page i December 2022
FACT SHEET
PROJECT TITLE Broadmoor Area Non-Project EIS
PROPOSED ACTION This Environmental Impact Statement (EIS) evaluates the
impacts resulting from the adoption of a Master Plan for
a 1,240-acre area in the northwest portion of the City of
Pasco and the Pasco Urban Growth Area boundary.
ALTERNATIVES Alternative 1, No Action Existing Land Use Alternative:
This alternative will accommodate the 2018-2038
Comprehensive Plan and the preexisting developments.
Alternative #1 will provide a variety of low-density to
high-density residential developments but will result in
decreased residential capacities due to the existing
development in the unincorporated Urban Growth Area.
This alternative will result in residential growth below
the established growth target.
Alternative 2, Mixed Density and Open Space Alternative
(preferred): This alternative will allow developments in
mixed land use settings and will update open space
locations based on recent changes in irrigation water
management. Alternative #2 will reallocate planned
growth areas to incorporate existing development
patterns to meet the established growth target.
LOCATION The area is generally bound by the Columbia River on
the west, Broadmoor Boulevard on the east, Burns Road
on the north, and Interstate 182 on the south.
PROPONENT/APPLICANT City of Pasco
LEAD AGENCY City of Pasco
Community Development Department
525 N. 3rd Avenue
Pasco, WA 99301
RESPONSIBLE OFFICIAL Mr. Rick White
Community & Economic Development Director
525 N. 3rd Avenue
Pasco, WA 99301
whiter@pasco-wa.gov
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LEAD AGENCY CONTACT PERSON Jacob B. Gonzalez
Planning Manager
Community & Economic Development Department
525 N. 3rd Avenue
Pasco, WA 99301
BroadmoorPlanning@pasco-wa.gov
PERMITS AND APPROVALS This EIS evaluates the impacts resulting from the
adoption of a Master Plan for a 1,240-acre area in the
northwest portion of the City of Pasco and the Pasco
Urban Growth Area boundary. The Final Non-Project
EIS will require approval from the City of Pasco.
Other permits/approvals anticipated:
- WSDOT approval
City of Pasco approvals:
- Land use approvals
- Right-of-way permits
Washington State Department of Ecology
Fish & Wildlife, US Army Corps
- Shoreline developments
EIS AUTHORS AND PRINCIPAL
CONTRIBUTORS
Oneza & Associates
Ferdouse Oneza, AICP
White Bluffs Consulting
Ben Floyd
Hansen Design
David Hansen, Nathan Charlton, Greg Swenson
TerraGraphics
Danielle Adams, Justin Mays: Environmental
PREVIOUS ENVIRONMENTAL
DOCUMENTS
Pasco Comprehensive Plan and EIS, 2018 - 2038
Pasco Comprehensive Water System Plan, 2019
Pasco Comprehensive Sewer Plan, 2014
City of Pasco 2021 Sewer Plan Addendum
Pasco Irrigation Master Plan, 2013
Draft Pasco Transportation System Master Plan, 2022
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LOCATION OF BACKGROUND
INFORMATION
DATE OF DRAFT EIS ISSUANCE
WRITTEN COMMENTS
DATE DRAFT EIS COMMENTS ARE
DUE
AVAILABILITY OF THE DRAFT EIS
WAS PROVIDED AT THESE
LOCATIONS
City of Pasco Community & Economic Development
Department
December 16, 2022
Written comments are required to be submitted to:
City of Pasco, Community & Economic Development
Department
Attn: Rick White
Broadmoor Area Non-Project EIS
525 N. 3rd Avenue, Pasco, WA 99301
Email: whiter@pasco-wa.gov
BroadmoorPlanning@pasco-wa.gov
January 16, 2023
Physical copies of the Draft EIS can be requested and are
available by contacting: BroadmoorPlanning@pasco-
wa.gov or (509) 545-3441, at the Community & Economic
Development Department
www.pasco-wa.gov/149/Community-Economic-
Development
FINAL EIS TBD
NON-PROJECT EIS Anticipated Adoption Date: Month 2022
NEXT ACTIONS After the adoption process of the Broadmoor Master
Plan and issuance of the final EIS, projects will be
reviewed on an individual basis for consistency with the
EIS.
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TABLE OF CONTENTS
FACT SHEET ..................................................................................................................................... i
TABLE OF CONTENTS ..................................................................................................................... iv
LIST OF TABLES .............................................................................................................................. vi
LIST OF FIGURES ............................................................................................................................ vi
LIST OF APPENDICES ..................................................................................................................... vii
1. INTRODUCTION ...................................................................................................................... 1
WHAT IS A NON-PROJECT EIS? ......................................................................................... 1
PURPOSE AND OBJECTIVES .............................................................................................. 1
PROCEDURES AND PUBLIC INVOLVEMENT ....................................................................... 3
HOW WILL FUTURE ENVIRONMENTAL REVIEWS BE HANDLED? ........................................ 4
RELATIONSHIP TO PLANS AND POLICIES ........................................................................... 4
2. LOCATION ............................................................................................................................... 5
3. ANALYSIS OF ALTERNATIVES ................................................................................................... 5
INTRODUCTION ............................................................................................................... 5
ALTERNATIVE 1 – NO ACTION EXISTING LAND USE ........................................................... 6
ALTERNATIVE 2 – MIXED DENSITY AND OPEN SPACE ....................................................... 9
COMPARISON OF ALTERNATIVES ................................................................................... 12
4. MAJOR ISSUES AND SUMMARY OF ENVIRONMENTAL IMPACTS ............................................. 14
NATURAL ENVIRONMENT .............................................................................................. 14
4.1.1 EROSION AND STORMWATER ................................................................................. 14
4.1.2 GROUNDWATER ..................................................................................................... 14
4.1.3 WILDLIFE AND HABITATS ........................................................................................ 14
BUILT ENVIRONMENT .................................................................................................... 15
4.2.1 AESTHETICS AND VISUAL SETTING ........................................................................... 15
4.2.2 TRAFFIC .................................................................................................................. 15
5. AFFECTED ENVIRONMENT, POTENTIAL IMPACTS, AND MITIGATION MEASURES ..................... 17
EARTH ........................................................................................................................... 19
5.1.1 AFFECTED ENVIRONMENT....................................................................................... 19
5.1.2 POTENTIAL IMPACTS ............................................................................................... 25
5.1.3 MITIGATION MEASURES ......................................................................................... 25
AIR QUALITY .................................................................................................................. 26
5.2.1 AFFECTED ENVIRONMENT....................................................................................... 26
5.2.2 POTENTIAL IMPACTS ............................................................................................... 30
5.2.3 MITIGATION MEASURES ......................................................................................... 31
WATER RESOURCES ....................................................................................................... 32
5.3.1 AFFECTED ENVIRONMENT....................................................................................... 32
5.3.2 POTENTIAL IMPACTS ............................................................................................... 36
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5.3.3 MITIGATION MEASURES ..........................................................................................37
FISH AND WILDLIFE AND HABITATS .................................................................................37
5.4.1 AFFECTED ENVIRONMENT....................................................................................... 38
5.4.2 POTENTIAL IMPACTS ............................................................................................... 44
5.4.3 MITIGATION MEASURES ......................................................................................... 45
ENVIRONMENTAL HEALTH ............................................................................................. 46
5.5.1 AFFECTED ENVIRONMENT....................................................................................... 46
5.5.2 POTENTIAL IMPACTS ............................................................................................... 47
5.5.3 MITIGATION MEASURES ......................................................................................... 47
NOISE............................................................................................................................ 48
5.6.1 AFFECTED ENVIRONMENT....................................................................................... 48
5.6.2 POTENTIAL IMPACTS ............................................................................................... 49
5.6.3 MITIGATION MEASURES ......................................................................................... 49
LAND AND SHORELINE USE ............................................................................................ 49
5.7.1 AFFECTED ENVIRONMENT....................................................................................... 49
5.7.2 POTENTIAL IMPACTS ............................................................................................... 50
5.7.3 MITIGATION MEASURES ......................................................................................... 51
AESTHETICS AND VISUAL SETTING ................................................................................. 51
5.8.1 AFFECTED ENVIRONMENT....................................................................................... 51
5.8.2 POTENTIAL IMPACTS ............................................................................................... 54
5.8.3 MITIGATION MEASURES ......................................................................................... 55
POPULATION, HOUSING, AND EMPLOYMENT ................................................................ 56
5.9.1 AFFECTED ENVIRONMENT....................................................................................... 56
5.9.2 POTENTIAL IMPACTS ............................................................................................... 57
5.9.3 MITIGATION MEASURES ......................................................................................... 57
TRANSPORTATION ......................................................................................................... 58
5.10.1 AFFECTED ENVIRONMENT....................................................................................... 60
5.10.2 POTENTIAL IMPACTS ............................................................................................... 75
5.10.3 MITIGATION MEASURES ......................................................................................... 76
PUBLIC SERVICES AND UTILITIES .................................................................................... 84
5.11.1 AFFECTED ENVIRONMENT....................................................................................... 84
5.11.2 POTENTIAL IMPACTS ............................................................................................... 98
5.11.3 MITIGATION MEASURES ........................................................................................ 101
HISTORIC AND CULTURAL RESOURCES ......................................................................... 102
5.12.1 AFFECTED ENVIRONMENT..................................................................................... 102
5.12.2 POTENTIAL IMPACTS ............................................................................................. 102
5.12.3 MITIGATION MEASURES ........................................................................................103
REFERENCES ............................................................................................................................... 104
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APPENDICES ............................................................................................................................... 109
LIST OF TABLES
Table 1. Alternative 1 Land Use Areas ............................................................................................ 7
Table 2. Alternative 2 Land Use Areas ........................................................................................... 11
Table 3. SEPA Environment Element Review Status ....................................................................... 17
Table 4. Franklin County Soil Associations .................................................................................... 23
Table 5. National Ambient Air Quality Standards for Six Criteria Pollutants ................................... 27
Table 6. Species of Primary Concern for the Broadmoor Area ........................................................ 40
Table 7. Summary of Habitat Type and Area Affected by Development Associated with Alternatives
1 and 2 ......................................................................................................................................... 44
Table 8. Franklin County and City of Pasco Population Projections 2010-2038 ............................... 56
TABLE 9. Summary of the Public Street System in the Vicinity of the Broadmoor Area .................... 61
TABLE 10. Summary of the Intersection in the Broadmoor Area .................................................... 61
TABLE 11. Level of Service Standards ........................................................................................... 63
TABLE 12. Existing Study Intersection Operations (2019 AM & PM Peak Hours) ............................. 64
TABLE 13. prioritized list of roadway locations based on risk factors .............................................. 67
TABLE 14. Transportation characteristics of the adjacent area ....................................................... 67
TABLE 15. FGTS system in Pasco ................................................................................................... 74
Table 16. City of Pasco Emergency Services Master Plan Recommendations ................................. 86
Table 17. City of Pasco Projected Water Treatment System Demands ........................................... 92
Table 18. City of Pasco Water System Capital Improvement Projects ............................................ 99
LIST OF FIGURES
Figure 1. Broadmoor Area Vicinity Map .......................................................................................... 2
Figure 2. Broadmoor Plan Boundary ............................................................................................... 5
Figure 3. Alternative 1 Land Use ..................................................................................................... 7
Figure 4. Alternative 2 Land Use ................................................................................................... 10
Figure 5. Broadmoor Area Topography ......................................................................................... 20
Figure 6. Broadmoor Area Generalized Soils Map ......................................................................... 22
Figure 7. City of Pasco Critical Areas Map ..................................................................................... 25
Figure 8. Wetlands IN the Broadmoor Area ................................................................................... 33
Figure 9. Wildlife Habitats and Species Located at the Broadmoor Area ......................................... 39
Figure 10. Panoramic View of Shrub-Steppe Habitat ..................................................................... 52
Figure 11. View of Shrub-Steppe Habitat and Grassland and Adjacent Residence .......................... 52
Figure 12. Panoramic View of American Rock Products Facility ..................................................... 52
Figure 13. Panoramic View of Agricultural Crops at the Broadmoor Area ...................................... 53
Figure 14. View of the Columbia River from the Broadmoor Area ................................................. 53
Figure 15. View of an Orchard Located at the Broadmoor Area ..................................................... 54
Figure 16. View of the on-going Residential Developments ........................................................... 54
Figure 17. Previously approved Low Density develoment ............................................................. 59
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Figure 18: Employer Household distribution .................................................................................. 65
Figure 19: Reported Collisions ...................................................................................................... 66
Figure 20: Intersection Density ..................................................................................................... 68
Figure 21: Transit System map ...................................................................................................... 69
Figure 22: Transit Facilities in pasco (Routes and Stops)................................................................. 70
Figure 23: Proposed Transit Network of Frequent Services ............................................................. 71
Figure 24: Sidewalk Facilities in Pasco (2021) ................................................................................ 72
Figure 25: Freights and Good Transportation System Map ..............................................................73
Figure 26: Freights activity centers ................................................................................................ 74
Figure 27: Proposed Road Network ............................................................................................... 79
Figure 28: Proposed Enhanced Bike Network ................................................................................ 80
Figure 29. Pasco Fire Department Current Service Area by Response ............................................ 85
Figure 30. Pasco Fire Department Long-Term Strategy – Proposed Stations .................................. 88
Figure 31. City of Pasco Existing Parks and Recreation Map .......................................................... 90
Figure 32. Broadmoor Area Major Water Service Map .................................................................. 93
Figure 33. Broadmoor Area Proposed Sewer Service Map ............................................................ 96
LIST OF APPENDICES
Appendix A: Natural Resources Conservation Service Hydric Rating for the Broadmoor Area
Appendix B: (Cultural and Historic Resources) A Literature Review of the 1,600-2,000 Acre Area in
the Northwest Portion of Pasco for the Broadmoor Area Non-Project Environmental
Impact Statement
Appendix C: City of Pasco Transportation System Master Plan (TSMP)
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1. INTRODUCTION
The City of Pasco has elected to complete a Non-Project Environmental Impact Statement (EIS)
using an integrated approach to address future development in the Broadmoor area. This type of
approach is approved pursuant to rules governing the preparation of documents under the State
Environmental Policy Act (SEPA) as a “Planned Action” under the provisions of the Washington
State Administrative Code (WAC) 197-11-164. The preparation of this Non-Project EIS addresses the
questions required as part of the SEPA assessment process (WAC 197-11) and the requirements for
“Planned Action” as part of WAC 197-11-164.
WHAT IS A NON-PROJECT EIS?
Use of a Non-Project EIS addresses the potential environmental impacts of land use changes and
development at a program, plan, and/or policy level by assessing the impacts in a city- or area-wide
context rather than a site-specific analysis. Therefore, information presented in this EIS is
generalized for the subject Broadmoor area, rather than addressed in a site-, project-, or property-
specific context. The EIS considers alternatives, impacts, and mitigation requirements as
determined necessary for the parcels as a combined, aggregated area to address environmental
impacts.
PURPOSE AND OBJECTIVES
The purpose of this Non-Project EIS is to provide a framework for the coordinated development of
1,240 acres east of the Columbia River in the area of Broadmoor Boulevard and I-182. The City of
Pasco has experienced rapid and continued growth over the past several decades. According to the
Office of Financial Management (OFM) estimate, the 2022 population of 80,180 is a 34% increase
from the population in 2010. The City’s population will reach 121,828 in 2038. This will be a 52%
increase from the City’s 2022 population. The forecast of such growth requires good stewardship of
resources, and conducting this EIS facilitates the necessary environmental analysis, mitigation, long-
term planning, and the conformance with the regulations to ensure future developments are
aligned. The area subject to this EIS (shown in Figures 1 and 2) will be further referred to as the
“Broadmoor area.”
The Broadmoor area includes land in the City limits and in the Urban Growth Area (UGA). Existing
uses include a mix of vacant undeveloped land, small family farms, new housing developments, and
a gravel mining operation. Additionally, approximately 58 acres of land is owned by the U.S. Army
Corps of Engineers (USACE) in the Columbia River shoreline and is designated as Open Space in the
Comprehensive Plan. Current Comprehensive Plan land use designations consist of Medium and
High Density Residential, Mixed Use, Commercial, Office and Open Space. Current zoning
designations (Residential Transition [RT] and Low Density Residential [R-1]) are designated only for
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the area within the City limits. Zoning designations are broad and do not well define open spaces or
transportation corridors, nor assess environmental impacts of development.
Future development without an area-wide environmental review would be based on current zoning
conditions and would require a project-by-project environmental review. Creation of a framework
for the coordinated development of the Broadmoor area as discussed in this EIS would promote a
more balanced and sustainable path forward, better accommodating open spaces for parks and
recreation, roadways and arterials, and a connected multi-modal transportation network for all
users. Furthermore, a coordinated development would redefine and simplify current land use and
zoning conditions, enabling a more predictable and streamlined process outcome for future
development.
Defining the predictability for future development is important to effectively address environmental
concerns and to better achieve the visions for Broadmoor area in a comprehensive manner that will
also mitigate the environmental impacts.
FIGURE 1. BROADMOOR AREA VICINITY MAP
Objectives of this EIS review include:
• Planning for the future development of the Broadmoor area as outlined in the Broadmoor
Master Plan
• Fostering economic development and protecting the quality of the Pasco environment
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• Planning for an orderly transition from vacant land to mixed, commercial, and residential
uses with a land use planned development of the entire Broadmoor area
• Improving mobility options for all users by providing and requiring the necessary roadway
and non-motorized connections at existing and planned arterials (e.g. Sandifur Parkway,
Burns Road, I-182) with internal connections
• Identifying and completing the necessary mitigations to off-set adverse environmental
impacts
PROCEDURES AND PUBLIC INVOLVEMENT
The Non-Project EIS allows environmental review under SEPA to proceed in advance of specific
permit applications for subareas, master planned areas, or phased projects. The basic steps in
evaluating the alternatives for development at the Broadmoor area are to:
• Issue a Determination of Significance (DS)
• Issue a scoping notice
• Solicit agency and public input on the scope (areas of review) of the EIS
• Prepare a Draft EIS
• Solicit and address input from the public and agencies
• Issue a Final EIS
• Review permit applications for new projects to ensure conformance with the Broadmoor
Master Plan and within the Broadmoor area
In March 2017, the City of Pasco issued a DS and a scoping notice requesting comments on the
Broadmoor Area Master Plan. Revision to that scope was made and a revised scoping notice was
issued on July 22, 2021. The revised scoping notice was sent to local tribes, adjacent cities and
counties, various state and local agencies, and non-profit agencies; notice was also published in a
newspaper of record. The revision addresses a changed Broadmoor area boundary from 1,600 acres
to 1,240 acres, along with updated land uses. The revised boundary excludes areas south of I-182
and north of Burns Road that were previously within the proposed Broadmoor planning area.
For new projects, the intent is to provide necessary environmental analysis during formulation of
planning proposals, rather than at the project permit review stage. Because new projects at the
Broadmoor area will require consultation with the City of Pasco to be performed as part of the
planning proposal or phased to evaluate consistency with this EIS, this will ensure that adequate
environmental review has been completed. It also means that further environmental review under
SEPA, for each specific development proposal or phase, will not be necessary if it is determined that
each proposal or phase is consistent with the Non-Project EIS. Instead of a detailed environmental
review, individual development proposals will include a SEPA checklist accurately and sufficiently
indicating if the proposal is consistent with and in conformance with the non-project EIS.
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Supplementary analysis may be deemed required if a proposal, as determined by the lead agency
does not conform to the non-project EIS.
When a proposed development, or a permit for a project within the Broadmoor planning area, is
submitted to the City of Pasco, the Department of Community and Economic Development will
evaluate the application and the SEPA checklist to determine if it meets the criteria in the Non-
Project EIS and “qualifies” as an implementing project. The criteria to determine consistency are:
• Was this the type of project anticipated in the EIS and meets the vision of the Broadmoor
area?
• Does the project meet, address or satisfy the conditions and mitigation requirements
specified in the Non-Project EIS?
HOW WILL FUTURE ENVIRONMENTAL REVIEWS BE HANDLED?
Further environmental review and detailed analysis for locations within the area of this EIS will only
be required when it is determined by the Lead Agency that the information provided herein is
insufficient, or when significant changes or inconsistencies with what is analyzed in the EIS have
occurred that have not been addressed. Additionally, alternatives not considered as part of this EIS
would require additional environmental analysis and review.
RELATIONSHIP TO PLANS AND POLICIES
The City of Pasco is preparing a Master Plan for the Broadmoor area concurrently with this EIS that
encompasses approximately 1,240 acres of primarily vacant and open space lands. It is the City of
Pasco’s vision that the Broadmoor area become a complete mixed-use, residential community,
providing a variety of commercial and housing choices to meet the needs of all residents and their
families. Built around community centers, the plan will integrate the built and natural environments
in a way that protects the open space yet provides the amenities the community needs such as
parks, shops, and schools. The entire development will be constructed to ensure and facilitate
access that makes it easy and enjoyable to get around whether by walking, biking, driving, or
transit. The goals are to:
• Create a community with a mix of complementary developments
• Adjust the 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
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2. LOCATION
The Broadmoor area is composed of approximately 1,240 acres of property located in the northwest
portion of the Pasco City limits and the Pasco UGA. The Broadmoor area includes parcels of land
owned by several independent property and business owners. The properties are situated to the
north of I-182 directly east of the Columbia River, and west of Broadmoor Boulevard. Figure 2
shows the project vicinity and boundary.
FIGURE 2. BROADMOOR PLAN BOUNDARY
3. ANALYSIS OF ALTERNATIVES
INTRODUCTION
The City of Pasco issued the EIS scoping notice in July 22, 2021 to agencies with jurisdiction, tribes,
and the general public for the Broadmoor Area Master Plan. Based on the scoping process, the
impact analysis is to address the following:
• Natural Environment: Impacts to existing wildlife and vegetation (plants and animals),
earth, water, air quality, environmental health, energy, and natural resources
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• Built Environment: Land and shoreline uses, population and housing, aesthetics, parks and
recreation, historic and cultural preservation, transportation, public services/utilities, and
transportation.
As stated in the scoping document, the impacts during construction and for the completed project
are analyzed. Reasonable mitigation measures that would significantly mitigate any adverse impacts
are also identified.
The current land use designations are shown on Figure 3. The properties could be developed with a
variety of uses according to these land use designations. The potential build-out of the properties
will be dependent upon market and economic factors, but it is likely that these properties could be
developed to full potential within the next 10 to 20 years.
This EIS analyzes two build-out alternatives for potential impacts for a 20-year planning horizon:
Alternative 1, a No Action Existing Land Use Alternative, and Alternative 2, Mixed Density and Open
Space Alternative.
ALTERNATIVE 1 – NO ACTION EXISTING LAND USE
Alternative 1 is consistent with the 2018-2038 Comprehensive Plan land use designations. This
alternative accommodates a variety of medium to high density residential developments
throughout the area with commercial designations along Harris Road and mixed-use and office
designations along Broadmoor Boulevard, Sandifur Parkway, and Burns Road. Open space areas
would be located along historical irrigation drainage areas, even though this drainage has recently
been re-routed to the Columbia River. This alternative will likely result in decreased residential
densities in the unincorporated UGA due to County zoning limitations, and previously permitted low
density developments in certain portions of the area. Figure 3 indicates the Alternative 1 land uses.
Table 1 indicates the distribution of land use acreages in the area.
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FIGURE 3. ALTERNATIVE 1 LAND USE
TABLE 1. ALTERNATIVE 1 LAND USE AREAS
Land Use Area (Acres) Percent
Medium Density Residential 548.5 44%
Medium - High Density Residential 201.0 16%
Office 66.5 5%
Commercial 50.2 4%
Mixed-Use Neighborhood 76.2 6%
Mixed-Use Regional 139.4 11%
Open Space 158.6 13%
Total 1240 100%
*Land use does not include right-of-way (based on parcel geometry).
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Below is a description of the land use designations and design guidelines for each land use.
MEDIUM DENSITY RESIDENTIAL
Medium Density Residential land use consists of the major portion of the land use, about 44%
(549 acres) of the Broadmoor area. However, about 144 acres of this Medium Density Residential
land consists of previously permitted low density residential development. This was approved under
a previous low density land use designation. Medium density residential developments are
intended to include single-family detached, single-family attached, duplexes, and multifamily
residential uses. General standards for development are as follows:
• 6-20 dwelling units per acre allowed in the Comprehensive Plan. However, an average
density of 8 units per acre is expected based on medium density in the rest of the City.
• Property size of 4,000 minimum to 7,100 square foot maximum.
• Maximum building height of 35 feet.
• Standards are based on the City’s existing R2 and R3 zoning standards.
MEDIUM-HIGH DENSITY RESIDENTIAL
The Medium-High Density Residential land use consists of 16% (201 acres) of the entire area.
Intended uses are single-family residential, townhouses, condominiums, and multifamily. General
standards for development are as follows:
• 8-15 dwelling units per acre.
• Minimum property size of 2,500-4,000 square feet.
• Maximum building height of 35-40 feet
COMMERCIAL
Commercial land use borders Harris Road and I-182. It consists of 50 acres, and is intended for retail,
wholesale, service, and ancillary office uses, civic, and community uses. Allowed uses include
neighborhood, community and regional shopping and specialty centers, business parks, service, and
office uses.
General standards for development are as follows:
• Developments have no maximum lot size requirements. Development standards are
dictated by the City’s C1 zoning code for Retail Business district.
• Maximum building height allowed is 35 feet with some exceptions for greater height limits.
• In C1 zoning, lot coverage is dictated by parking requirements, setbacks, and landscaping.
MIXED-USE REGIONAL
Mixed-Use Regional consists of approximately 140 acres along Broadmoor Boulevard. This is
intended for general retail operations and shops, grocery stores, residential above
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commercial/office, high density residential, etc. This mixed-use area is intended to have at least
11% of the development.
General standards for development are as follows:
• Residential uses should make up a minimum of 10% of the development.
• Retail commercial use should compose no more than 50% of the development area.
MIXED-USE NEIGHBORHOOD
The Mixed-Use Neighborhood land use is located along the Columbia River, east of the USACE-
owned open space land. This land use is designated for townhouses, multifamily developments,
neighborhood grocers/markets and drug stores, vertically integrated buildings, live-work spaces,
and other neighborhood scale offices and retail uses. In this district, a mix of use should consist of
at least 40% residential development at densities ranging from 6 to 12 units per acre. No specific
standards currently exist. C-1 zoning would implement mixed use with upper floor residential.
OFFICE
The Office land use district is located between the Open Space and Mixed-Use Regional district,
consisting of approximately 67 acres of land. Uses allowed in this district include professional office,
personal services, offices and technology resource centers, and daycares. Ancillary commercial uses
may be considered (particularly within research and development centers or technological
government). The City’s Office district zoning standards would be implemented in this land use:
• Maximum building height allowed is 35 feet with some exceptions for greater height limits.
• In Office zoning, lot coverage is dictated by parking requirements, setbacks, and
landscaping.
OPEN SPACE
The intent of the Open Space land use is to designate areas for recreational and environmental
protection purposes. Allowed land uses include parks, trails, critical areas, and various open spaces.
Parks and recreational uses are developed according to standards in the Parks and Recreation Plan.
Protection of critical areas is governed by the City’s critical areas regulations.
ALTERNATIVE 2 – MIXED DENSITY AND OPEN SPACE
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. Alternative 2 will allocate open space locations based on recent changes in irrigation water
management and an area-wide mitigation strategy for shrub-steppe habitat. This alternative will
update the location of residential areas to accommodate increased development capacities due to
the loss of densities because of previously permitted low density developments. Alternative 2 will
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maximize the growth and density potential of the area by planning for several development cluster
areas connected by open space, public transportation, and a connected street pattern. This
alternative is designed to achieve the objectives of the Broadmoor area. Figure 4 indicates
Alternative 2 land uses.
FIGURE 4. ALTERNATIVE 2 LAND USE
Alternative 2 allocates land use areas with a mix of low, medium, medium-high, and high density
residential developments while accommodating and incorporating the previously permitted low-
density developments. This alternative will accommodate retail, commercial, and residential
development and accommodate future open spaces based on various ecological functions and
future potential.
It will also accommodate open space for parks and recreation, roadways and arterials, a well-
connected transportation network for both motorized and non-motorized users that differs from
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the configuration identified in the No Action Alternative. The associated environmental impacts
would also be different along with associated mitigation measures.
A public transportation system, and a bicycle and pedestrian trail system will be utilized to connect
the residential and commercial districts within the area and the region. The design guidelines will
create a balance of residential and commercial uses that will promote sustainable living and
working conditions that provides easy access to amenities from living areas. The Broadmoor Area
Master Plan includes detailed development standards for Alternative 2. Table 2 indicates land use
distribution in Alternative 2.
TABLE 2. ALTERNATIVE 2 LAND USE AREAS
Land Use Area (Acres) Percent
Low Density Residential 144 12%
Medium Density Residential 374 30%
Commercial 104 8%
Mixed Residential / Commercial 370 30%
Open Space 61 5%
Reclamation 187 15%
Total 1240 100%
*Land use does not include right-of-way (based on parcel geometry).
Below is the description of each land use and locations, with references to Alternative 1 land use
descriptions as applicable.
LOW DENSITY RESIDENTIAL
The intent of this land use is to allow single-family detached residential homes. Within the
Broadmoor area, low density land use was previously permitted and is located south of Burns Road.
Developments are guided by the City’s R-1 zoning standards at the time of development (2017-
2018).
MEDIUM DENSITY RESIDENTIAL
This use would be similar to that described under Alternative 1 Medium Density Residential. Land
use is intended to include single-family detached, single-family attached, duplexes, and multifamily
residential uses. However, the minimum density would be higher in Alternative 2 than Alternative 1,
at 6 to 29 dwelling units per acre. Lot sizes in this land use range between 1,500 and 6,000 square
feet. This land use is located south of Burns Road, and north and south of Harris Road.
COMMERCIAL
Commercial use is located along Broadmoor Boulevard at the northwest side of the I-182 and
Broadmoor Boulevard intersection, covering 104 acres of land. This would allow neighborhood,
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community and regional shopping and specialty centers, business parks, service, and office uses.
Commercial land use will implement the City’s C-1 zoning regulations and additional standards in
the Broadmoor Area Master Plan.
MIXED RESIDENTIAL / COMMERCIAL
The Mixed Residential/Commercial designation is located along significant or identified
transportation corridors and neighborhood centers in the Broadmoor area. 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. In this district, the mix of residential and commercial should be as follows:
• At least 20% residential development at a minimum density of 21 units per acre for the
residential portion of the entire mixed use site,
• Maximum share of a single use, residential or commercial, in the mixed-use area shall be
80%.
• Mix of uses can be on a site or multiple sites in multiple buildings (horizontal), or in an
individual building (vertical), or a combination of both.
OPEN SPACE
Open Space consists of 61 acres of land located along the Columbia River shoreline and Shoreline
Road. Similar to Alternative 1, the intent of this land use is to designate and reserve areas for
recreational and environmental protection purposes. Allowed land uses include parks, trails, critical
areas, and various open spaces. Parks and recreational uses are developed according to standards
in the Parks and Recreation Plan. Protection of critical areas is governed by the City’s critical areas
regulations.
RECLAMATION
Reclamation area consists of 187 acres currently used for gravel mining in the area north of Harris
Road. Continued and or future reclamation of this area will add private and public recreational uses.
A reclamation plan and future studies shall be required to designate appropriate uses in this area.
COMPARISON OF ALTERNATIVES
As stated previously, the Comprehensive Plan encourages coordinated improvements. However,
Alternative 1 does not consider the developments that have already taken place, thus reducing the
growth target. Alternative 2 will decrease and address the expected gap between existing and
projected developments by reallocating additional density in the rest of the areas.
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Alternative 1 does not consider the development challenges on the gravel mining site. The gravel
mining and a future reclamation plan would most likely prevent the area from being developed with
medium density as shown in this alternative. Alternative 2 designates this area as Reclamation and
re-allocates future growth in the rest of the planning area.
A fully developed and well-connected transportation network that supports multi-modal travel for
all users, along with the necessary development standards and design guidelines are core elements
of both alternatives.
Alternative 2 will allow more flexibility and mixed uses along the identified and significant
transportation corridors, while Alternative 1 will concentrate mixed uses along the east and west
sides of the Broadmoor planning area. Alternative 1 will be implemented through the City’s existing
zoning codes. The Master Plan development regulations will provide additional implementation
tools for Alternative 2.
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4. MAJOR ISSUES AND SUMMARY OF ENVIRONMENTAL
IMPACTS
NATURAL ENVIRONMENT
4.1.1 EROSION AND STORMWATER
Runoff from precipitation events and construction could result in erosion and runoff into drainage
areas and surface water bodies. Treatment and infiltration of stormwater generated in the
Broadmoor area will be managed in compliance with the latest Eastern Washington Stormwater
Manual (Ecology 2019) and Pasco Municipal Code (PMC), and will minimize potential impacts to
water quality and aquifer recharge. Implementation of appropriate mitigation measures (complying
with the existing regulations) and Best Management Practices (BMPs) should result in no significant
unavoidable adverse stormwater or erosion impacts associated with either of the alternatives.
4.1.2 GROUNDWATER
Groundwater at the Broadmoor area and in Franklin County is part of the Columbia River Plateau
regional aquifer system. The Columbia River Plateau regional aquifer system, made up of four
aquifers (i.e., the suprabasalt sediment or overburden aquifer, Saddle Mountain aquifer, Wanapum
aquifer, and Grande Ronde aquifer), encompasses approximately 50,600 square miles, extending
from northern Idaho to northeastern Oregon and southeastern Washington (USGS, 2015). The
aquifer recharge area in Pasco covers the entire city. Aquifer recharge is an essential part of the
natural hydrologic cycle and is necessary to maintain water levels in regional aquifers. Land
development activities, such as clearing, grading, and stormwater management, may affect the
natural hydrologic cycle and subsequently groundwater recharge. Implementing BMPs and spill and
release prevention measures and maintaining adequate open space for infiltration should result in
no significant and unavoidable adverse groundwater impacts.
4.1.3 WILDLIFE AND HABITATS
At the Broadmoor area, there are State Candidate Species including the black-tailed jackrabbit,
sagebrush sparrow, and sagebrush lizard (WDFW 2018b). Burrowing owl, also a State Candidate
Species, has been documented in the vicinity of the Broadmoor area (WDFW 2018a). The shrub-
steppe habitat, which currently encompasses a large portion of the Broadmoor area, is classified as
a Washington Department of Fish and Wildlife (WDFW) priority habitat. Development associated
with both alternatives may result in unavoidable adverse effects to some of these species of
concern and will directly affect the shrub-steppe habitat, requiring mitigation in accordance with
applicable local, state, and federal laws and regulations. Where and when possible, any adverse
impacts should be avoided or minimized. Additional care should be taken to prevent disturbance of
migratory birds and birds of prey as outlined in Section 5.4. Furthermore, BMPs should be
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implemented to prevent runoff from construction and development from entering surface water
bodies and degrading water quality and habitat.
BUILT ENVIRONMENT
4.2.1 AESTHETICS AND VISUAL SETTING
4.2.1.1 ALTERNATIVE 1
Development associated with Alternatives 1 and 2 will substantially alter the current aesthetic and
visual character of the area. The visual character of the existing landscape is primarily open space
including critical shrub-steppe habitat, farmland and orchards, with rural and low density residential
development. Additionally, future roadways, residential construction, commercial and public
development will result in changes in topography and slopes in the area in both alternatives.
Open spaces include farmlands and undeveloped shrub-steppe habitat, and artificial wetlands from
prior irrigation management facilities and mining operations that have intercepted shallow
groundwater. 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
land use with intermittent open, green, and other public spaces.
Under the Alternative 1, the properties will likely be developed over time without adequate public
facilities, and thus the visual impact to the landscape can be piecemeal. Developments will mostly
focus on the easterly and westerly edges of the area. Since development in the gravel operation site
is not expected within the immediate planning timeframe, this mining site, the designated open
space north of it, and the already permitted low density residential will create a physical and visual
feel of undeveloped and/or low intensity development, some of which can be without connectivity
and circulation.
4.2.1.2 ALTERNATIVE 2
In Alternative 2, developments are expected to be clustered around three major neighborhood and
economic activity centers (Sandifur Parkway and Broadmoor Boulevard, Sandifur Parkway and Road
108, and Sandifur Parkway near the USACE open space), and within the mixed-use corridors and
districts. The medium density residential and mixed-use districts will be developed with a
pedestrian-friendly development pattern. All developments will be in compliance with the design
and development regulations of the Broadmoor Area Master Plan. Mixed-use developments will
transition to various small-lot attached, detached, and multifamily homes, creating a visual and
physical transition between districts and corridors.
4.2.2 TRAFFIC
The City is developing a citywide Transportation System Master Plan (TSMP) that analyzes and
determines recommendations for transportation improvements based on future growth. This
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includes the Broadmoor area. The traffic analysis considered the highest traffic potential of the
build-out scenarios and assessed the traffic characteristics and potential impacts for a development
activity. The overall development is proposed to be constructed over a 10- to 20-year period.
The TSMP reviewed the projected long-term traffic conditions to ensure that development and
proposed access system are consistent with the general long-term vision and needs of the area.
The descriptions of existing and proposed roadways, intersections, and transportation system are
provided in Section 5.10. Under current conditions, the Level of Service (LOS) standards for the six
study intersections assessed as part of the traffic study meet the City of Pasco and Washington
State Department of Transportation (WSDOT) LOS standard of “D,” except for Harris
Road/Broadmoor Boulevard during AM and PM peak hours. Additionally, a majority of the traffic
volume and distribution is concentrated toward the southern portion of the Broadmoor area near I-
182.
Further mitigation measures specific to Alternative 1 and Alternative 2 are described in detail in
Section 5.10.
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5. AFFECTED ENVIRONMENT, POTENTIAL IMPACTS, AND
MITIGATION MEASURES
This section considers the affected environment for the SEPA elements as indicated, evaluates
potential environmental impacts, and recommends mitigation measures relative to each presented
alternative. Recommended mitigation measures identify ways to reduce or eliminate potential
impacts associated with each alternative. Table 3 outlines the elements of the environment
contained in WAC 197-11-444 which defines the elements to be considered as part of the SEPA
process. As noted in the WAC, focus should be given to significant issues; thus, non-significant
issues were not reviewed or were considered as part of other elements. New development will
primarily visually impact the existing undeveloped areas and agricultural lands at the site.
Under Alternative 1 and Alternative 2, the landscape will be transformed to a variety of land uses as
described previously.
TABLE 3. SEPA ENVIRONMENT ELEMENT REVIEW STATUS
ENVIRONMENTAL ELEMENT STATUS
NATURAL ENVIRONMENT
Earth
Geology Reviewed
Soils Reviewed
Topography Reviewed
Mineral Resources Reviewed
Erosion/Enlargement of Land Area (Accretion) Reviewed*
Seismology Reviewed
Air
Air Quality Reviewed
Odor Not Reviewed
Climate Reviewed
Water
Surface Water [Movement/Quality/Quantity] Reviewed**
Groundwater [Movement/Quality/Quantity) Reviewed**
Runoff/Absorption (Stormwater) Reviewed
Floods Reviewed
Public and Private Water Systems Reviewed
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ENVIRONMENTAL ELEMENT STATUS
Wildlife and Habitat
Habitats and Population/Diversity of Species Reviewed
Unique Species Reviewed
Fish and Wildlife Migration Routes Not Reviewed
Energy and Natural Resources
Amount Required/Rate of Use/Efficiency Not Reviewed
Source/Availability Not Reviewed
Nonrenewable Resources Not Reviewed
Conservation and Renewable Resources Not Reviewed
Scenic Resources Not Reviewed
BUILT ENVIRONMENT
Environmental Health
Noise Reviewed
Risk of Explosion Not Reviewed
Releases or Potential Release to the Environment Reviewed
Land and Shoreline Use
Relationship to Land Use Plans Reviewed
Population Reviewed
Housing Reviewed
Light and Glare Reviewed
Aesthetics Reviewed
Historic and Cultural Resources Reviewed
Agricultural Crops Not Reviewed
Transportation
Transportation Systems Reviewed
Vehicular Traffic Reviewed
Waterborne, Rail, and Air Traffic Reviewed
Parking Reviewed
Movement/Circulation of People Reviewed
Traffic Hazards Reviewed
Public Services and Utilities
Fire Reviewed
Police Reviewed
Schools Reviewed
Parks and Other Recreational Facilities Reviewed
Maintenance Reviewed
Communications Reviewed
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ENVIRONMENTAL ELEMENT STATUS
Water/ Stormwater Reviewed
Sewer/Solid Waste Reviewed
Other Governmental Services and Utilities Reviewed
* Enlargement of Land Area (Accretion) was not reviewed because it was determined to be non-significant pursuant
to this Non-Project EIS.
**Quality and Quantity of Surface Water and Groundwater was reviewed. However, movement of surface water and
groundwater was not reviewed because it was determined to be non-significant pursuant to this Non-Project EIS.
(Source: WAC 197-11-144)
EARTH
This section describes the existing conditions relative to the topography, geology, seismology, soils,
and erosion and geologic hazards at the Broadmoor area. This section includes a description of
conditions generalized for Franklin County and also Broadmoor area-specific conditions to
represent the environmental baseline from which potential environmental effects are identified
and characterized.
5.1.1 AFFECTED ENVIRONMENT
The Broadmoor area is in the north-western part of Pasco adjacent to the Columbia River. Pasco is
located in southern Franklin County in the central part of southeastern Washington, which is
bordered by Benton, Grant, Adams, Whitman, and Walla Walla Counties. The Columbia River lies on
its southern and western border and separates Franklin from Benton County. The Snake River and
its tributary lie on its southern and eastern border of the City and separate the City from Walla
Walla County. Franklin County is a semi-arid region that receives approximately 6 to 7 inches of rain
per year and averages approximately 10.3 days of snow and 7.5 days of rain per year. Median
temperatures range from 30.6 to 75.7 degrees Fahrenheit throughout the year. Wind gusts
throughout the region can reach as high as 70 miles per hour or higher.
5.1.1.1 TOPOGRAPHY
Franklin County is part of the Columbia Basin Project, which includes the entire south-central area
of Washington State. It is defined as a broad arid lowland that is located between the Okanogan
Highlands, the southern Cascade Range, and the Idaho Rockies. It extends through parts of eastern
Oregon and northern Nevada.
This area consists of steep river canyons, plateaus, and tall and meandering ridges. It is covered
with wind-blown sediment called “loess” and deposits from the catastrophic drainage of Glacial
Lake Missoula that swept across much of eastern Washington at the end of the last ice age. These
deposits are underlain by thousands of feet of Columbia River Basalt Group lava flows. These flows
and most of the sediment above have been altered by deformation by the regional Yakima fold and
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thrust belt. Other features of this country include cliffs, canyons, and dunes such as the Palouse and
Devils Canyons, and the Juniper Dunes. The County lies at the south end of the Channeled
Scablands which are interconnected, relatively barren, and soil free dry flood channels and coulees.
The topological features at the Broadmoor area includes dunes, gradually sloping or flat agricultural
areas and residential development, man-made below-water table depressions at the American Rock
Products (ARP) facility, and sloped hillsides. Figure 5 illustrates the topography at the Broadmoor
area relative to the ARP facility boundary.
FIGURE 5. BROADMOOR AREA TOPOGRAPHY
5.1.1.2 GEOLOGY
The geology of Franklin County was formed by alternating volcanism and flooding. The Columbia
River Flood Basalts are located in Idaho, Washington, and Oregon and cover an area of
approximately 164,000 square kilometers from the Cascade Mountain Range to the Rocky
Mountains (“Columbia River Flood Basalts,” 2015). The Columbia River Flood Basalts are composed
of more than 300 different flood events. The geological history of the Columbia River Flood Basalts
consists of the following formations:
• The Imnaha Basalt Formation, which is approximately 17.5 to 16.5 million years old, is
located in northeastern Oregon, western Idaho, and southeastern Washington. The Imnaha
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Basalt Formation makes up approximately 5% of the total volume of the Columbia River
basalts.
• The Grande Ronde Basalt Formation, which is primarily found at the eastern border of the
county, is approximately 16.5 to 14.5 million years old. Few sedimentary interbeds are
found, indicating relatively short periods between eruptions.
• The Wanapum Basalt Formation, which is primarily found in the northeast and along the
Snake River, is approximately 14.5 to 13.5 million years old. Sedimentary interbeds were
created within and between formations due to the erosion of the surrounding older rock
material.
• The Saddle Mountains Basalt Formation, found primarily in the Mesa area extending
southeast and northwest, is approximately 13.5 to 6 million years old (Oregon State
University, 2018). Continued deposition of flood basalts occurred during the Miocene era
and, combined with rising and volcanic activities in the formation of the Cascade Range,
formed interbedding sediments within the Columbia River Basalts that are called the
Ellensburg Formation.
During the Pleistocene era (~0.01 to 2.6 million years ago), deposition of sedimentary material such
as fluvial and lacustrine deposits of silts, sand, and gravel continued in this region. The late
Pleistocene Epoch consisted of multiple glacial outwash and flood deposits created from the
catastrophic drainage of Glacial Lake Missoula as the ice dams holding the water back broke up and
flowed through eastern Washington and northern Idaho. As the flood waters outpoured, they were
directed along folds and joints in the bedrock, creating the Channeled Scablands, and scoured the
land converging in the area of Wallula Gap where the waters created a large lake. This event is
referred to as the Missoula Floods. This flooding deposited thick layers of sands and gravels in wide,
flat areas including the Pasco Basin (Lyerla, 1991; Anchor QEA, 2015). Most recently, sediment
transported and deposited by wind has created active sand dunes and loess in the western half of
the county. These deposits reside on high-relief areas that were not affected by the flooding.
Currently, post-glacial fluvial deposits of sands and gravels make up most of the composition of
major stream valleys. Additionally, flooding during the Miocene-Pliocene Epochs of fluvial and
lacustrine sedimentary rock created the Ringold Formation, which is exposed on the white bluffs
near the Columbia River. During the Eocene Epoch, pre-flood intrusive crystalline rocks were
present in the northern portion of Franklin County (Grolier and Bingham, 1978; Anchor QEA, 2015).
5.1.1.3 SOILS
Identification of soils is crucial in deciding applicable use of land and costs that are associated with
development. Franklin County soils have been studied and mapped by the Soil Conservation
Service, and a soil survey was published in 1914 and updated in 2005 (NRCS, 2006). Soils in the
Broadmoor area were further delineated and classified as part of a United States Department of
Agriculture (USDA) Natural Resources Conservation Service Soil Survey for Franklin County (NRCS,
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2006). A study area-focused soil map is shown in Figure 6. Based on site reconnaissance efforts and
information provided in Figure 6, the soil types at the Broadmoor area can be best characterized
as Sagehill-Quincy-Neppel and Quincy-Hezel-Burbank, described in Table 4.
Source: USDA Natural Resources Conservation Service
FIGURE 6. BROADMOOR AREA GENERALIZED SOILS MAP
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TABLE 4. FRANKLIN COUNTY SOIL ASSOCIATIONS
Soil Classifications Description
Quincy-Hezel-Burbank Loamy fine sand to gravelly sand. Soils are very deep,
somewhat to excessively drained soils formed in sands on
dunes, terraces, basaltic glacial outwash or alluvium, and
glaciofluvial sediments. As stated in the Franklin County Growth
Management Comprehensive Plan Resolution Number 2008-
089: “Permeability ranges from 6 to 20 in/hr. and available
water capacity ranges from 0.06 to 0.21 in/in. Soils have an
effective rooting depth of greater than 60 inches. This soil
association has a Class 7 USDA Soil Conservation Service Land
Capability Classification.”
Sagehill-Quincy-Neppel Very fine sandy loam to gravelly sandy loam formed in
lacustrine deposits, sands on dunes, terraces, alluvium or
glacial outwash from basalt lime-silica cemented material and
granite. Soils are deep to very deep, well drained to excessively
drained, on nearly level to steep terraces and active dunes. As
stated in the Franklin County Growth Management
Comprehensive Plan Resolution Number 2008-089:
“Permeability ranges from 0.6 to 20 in/hr. and available water
capacity ranges from .06 to 0.2 in/in. Soils have an effective
rooting depth of greater than 60 inches. This soil association
has a Class 6 USDA Soil Conservation Service Land Capability
Classification.”
Notes:
The USDA Soil Conservation Service Land Capability describes the classification of soil types as follows:
Class 1: Agricultural soils of long-term commercial importance. These soils have slight limitations that restrict their
use.
Class 2: Agricultural lands of long-term commercial importance that have moderate limitations that restrict the
choice of plants or that require moderate conservation practices.
Class 3: Agricultural lands of long-term commercial importance. These soils have severe limitations that restrict the
choice of plants or that require special conservation practices, or both.
Class 4: Soils have very severe limitations that restrict the choice of plants or that require very careful management,
or both.
Class 5: Soils are subject to little or no erosion but have other limitations, impractical to remove, that restrict their use
mainly to pasture, rangeland, forestland, or wildlife habitat.
Class 6: Soils have severe limitations that make them generally unsuitable for cultivation that restrict their use mainly
to pasture, rangeland, forestland, or wildlife habitat.
Class 7: Soils have very severe limitations that make them unsuitable for cultivation that restrict their use mainly to
grazing, forestland, or wildlife habitat.
Class 8: Soils and miscellaneous areas have limitations that preclude commercial plant production that restrict their
use to recreational purposes, wildlife habitat, watershed, or esthetic purposes.
(Sources: Franklin County Growth Management Comprehensive Plan, 2008; Franklin County Economic Development
Plan, 2016; NRCS Soil Survey of Franklin County, Washington; USDA Official Soil Series Descriptions)
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5.1.1.4 MINERAL RESOURCES
Sand and gravel mining operations exist in the central south portion of the Broadmoor area at the
ARP site. Mining operations have been in place for the past several decades and are expected to
continue for the next several years. The area is addressed through a Washington State Department
of Natural Resources-approved reclamation plan. The plan identifies final grading slopes and
elevations to be achieved. Standing water from intercepted groundwater is expected to remain in
several locations. Soil conditions in this area are described previously.
5.1.1.5 EROSION AND GEOLOGIC HAZARDS
Geologic hazards are areas that are prone to erosion, sliding, earthquake, or other geologic events.
These areas are not suitable for commercial, residential, or industrial development because of
health and safety concerns. Landslide hazard areas (steep slope) and liquefaction areas are the
main geologic hazards found in the Broadmoor area. Figure 7 depicts geologic hazard areas.
5.1.1.6 SEISMOLOGY
Seismic activity in Franklin County is low to moderate. The Broadmoor area shows a very low to low
liquefaction susceptibility (Appendix B; Palmer et al., 2004a). Liquefaction occurs when soil strength
and structure degrade quickly and act as quicksand as the result of earthquakes or strong
vibrational occurrences. Liquefaction typically occurs in saturated loose sandy soils, usually in low-
lying areas along coastal and lake shorelines and river valleys.
The Broadmoor area has mainly a Site Class of B, which is defined a soft rock physical characteristics
where earthquake shaking is neither amplified nor reduced by the near-surface geology, and as Site
Classes C, D, and E, which are defined as increasing softer soil physical characteristics that result in a
progressively increasing amplification of ground shaking (Palmer et al., 2004b). Limited areas along
the shoreline show a Site Class E however, this area is outside of the Broadmoor area and is under
management as a USACE Habitat Management Unit (HUM) and the City Shoreline Master Program.
Figure 7 depicts the shoreline area of the HMU that is susceptible to liquefaction (Class E) shown in
red.
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FIGURE 7. CITY OF PASCO CRITICAL AREAS MAP
5.1.2 POTENTIAL IMPACTS
Implementation of Alternatives 1 and 2 will result in urban development that will disturb land cover
and soils and transform current land use. Thus, the potential for erosion or landslides may exist in
the steeper-sloped areas due to earthquakes, high wind events, periods of heavy rain or snow, or
during construction. Because of the low precipitation in this area, erosion from runoff after
construction in most cases is an intermittent concern. In the event of heavy rain events, runoff may
result in erosion of surface soils and surface water siltation if mitigation measures are not
appropriately implemented. Additionally, during construction, areas should be watered to mitigate
windblown sediment because the loess soils are extremely fine and may cause areas of low visibility
and wind-driven erosion. Assuming appropriate mitigation measures (complying with the existing
regulations) are implemented and maintained, there are no significant unavoidable adverse earth-
related impacts associated with either of the alternatives.
5.1.3 MITIGATION MEASURES
The following mitigation measures and BMPs should be used to reduce erosion, siltation, and
landslides:
• Areas that are disturbed during construction should be watered in accordance with local air
quality agency requirements.
• Steep slopes shall not be disturbed, if possible, except as part of a mining mitigation plan.
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• Soils should be compacted at densities appropriate for planned land uses.
• Vegetative cover or soil cement should be provided on exposed surfaces.
• Construction should be staged so that the maximum amount of existing vegetation is left in
place.
• If possible, a vegetation buffer should be left around the site perimeter to stop the
transportation of sediment off site.
• Catch basins should be installed near storm drains.
AIR QUALITY
5.2.1 AFFECTED ENVIRONMENT
This section describes the existing conditions relative to the air quality for the Broadmoor area. This
section includes a generalized and area-specific description of air quality and applicable air quality
standards to represent the environmental baseline from which potential adverse environmental
impacts are identified and measured.
5.2.1.1 AIR QUALITY STANDARDS AND EXISTING AIR QUALITY
The Clean Air Act (CAA) of 1970, as amended in 1990, identifies air quality standards for several air
quality pollutants. These pollutants are identified as “criteria” air pollutants (CAPs) and as such are
regulated by the U.S. Environmental Protection Agency (EPA). The CAPs are common pollutants for
which the EPA has established a concentration threshold to protect human health based on medical
evidence of impacts associated with such pollutants.
The National Ambient Air Quality Standards (NAAQS) (40 Code of Federal Regulations [CFR] Part 50)
define levels of air quality to protect human health and public welfare from impacts associated with
air quality pollutants that affect visibility, soiling, nuisance, or other forms of damage to the natural
and built environment. In the State of Washington, some of the NAAQS have been codified in WAC
Title 173 Chapter 476, Ambient Air Quality Standards. The federal NAAQS which designate air
quality standards for six “criteria” air pollutants are presented in Table 5. As shown in Table 5,
primary and secondary air quality standards protect human health and public welfare, respectively.
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TABLE 5. NATIONAL AMBIENT AIR QUALITY STANDARDS FOR SIX CRITERIA POLLUTANTS
Air Pollutants Average Time
Primary Secondary
Violation Criteria
ppm μg/m3 ppm μg/m3
Carbon Monoxide 8 hours 9 - - - Not to be exceeded
more than once per year 1 hour 35 - - -
Lead (Pb) Rolling 3-
month average
- 0.15(1) - 0.15(1) Not to be exceeded
Nitrogen Dioxide
(NO2)
1 hour 0.100 - - - 98th percentile of 1-hour
daily maximum
concentrations,
averaged over 3 years
1 year 0.053(2) - 0.053(2) - Annual mean
Ozone (O3) 8 hours 0.070(3) - 0.070(3) - Annual fourth highest
daily maximum 8-hour
concentration, averaged
over 3 years
PM2.5 1 year - 12.0 - 15.0 Annual mean averaged
over 3 years
24 hours - 35 - 35 Annual mean averaged
over 3 years
PM10 24 hours - 150 - 150 Not to be exceeded
more than once per year
on average over 3 years
Sulfur Dioxide 1 hour 0.075(4) - - - 99th percentile of 1-hour
daily maximum
concentrations,
averaged over 3 years
3 hours - - 0.5 - Not to be exceeded
more than once per year
PM = Particulate Matter ppm = parts per million μg/m3 = micrograms per cubic meter
(1) In areas designated nonattainment for the Pb standards prior to the promulgation of the current (2008) standards,
and for which implementation plans to attain or maintain the current (2008) standards have not been submitted and
approved, the previous standards (1.5 µg/m3 as a calendar quarter average) also remain in effect.
(2) The level of the annual NO2 standard is 0.053 ppm. It is shown here in terms of ppm for the purposes of clearer
comparison to the 1-hour standard level.
(3) Final rule signed October 1, 2015, and effective December 28, 2015. The previous (2008) O3 standards additionally
remain in effect in some areas. Revocation of the previous (2008) O3 standards and transitioning to the current
(2015) standards will be addressed in the implementation rule for the current standards.
(4) The previous SO2 standards (0.14 ppm 24-hour and 0.03 ppm annual) will additionally remain in effect in certain
areas: (1) any area for which it is not yet 1 year since the effective date of designation under the current (2010)
standards, and (2) any area for which an implementation plan providing for attainment of the current (2010) standard
has not been submitted and approved and which is designated nonattainment under the previous SO2 standards or is
not meeting the requirements of a State Implementation Plan call under the previous SO2 standards (40 CFR 50.4). A
SIP call is an EPA action requiring a state to resubmit all or part of its State Implementation Plan to demonstrate
attainment of the required NAAQS. (Source: EPA, 2018)
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Depending on the meteorological conditions, geographic areas are designated as achieving
attainment, non-attainment, or maintenance based on concurrence with established NAAQS for
CAPs. Non-attainment areas within states, municipalities, air basins, and counties are required to
develop a State Implementation Plan (SIP) which outlines plans and procedures for NAAQS
compliance to be achieved over a SIP specified timeframe.
Responsibility for enforcement and regulation of air quality compliance is primarily left to state
governments, in this case the Washington State Department of Ecology (Ecology). Washington
State has established a comprehensive SIP. The requirements for the State of Washington SIP are
detailed as part of 40 CFR Part 52, Subpart WW. This SIP is a compilation of plans, programs, and
implementation of local, state, and federal air quality regulations. Franklin County, where the
Broadmoor area is located, as well as all of the State of Washington, currently meet NAAQS.
However, ground level ozone has been identified as a concern in the Tri-Cities area encompassing
Kennewick, Pasco, and Richland. Thus, the Tri-Cities area is currently identified as a higher risk area
for potentially exceeding NAAQS for ozone, and thus is being closely monitored for compliance.
Ecology and the Benton Clean Air Agency have partnered to identify and implement reduction
measures and raise public awareness.
In 2016, Ecology partnered with Washington State University and the Benton Clean Air Agency to
conduct the Tri-Cities Ozone Precursor Study (Washington State University, 2017). This study was
performed to assess the precursors of ozone, including nitrogen oxides (NOx) and volatile organic
compounds (VOCs). Precursor measurements were taken at multiple locations using a mobile
station and two fixed sites located in the Tri-Cities area. The study found the primary ozone
production area localized at the immediate urban area of the Tri-Cities and that ozone precursors
were primarily attributed to traffic emissions and various VOC sources with other large point or
area sources also contributing to ozone formation. While ozone precursor concentrations tended to
be lower compared to large urban areas, the airshed conditions result in efficient ozone production,
specifically on hot days with calms winds producing stagnant conditions and limited urban emission
dispersion. Thus, ozone continues to be monitored in the Tri-Cities areas for compliance with
NAAQS.
Hazardous Air Pollutants (HAPs) are also pollutants of concern and are designated by EPA based on
associated human health risks. Sources of HAPs include motor vehicle exhaust, industrial processes,
commercial operations such as fueling stations and dry cleaners, and cigarette smoke. Motor
vehicles contribute to the emission of multiple HAPs. Diesel exhaust emissions contribute to major
emissions of particulate matter, benzene, formaldehyde, 1,3-butadiene, and acetaldehyde. HAPs
are also linked to short-term (acute) and long-term (chronic and carcinogenic) human health
effects. Exposure to HAPs is known to cause major health effects including cancer, birth defects,
and neurological damage. Risks associated with HAPs are especially concerning for at-risk
populations such as young children, the elderly, and those with existing health conditions. Current
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residential, agricultural, and industrial development contribute to the emission of HAPs at the
Broadmoor area. 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 wind-
blown dust.
5.2.1.2 GLOBAL CLIMATE CHANGE
Global climate change is defined as the long-term change of the Earth’s climate resultant from the
summation of anthropogenic sources and natural processes. Global climate change is primarily
attributed to the greenhouse effect, which can be described as the heating of the Earth’s surface by
solar radiation such that certain atmospheric gases (greenhouse gases [GHGs]) prevent heat from
escaping the atmosphere. The GHG emissions that primarily contribute to the greenhouse effect
include water vapor, carbon dioxide, nitrous oxide, and chlorofluorocarbons (CFCs). The primary
sources of GHG emissions in the Broadmoor area include vehicles, trucks, airplanes, boats, and
electrical and natural gas energy usage; additional GHG emission sources are present in the Franklin
County region.
To address the potential impacts associated with global climate change, federal and state guidance,
initiatives, and regulatory actions have been proposed, developed, and/or implemented. In 1997,
the Council on Environmental Quality (CEQ) drafted a memorandum address the potential impacts
associated with global climate change under the National Environmental Policy Act (NEPA) (CEQ,
1997a). Additionally, the CEQ released informal guidance for considering cumulative effects such as
climate change under NEPA, including the development of EISs (CEQ, 1997b). Additionally, in
February 2010, the CEQ released an additional memorandum, Draft NEPA Guidance on
Consideration of the Effects of Climate Change and Greenhouse Gas Emissions, providing guidance
on how project-related GHG emissions should be analyzed in NEPA documentation. The CEQ
guidance was then revised in December 2014, Revised Draft Guidance for Federal Departments and
Agencies Consideration of the Effects of Greenhouse Gas Emissions and Climate Change in NEPA
reviews, to expand the applicability of draft guidance to land and resource management activities.
Furthermore, this guidance was withdrawn in March 2017 pursuant to Executive Order 13783,
Promoting Energy Independence and Economic Growth. However, the withdrawal of this guidance
does not affect applicable regulations, laws, or other legal requirements.
For the State of Washington, Executive Order (EO) 07-02 and 09-05, signed by the governor, have
established goals and direction to Ecology for addressing climate change. EO 07-0, The Washington
Climate Change Challenge, establishes goals for reducing greenhouse emissions and fuels spending
and directs the state to assess potential climate change impacts to agriculture and forestry, public
health and water supply, and coastal areas. EO 09-05, Washington’s Leadership on Climate Change,
provides direction to Ecology for working cooperatively and teaming with commercial business and
industry and other government agencies to define and develop goals, programs, and resources
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aimed at reducing GHG and carbon emissions. Furthermore, the State of Washington codified a
House Bill (HB), HB 2815, in the Revised Code of Washington (RCW), RCW 70.235, which establishes
long-term reductions in GHG emissions.
5.2.2 POTENTIAL IMPACTS
No significant avoidable adverse impacts to the air are expected to result from the Broadmoor Area
Non-Project EIS. Construction of new roads and buildings will have short-term impacts to air quality,
primarily in the form of dust resulting from construction. Exhaust from heavy equipment used
during construction will also result. On project completion, traffic on new roads and parking lots will
increase exhaust emissions within the local area as people travel to and from the site. Construction
dust and emissions will be managed in accordance with BMPs as required by the State of
Washington. Given the temporary nature of potential impacts and implementation of BMPs, the air
quality effects resultant from construction activities in the Broadmoor area are expected to be not
significant.
Future development is expected to increase traffic and add roadways. When a street is widened or
extended, or a new road constructed, air emissions may increase. Localized carbon monoxide
impacts could occur at major intersections that experience significant traffic congestion.
Additionally, tailpipe emissions from vehicles traveling on public streets are one of the largest
sources of air pollutant emissions associated with the growth in the study area. However, ongoing
EPA emission control requirements for on-road cars and trucks have dramatically improved per-
vehicle tailpipe emission rates. This beneficial trend is expected to continue into the future as
drivers gradually replace old vehicles with new, cleaner-burning ones. As a result, the decrease in
future per-vehicle emission rates would at least partially offset the likely increase compared to
existing levels.
Increased urban expansion through residential and commercial development will result in higher
mobile sources of HAP and GHG emissions as area traffic (trips) will increase with increased
development and population per capita. Additionally, some area sources associated with
commercial development may also result. However, it is expected that the cumulative effects of
increased GHG and HAP emissions affecting human health and climate change resultant from
development of the alternatives are not significant. Based on projected compliance with existing
regulations for NAAQS, attainment will continue to be achieved.
Consistent with CEQ guidance, this EIS considers the cumulative effects of climate change for the
alternatives evaluated (CEQ, 1997b). Global impacts are expected as the result of climate change;
such effects are theorized to include erratic weather patterns, increased drought frequency, and
rising sea levels. Regional and local effects are also expected and may include reductions in
snowpack in mountain regions and increased periods of drought, which could affect aquifer and
surface water levels and availability.
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Development associated with Alternatives 1 and 2 would result in increases in GHG emissions
related to mobile sources, area sources, and indirect sources used for production and use of energy
(electricity and natural gas), wastewater processing, and water and energy transportation. The
Washington State Legislature adopted RCW 70.235.020, WAC 172-441, and WAC 173-442 which
aim to reduce GHG emissions and establish reporting requirements. Emission reporting and
associated requirements are mandatory for an owner or operator of any facility located in
Washington state with total GHG emissions exceeding 10,000 metric tons carbon dioxide equivalent
(CO2e) per calendar year from applicable sources as listed in WAC 173-441-120. Furthermore, WAC
173-442, Clean Air Rule, establishes baseline GHG emissions compliance thresholds from significant
instate stationary sources, petroleum product producers, importers, and distributors, and natural
gas distributors, and other covered parties. Development under Alternatives 1 and 2 is not
anticipated to result in generation of significant levels of GHG and should be below the reporting
thresholds and fall outside the applicability of emission reduction requirements per WAC 173-442e.
However, any proposed facilities subject to this Non-Project EIS that may result in GHG emissions
that exceed reporting requirements or Clean Air Rule thresholds shall comply with applicable
reporting and/or emission reduction requirements.
5.2.3 MITIGATION MEASURES
Implementation of Alternatives 1 and 2 will conform with the Clean Air Act and existing federal,
state, and local regulations for air quality. City of Pasco adopted Resolution 3853 in 2018 regarding
Greenhouse Gas Emissions Reductions Policy. Additionally, BMPs shall be implemented for both
alternatives to limit emission of air quality pollutants whenever reasonable and practical. During
construction, BMPs will include dust suppression measures to minimize fugitive dust (PM10) and
prevent wind erosion for bare and stockpiled soils. Additionally, measures shall be implemented to
reduce criteria pollutants, HAPs, and GHGs by ensuring construction equipment utilized in
development is properly maintained and through minimization of equipment idling times. Air
quality regulations require construction contractors to take all reasonable steps to minimize fugitive
dust emissions during construction. These required mitigation measures are designed to reduce
localized impacts affecting homes and businesses adjacent to construction sites. Compliance with
such measures will be monitored through routine construction inspections.
Additionally, reductions in traffic congestion through encouraging alternative modes of
transportation such as transit and bicycles or walking may help offset any potential localized
increase in emissions. Furthermore, on a regional basis, the EPA’s vehicle and fuel regulations
(coupled with ongoing future fleet turnover) should, over time, cause significant reductions in
region-wide air quality levels. Ongoing EPA motor vehicle regulations have caused steady decreases
in tailpipe emissions from individual vehicles, and it is possible that those continuing decreases
from individual vehicles could offset the increase in vehicle traffic. The Plan will promote transit and
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other types of transportation that do not contribute to additional air emissions and reduce vehicle
traffic.
The planning efforts support State and EPA efforts to reduce ozone levels during hot summer days
where levels might increase due to limited wind. Continue to support hydropower electrical general
facilities in the region that do not contribute to greenhouse gas emissions.
No significant unavoidable adverse impacts on regional or local air quality are anticipated.
Temporary, localized dust and odor impacts could occur during construction activities. Existing
regulations and other mitigation measures described above should be adequate to mitigate any
adverse impacts anticipated to occur as a result of the alternatives.
WATER RESOURCES
This section describes the existing conditions relative to water resources for the Broadmoor area.
This section includes a description of surface water, groundwater, stormwater, and existing public
and private water systems located in the vicinity of the Broadmoor area. These descriptions serve
as an environmental baseline from which potential adverse environmental impacts are identified
and measured.
5.3.1 AFFECTED ENVIRONMENT
The Clean Water Act (CWA), 33 U.S.C. Section 1251 et seq. (1972), regulates discharge of pollutants
into the waters of the United States and establishes goals and priorities for conserving water
resources. The CWA directs states to establish water quality standards and perform triannual
reviews of standards for waters within their jurisdiction. The CWA governs discharges of pollutants
from both point and non-point sources. Point source discharges require a National Pollutant
Discharge Elimination System (NPDES) permit. Residential developments that are connected to a
municipal system or individual homes that may use septic systems and do not have any surface
discharges do not require an NPDES permit. Industrial, municipal, and other facilities are required to
obtain a permit if they discharge to surface waters directly. Furthermore, the CWA requires that
states prepare a listing of all surface waters with beneficial use (i.e., drinking, recreation, aquatic
habitat, and industrial use) in their jurisdiction that do not meet water quality standards. Surface
water quality standards established by the State of Washington are in WAC 183-201A, Water
Quality Standards for Surface Waters of the State of Washington.
Surface waters of the State of Washington include “lakes, rivers, ponds, inland waters, saltwaters,
wetlands, and all other surface waters and water courses” as defined in WAC 173-201A-010. The
surface water bodies located in the vicinity of the Broadmoor area are discussed in Section 5.3.1.1.
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5.3.1.1 SURFACE WATER
The Broadmoor area is located in central Washington in the Columbia Basin. The climate is arid to
semi-arid with warmer summers and cooler winters. Precipitation for the Tri-Cities (Pasco, Richland,
and Kennewick) region averages approximately 6 to 8 inches as rainfall and snow (during the winter
months).
The surface water bodies in the Broadmoor area consisted of artificial freshwater emergent
wetlands. There was a pond and small stream resultant from trespassing irrigation waters from the
South Columbia Basin Irrigation District. This is no longer operational due to a recent change in
irrigation water management. Additionally, the Columbia River is adjacent to the site. A map of the
freshwater forested/shrub wetland is shown in Figure 8.
FIGURE 8. WETLANDS IN THE BROADMOOR AREA
No surface water bodies within the Broadmoor area have been determined to be jurisdictional
Waters of the U.S. under the CWA.
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5.3.1.1.1 Wetlands
Wetlands are defined in the Washington State Growth Management Act (GMA;
RCW 36.70A.035 [23]) as saturated areas with surface water or groundwater at a frequency and
duration sufficient to support a prevalence of vegetation adapted for saturated soil conditions.
Wetlands may include swamps, marshes, bogs, swales, and similar areas. The GMA excludes
artificial wetlands, which are “intentionally created from non-wetlands sites, including, but not
limited to, irrigation and drainage ditches, grass-lined swales, canals, detention facilities,
wastewater treatment facilities, farm ponds, and landscape amenities … .” The wetlands located at
the Broadmoor area are artificially constructed wetlands located at or adjacent to the ARP facility.
An additional constructed wetland was located near the northeast edge of the Broadmoor area
along Burns Road, but no longer exists due to changes in irrigation water management.
Constructed or artificial wetlands are typically designed for mitigation area lost during development
and/or are used to treat municipal and industrial wastewater. Constructed wetlands at the site are
in localized topological depressions that are fed by seasonal runoff and high groundwater tables.
These wetlands were primarily constructed to treat and hold industrial wastewater and dewatering
waters from the ARP operation.
The USACE, Richland Bend Habitat Unit, is approximately 48 acres and located at the southwestern
edge of the Broadmoor area. This habitat unit is composed of native wetland and riparian habitats.
Analysis of wetlands as a habitat is discussed in Section 5.4.
5.3.1.1.2 Shoreline
The Columbia River, which runs adjacent to the Broadmoor area, stretches from British Columbia,
Canada, down through central Washington through the Tri-Cities area and continues to the border
between Washington and Oregon, emptying into the Pacific Ocean. Numerous tributaries, large and
small, feed into the Columbia River. These tributaries and associated streams are spawning ground
for native steelhead and salmon. The Columbia River is important habitat for both species as well as
other fish and wildlife and benthic invertebrates. Protection of critical habitat along its shoreline is
important. The USACE owns and manages the shoreline adjacent to the Broadmoor area. The
adjacent shoreline is mostly vegetated and is partially developed or undeveloped, with a wetlands
and riparian area identified adjacent to the southwest edge of the Broadmoor area as shown in
Figure 8. This wetland complex and riparian area encompasses approximately 48 acres.
Shoreline within the City of Pasco and Franklin County is managed as outlined in the Franklin
County and City of Pasco Shoreline Master Program Update (Anchor QEA, 2014, 2015). This plan
provides a shoreline inventory, regulatory overview, analysis of shoreline jurisdiction, and
characterization of ecosystems, and identifies public access goals and policies. All development
activities associated with the alternatives will comply with applicable regulations and the
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management policies implemented and outlined as part of the Shoreline Master Program.
Additionally, it is important to maintain required shoreline buffers and consider any necessary
mitigation measures when development along shoreline boundaries is considered under the
alternatives. Local, state, and federal cultural resources laws apply to shoreline development and
require a cultural resource review process for federally funded and/or permitted projects under
Section 106 of the National Historic Preservation Act. Because no shoreline development is
currently included within the scope of the proposed alternatives, impacts and mitigation for
shoreline development and a cultural resource review of the shoreline were not performed as part
of this Non-Project EIS for the Broadmoor area.
5.3.1.1.3 Floodplains
Federal agencies are required to evaluate the potential effects of actions taken within floodplains as
required by EO 11988. This EO requires determination of whether an action will occur in the
floodplain and whether adverse effects or incompatibility will occur. The Federal Emergency
Management Agency (FEMA) determines flood elevations and floodplain boundaries. These are
published in Flood Hazard Boundary Maps based on a 100-year flood event. The Broadmoor area is
located in Zone C designated by FEMA as “areas of minimal flooding (no shading)” and thus falls
outside of the 100-year and 500-year flood event boundaries, which corresponds to a less than
0.2% annual chance of a flood (Flood Insurance Rate Maps for Area No. 53004406758 and
53004406908, 1990).
5.3.1.2 GROUNDWATER
Groundwater at the Broadmoor area and in Franklin County is part of the Columbia River Plateau
regional aquifer system, which spans approximately 50,600 square miles, extending from northern
Idaho, northeastern Oregon, and southeastern Washington. The aquifer system is made up of four
aquifers: the suprabasalt sediment (overburden) aquifer, Saddle Mountain aquifer, Wanapum
aquifer, and Grande Ronde aquifer. The Columbia Basin Project, which redistributes water through
a series of canals for agricultural use, has impacted water levels within the City as well as
Broadmoor area and largely influenced groundwater movement (Anchor QEA, 2015).
Precipitation and irrigation waters (where applicable) are the primary sources of groundwater
recharge in the area. Local, state, and federal regulations have been established to minimize
adverse impacts to groundwater quality. Such regulations govern water wells, septic tanks,
stormwater, etc. Additionally, to protect groundwater supply as required under the Federal Safe
Drinking Water Act, the Washington Department of Health requires Group A water systems to
implement wellhead protections programs to prevent contamination of groundwater used as a
drinking water source (Anchor QEA, 2015).
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The Broadmoor area and all of the City of Pasco fall within an aquifer recharge area. Thus, it is
critical that BMPs be implemented as part of development and construction activities to prevent
degradation of surface water and recharge of groundwater from stormwater runoff.
5.3.1.3 STORMWATER
The Broadmoor area is primarily flat and gently sloped, with some steeper sloped areas and
depressions. The area is currently used for agricultural and mining operations and limited
residential development. Some of the parcels have structures on them; however, much of the area
is currently pervious surface. Stormwater currently collects in depressions or artificial
wetland/riparian areas. Increasing non-pervious surface with commercial, residential, and mixed-
use development associated with Alternatives 1 and 2 will result in an increase of stormwater
runoff. Increased stormwater runoff has the potential to enter and degrade surface waters.
Additionally, infiltration of untreated stormwater could degrade groundwater in the uppermost
aquifer over time.
5.3.1.4 PUBLIC AND PRIVATE WATER SYSTEMS
The Broadmoor area is expected to be served by the City of Pasco water system. The City of Pasco is
currently developing the infrastructure to accommodate this development. Residential and
commercial development will also extend water lines from homes and buildings to the new
infrastructure planned for the City of Pasco water system.
Numerous water and resource protection wells currently present at the Broadmoor area are likely
used for residential, agricultural, and industrial use, as well as for groundwater monitoring at the
ARP facility. Such wells may be maintained or decommissioned by future development associated
with the proposed alternatives. If wells are decommissioned, they are required to be
decommissioned properly in accordance with WAC 173-160-381, when necessary. Well logs and
locations of currently existing wells in Washington State are maintained in a database managed by
Ecology, accessed online at:
https://fortress.wa.gov/ecy/waterresources/map/WCLSWebMap/WellConstructionMapSearch.aspx.
Some already developed areas in the Broadmoor area are already served by the City of Pasco water
system. The primary water source for future development will be the City of Pasco water system.
There are no significant adverse water system impacts associated with the alternatives.
5.3.2 POTENTIAL IMPACTS
Water quality impacts could occur due to erosion of bare ground during construction and from
increased pervious surfaces resulting in increased storm water runoff. There could also be a risk of
accidents or spills of petroleum products from construction equipment. Shallow aquifers are
susceptible to contamination from surface sources and could be contaminated if a petroleum spill
were to occur.
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The change in development patterns from irrigated and vacant to developed lands would also
change groundwater and stormwater recharge dynamics from new impervious surfaces, soil
compaction, or other soil-disturbing activities. This change would concentrate near stormwater
drainage areas to absorb stormwater, as opposed to existing conditions where rain currently falls
and is dispersed across agricultural fields and seeps into groundwater aquifers.
Treatment and infiltration of stormwater will be managed in compliance with the latest Ecology
stormwater manual, and potential impacts to water quality and aquifer recharge will be
appropriately mitigated. Assuming appropriate mitigation measures (complying with the existing
regulations) are implemented and maintained, there are no significant unavoidable adverse water
resource impacts associated with the alternatives.
The rate of water supply demand would generally be proportionate to the rate of growth
anticipated for each alternative.
5.3.3 MITIGATION MEASURES
Treatment and infiltration of stormwater at the site will mitigate adverse impacts to ground and
surface water quality and aquifer recharge. The alternatives will require stormwater facilities
depending on the amount of impervious surface developed. Due to the increased impervious
surface under the two alternatives, larger capacity stormwater facilities will be required to mitigate
potential water quality and aquifer recharge impacts. Additionally, on-site sustainable stormwater
management BMPs will be utilized as necessary.
Additional mitigation measures include bio-filtration, either before or after entry into the various
detention ponds, and buffers around wetlands in accordance with the City critical areas code, and
standards in the PMC. Stormwater improvements are planned to manage stormwater and protect
water quality. The City will evaluate and apply Low Impact Development (LID) stormwater
techniques, where appropriate, to maintain dispersed groundwater infiltration.
FISH AND WILDLIFE AND HABITATS
This section describes existing wildlife and habitat at the Broadmoor area. Certain fish and wildlife
and habitats, including Priority Habitats and Species (PHS), are protected and/or monitored as part
of state and federal regulations and programs. The WDFW identifies and defines PHS to prioritize
conservation of important fish, wildlife, and habitat resources in Washington State. Development in
areas where PHS are present will require mitigation for any unavoidable adverse impacts. The
assessment of PHS and other habitats and species contained herein is based on limited site
reconnaissance and previous site surveys performed by the WDFW, Washington State Department
of Natural Resources, and the City of Pasco.
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5.4.1 AFFECTED ENVIRONMENT
5.4.1.1 REGULATORY REQUIREMENTS
5.4.1.1.1 Federal Endangered Species Act
The U.S. Fish and Wildlife Service (USFWS) and National Marine Fisheries Service (NMFS) are
responsible for the enforcement of provisions pursuant to the federal Endangered Species Act
(ESA). The ESA prohibits the taking (injury or harassment) of a listed species by private individuals or
federal, state or local agencies (50 CFR Sections 17.11 and 17.12). Under the ESA, USFWS and NMFS
review projects to evaluate the presence of and any proposed impacts to such species. Habitat loss
is considered to be an adverse impact to a species. Thus, review and consideration of listed
threatened and endangered species and their habitats will be performed, and any mitigation
measures determined, if necessary.
The WDFW classifies additional species native to the state of Washington as Endangered,
Threatened, or Sensitive. These designations prioritize conservation, policies, and goals. These
species are designated under WAC 232-12 and are also outlined as part of a WDFW Annual Report
of Threatened and Endangered Wildlife in Washington (WDFW, 2013) and WDFW Policy POL-M-
6001, which includes the following definitions:
State Endangered Species: A species native to the State of Washington that is seriously threatened
with extinction throughout all or a significant portion of its range within the state.
State Threatened Species: A species native to the State of Washington that is likely to become
endangered within the foreseeable future throughout a significant portion of its range within the
state without cooperative management or removal of threats.
State Sensitive Species: A species native to the state of Washington that is vulnerable or declining
and is likely to become endangered or threatened in a significant portion of its range within the
state without cooperative management or removal of threats.
State Candidate Species: A fish and wildlife species Washington in which sufficient evidence
suggests that its status may meet the listing criteria defined for State Endangered, Threatened, or
Sensitive as defined in WAC-232-12-297. These species are reviewed by WDFW for possible listing as
State Endangered, Threatened, or Sensitive. State Candidate species will be managed by the
WDFW, as needed, to ensure the long-term survival of populations in Washington. Currently listed
State Threatened or State Sensitive species may also be listed as State Candidate species if evidence
suggests that its status may meet criteria for a higher listing of State Endangered or State
Threatened.
These species are prioritized for management and conservation by an associated PHS listing.
Priority habitats are those habitats with “unique or significant value to many fish or wildlife.”
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5.4.1.1.2 Migratory Bird Treaty Act
The Migratory Bird Treaty Act (MBTA) of 1918 (16 U.S.C. 703-711) protects migratory birds.
Migratory birds protected by the MBTA are listed in 50 CFR 10.13. The MBTA makes it unlawful “to
take, possess, import, export, transport, sell, purchase, barter, or offer for sale, purchase, or barter,
or any migratory bird except under a valid permit.” This includes direct injury or death of a
migratory bird as the result of construction activities or construction-related disturbances including
activities that cause nest or nestling abandonment or forced fledging. Thus, construction-related
disturbance shall be minimized by implementation of mitigation measures during the nesting
season.
5.4.1.2 Affected Habitat and Species
The Broadmoor area encompasses approximately 1,240 acres of mostly shrub-steppe habitat.
Wetland/riparian habitat is associated with ARP mining operations and irrigation drainage. Sand
dune habitat is present in the northeast portion of the area as shown in Figure 9. A majority of the
area is moderately disturbed by anthropogenic activities including industrial mining operations,
agriculture, residential development, and recreational activities.
FIGURE 9. WILDLIFE HABITATS AND SPECIES LOCATED AT THE BROADMOOR AREA
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The primary habitats at the site are characteristic of conditions typically associated with south-
central Washington State, which include an arid to semi-arid climate with sandy, well-drained soils.
Vegetation is typical to the region and includes tall sagebrush (Artemisia tridentata), Chinese
lettuce (Lactuca serriola), crested wheatgrass (Agropyron cristatum), non-native cheat grass
(Bromus spp.), rabbit-brush (Chrysothamnus spp.), tumble mustard (Sisymbrium altissimum), and
Russian thistle (Salsola iberica). Vegetation near wetland/riparian areas at the site includes
cottonwoods (Populus balsamifera), poplars (Populus spp.), reed canarygrass (Phalaris
arundinacea), Russian olives (Elaeagnus angustifolia), and willows (Salix spp.).
The USFWS and WDFW are the primary regulatory bodies for critical and priority habitats,
terrestrial wildlife, and inland fish species. The City also protects these species and habitats through
its Critical Areas code. The species of concern as indicated by USFWS and WDFW that are located at
the Broadmoor area are outlined in Table 6.
TABLE 6. SPECIES OF PRIMARY CONCERN FOR THE BROADMOOR AREA
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
Ord’s Kangaroo Rat* Dipodolys ordii Mammal Monitored none
Sagebrush Sparrow Artemisiospiza nevadensis Bird SC none
Sagebrush Lizard Sceloporus graciosus Reptile SC none
*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, 2018; Cassola, 2016)
The species listed in Table 6 are either State Candidate or State Monitored species, but are not
federally listed as threatened or endangered. Steelhead and bull trout are federally listed as
threatened for the mid-Columbia River, but are not expected to be impacted by Broadmoor area
development activities.
As part of development associated with both alternatives, the distribution and amount of shrub-
steppe and wetland/riparian habitats were determined by WDFW through evaluations in 2018
(2018b) and 2021. These surveys performed by WDFW indicate the presence of the species of
concern at certain locations within the Broadmoor area. Information specific to the species of
concern identified in Table 6 is provided in the following subsections.
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5.4.1.2.1 Black-Tailed Jackrabbit
The black-tailed jackrabbit (Lepus californicus) can be identified by black-tipped long ears with long
rear legs, and peppery brown fur with a black stripe down the back. They are 18 to 24 inches in
length with a weight that ranges from 4 to 8 pounds. The black-tailed jackrabbit’s habitat can be
found in the semi-arid Columbia Plateau shrub-steppe and grassland of southern-central
Washington to South Dakota, southward into Baja California, and well into south-central Mexico
(Chapman and Flux, 1990).
Black-tailed jackrabbits mate year-round and can produce around four litters per year. They can live
from 1 to 5 years, travel up to 30 to 40 miles per hour, and have a jumping range of approximately
10 to 20 feet. They mostly come out at night and spend their days resting. The diet of the black-
tailed jackrabbit consists of a wide variety of green plants such as alfalfa, and they eat dried and
woody plants during the winter months (AMCELA et al., 2008).
The black-tailed jackrabbit was observed and documented at the Broadmoor area as part of a
WDFW Survey of Priority Habitats and Species Report (2018b). They are considered by the State of
Washington as a State Candidate species.
5.4.1.2.2 Burrowing Owl
The burrowing owl (Athene cunicularia) is a small-bodied owl with a round head that lacks ear tufts.
They have yellow eyes and long legs. Feathers are generally sandy brown with white spots on the
body. They have white eyebrows and a white chin stripe. The female burrowing owl commonly has
darker plumage. They are approximately 7.5 to 11.0 inches long and have a wingspan of 20.0 to
24.0 inches (USFWS, 2022).
True to their name, burrowing owls live in burrows and their primary habitat typically consists of
open grassland, steppe, or “desert biomes.” Their burrows generally can be found in gently sloping
areas with little or sparse vegetation. The burrowing owl can be found in locations such as Canada,
the United States, Central America, islands in the Atlantic Ocean along the U.S. and Mexico
Coastline, South America, and the Netherlands (BirdLife International, 2016; USFWS, 2022).
Burrowing owls nest in late March and April. They are primarily monogamous but on occasion have
two mates. The females lay multiple eggs through their breeding cycle, laying up to 4 to 12 eggs in
total. The diet of the burrowing owl consists of an assortment of insects, invertebrates, and
vertebrates such as rodents (BirdLife International, 2016; USFWS, 2022).
The burrowing owl was observed and documented at the Broadmoor area as part of a prior WDFW
Survey of Priority Habitats and Species Report (2018a), but current presence has not been
documented. The burrowing owl is considered by the State of Washington as a State Candidate
species.
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5.4.1.2.3 Sagebrush Sparrow
The sagebrush sparrow (Artemisiospiza nevadensis) can be identified by its long tail, round greyish
head, a white spot in front of its eyes, and a broad white mustache stripe above a dark mustache
stripe. They have a white underbelly, buffy-brown back with dusky streaks, and thin white edges on
their outer tail feathers (Martin and Carlson, 1998).
The sagebrush sparrow is a range wide breeder that can be found in the sagebrush plains of the
Great Basin in Washington, Oregon, California, Nevada, Idaho, Wyoming, western Colorado, and
northwestern New Mexico (Allaboutbirds.org 2022).
This species forages mostly on the ground, feeding mostly on insects and seeds from weeds,
grasses, and shrubs. They nest in low sagebrush and sometimes on the ground. They are
approximately 6 inches in length, with a wingspan of 8.25 inches, and they weigh around
0.58 ounce (McCormick, 2015).
The sagebrush sparrow is considered by the State of Washington as a State Candidate species. The
sagebrush sparrow was observed and documented in the southeastern portion of the Broadmoor
area adjacent to the eastern boundary of the ARP facility. This species was observed as part of a
WDFW Survey of Priority Habitats and Species Report and during a pedestrian survey conducted by
WDFW in April 2017 (WDFW, 2018b). They were also observed outside of the Broadmoor area
farther to the east.
5.4.1.2.4 Sagebrush Lizard
The sagebrush lizard (Sceloporus graciosus) can be identified by its keeled dorsal scales, which are
usually gray, tan, brown, or olive. They have hints of blue or green on their dorsal surface and
random banding patterns on the body and tail. The predominant color of the sagebrush lizard is
broken up by a lighter gray or tan stripe on the back and by one lighter stripe on each side. They
frequently have a black bar on the shoulder and have small and granular scales on the rear portion
of the thigh. They are approximately 1.9 to 3.5 inches in length from the snout to the vent
(iNaturalist, 2018).
The sagebrush lizard can be found in Utah, Nevada, southern Idaho, northern Arizona,
northwestern New Mexico, Texas, Wyoming, Oregon, California, Washington, and western
Colorado, and in limited populations in North Dakota and Nebraska. The sagebrush lizard’s habitat
is mainly in sagebrush, but they can also be found living in pine or fir forests, redwood forests,
brushlands, and piñon-juniper woodlands (iNaturalist, 2018).
Sagebrush lizards reproduce in the spring, when they will produce one to two clutches of eggs,
laying approximately 2 to 10 eggs that will hatch in about 45 to 75 days. Their diet consists of an
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assortment of insects such as ants, beetles, grasshoppers, flies, hemipterans, lepidopterans, and
arachnids (iNaturalist, 2018).
The sagebrush lizard is considered by the State of Washington as a State Candidate species. This
species was documented at the Broadmoor area in April 2017 as part of a pedestrian survey
(WDFW, 2018b). Sagebrush lizards are commonly found in shrub-steppe habitat such as that
present at the site.
5.4.1.2.5 Ord’s Kangaroo Rat
Ord’s kangaroo rat (Dipodolys ordii) is a small rodent whose primary habitat consists of sandy soils
in semi-arid and mixed grasslands and shrublands like those found in parts of the Broadmoor area.
Kangaroo rats may also inhabit anthropogenically disturbed habitats such as outlying edges of
grazed pastures, fallow fields and agricultural fireguards, and roads and trails. This species creates
small and simple burrows in the sand for storage of food, hibernation, and protection from
predators. Ord’s kangaroo rats are nocturnal and solitary and are named for their “bipedal hopping-
style of locomotion and long tail.” This species has been found to inhabit a geographic range north
to southern Alberta and Saskatchewan, Canada, south to Hidalgo, Mexico, southwest to central
Oregon and eastern California and east to central Kansas and Oklahoma (Cassola, 2016;
Saskatchewan Ministry of Environment, 2014).
Ord’s kangaroo rats were observed at the Broadmoor area in sand dunes located toward the
northeast corner of the ARP permitted mining area. The Broadmoor area currently contains
numerous sand dunes or sandy soils in shrub-steppe habitat as shown in Figure 9. However, this
area is generally moderately disturbed by anthropogenic activities related to mine operations and
recreation in the area.
Current population trends for the Ord’s kangaroo rat are stable with no major threats known to this
species. Populations of kangaroo rat are very abundant in protected areas in the United States and
in uninhabited areas in Mexico. Additional protections for the kangaroo rat are required in some
areas of the United States. This species is not currently a federally listed endangered species nor
listed as a species of concern for the State of Washington.
5.4.1.2.6 Aquatic Species and Habitat
The Columbia River makes up the western border of the Broadmoor area. This aquatic habitat
supports numerous resident and anadromous fish, aquatic invertebrates, and numerous migratory
bird species. Many ESA-listed anadromous salmonid species are found in the Columbia River,
including bull trout (Salvelinus confluentus), steelhead (Oncorhynchus mykiss), sockeye
(Oncorhynchus nerka), and spring and fall Chinook salmon (Oncorhynchus tshawytscha). Pacific
lamprey (Entosphenus tridentatus) are present but have experienced population decline in recent
years. Resident fish include a mix of native and non-native species, such as smallmouth
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(Micropterus dolomieu) and largemouth bass (Micropterus salmoides), northern pikeminnow
(Ptychocheilus oregonensis), sculpin (Cottoidea), mountain whitefish (Prosopium williamsoni),
sturgeon (Acipenseridae), catfish (Siluriformes), sucker (Catostomidae), and other species.
The aquatic nearshore and riparian shoreline areas of the Columbia River support concentrations of
wintering migratory waterfowl, and primarily serve as resting and feeding areas for Canada goose
and ducks. Some waterfowl nesting likely occurs in wider riparian areas along the open space of the
Columbia River.
5.4.2 POTENTIAL IMPACTS
Implementation of Alternatives 1 and 2 would alter current habitats for State Candidate and State
Monitor species along with habitat listed in Table 7 as land is developed. Development will likely
result in unavoidable adverse impacts to the indicated species of concern and their associated
habitats.
TABLE 7. SUMMARY OF HABITAT TYPE AND AREA AFFECTED BY DEVELOPMENT ASSOCIATED WITH
ALTERNATIVES 1 AND 2
Habitat Type Area of Potential Disturbance
Shrub-steppe habitat, including burrowing owl and
other species’ habitat
300 acres
Artificial wetland – mining 38 acres
Riparian wetland and habitat along Columbia River 50 acres
(Source: WDFW, 2018a and 2022; Washington Department of Natural Resources, City of Pasco, and Franklin Country
Geographic Information System (GIS) data sets)
There are no jurisdictional Waters of the U.S. located within the Broadmoor area. The Columbia
River and the associated riparian and wetland habitats are located on the western boundary of the
Broadmoor area, but they will not be impacted by development because this area is protected
under the City’s Shoreline Master Program.
Artificial wetlands/riparian areas at the Broadmoor area will be impacted by development.
Mitigation measures are not required because these are constructed features and State Candidate
and State Monitor species do not inhabit these areas. Thus, there are no avoidable adverse effects
to jurisdictional Waters of the U.S. (wetlands/riparian) within the Broadmoor area.
Construction activities associated with the alternatives could result in impacts to nesting birds
covered under the Migratory Bird Treaty Act. Implementation of mitigation measures identified in
Section 5.4.3, including conducting a preconstruction survey, would reduce the potential adverse
effects to active nests of migratory birds and birds of prey potentially present at the Broadmoor
area.
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5.4.3 MITIGATION MEASURES
The following mitigation measures will be implemented in accordance with applicable local, state,
and federal regulations for Alternatives 1 and 2:
• Avoid impacts to wetlands and riparian habitats and buffers, in accordance with the
Shoreline Master Program for the area along the Columbia River designated as shorelands,
and maintain fish and wildlife habitat protections in this area.
• Include landscaping with native plants in streetscapes, buffers for stormwater swales, rain
gardens, and other habitat features, as well as setting aside open space areas within
developed areas.
• For the shrub-steppe habitat, which also includes the historically documented burrowing
owl breeding areas and habitat for other species, an off-site mitigation strategy will be used.
This strategy includes developers in the Broadmoor area paying into a mitigation fund to
preserve shrub-steppe habitat in Franklin County on a 2:1 ratio to offset habitat impacts.
Analysis conducted by WDFW in coordination with the City determined that 300 acres (53%)
of actual shrub-steppe habitat exists within the originally identified PHS-designated habitat
area (560 acres). The total mitigation amount is 600 acres (300 acres x 2), per the 2:1
mitigation ratio. Each parcel developed in the PHS mapped area will be required to mitigate
for 53% shrub-steppe habitat at 2:1 ratio. For example, if a 40-acre parcel develops in the
PHS-designated area, the mitigation acreage would be 40 acres x 0.53 x 2, or 42.4 acres of
cost for shrub-steppe habitat protection. The developer would pay at a determined rate,
and this funding would be used to permanently protect other shrub-steppe lands within
Franklin County. The Franklin Conservation District will administer the program, and each
developer will be required by the City to execute a mitigation agreement that includes the
terms and conditions for paying for the permanently protected acreage.
• Install and use stormwater BMPs to include control structures (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 shall be properly maintained and inspected
on a regular basis to ensure the integrity of BMPs.
• If construction activities are planned to occur during the nesting season for migratory birds
and birds of prey, a qualified biologist shall conduct a preconstruction survey in accordance
with the MBTA. The nesting season has been determined to be between February 15 and
September 15. The preconstruction survey shall be performed within 100 feet of the vicinity
of construction activities to identify any active nests and shall be performed within 14 days
before the commencement of construction activities. If nests are not present, no mitigation
is required. If active nests are identified, 100-foot buffers shall be established around nests
and then subsequently monitored during construction to evaluate nesting disturbance.
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ENVIRONMENTAL HEALTH
This section describes existing environmental conditions for the Broadmoor area relating to
hazardous materials. Hazardous materials are materials that may pose a risk to human health and
the environment. These materials are subject to numerous laws and regulations pertaining to
storage, handling, transportation, cleanup, and disposal. The assessment of hazardous materials
contained herein is based on limited site reconnaissance and consideration of current land use, and
thus may not address all potential risks, situations, and locations for which hazardous materials may
be present.
5.5.1 AFFECTED ENVIRONMENT
Land use in the Broadmoor area consists of agriculture, residential development, industrial
development (American ARP facility), and recreational areas. There are no known hazardous
materials spills, violations, or instances of recorded contamination with the proposed development
area for the Broadmoor area.
Hazardous materials typically associated with agriculture may include (but are not limited to)
pesticides, herbicides, petroleum products, and solvents used for equipment operation and
maintenance. Limited site reconnaissance of agricultural areas has shown no visible signs of
hazardous materials or gross contamination.
Hazardous materials associated with residential development are typically limited to household
goods and services. Thus, potential hazardous material risks associated with residential
development are limited.
Industrial operations at the ARP facility may use and/or generate hazardous materials and waste,
such as petroleum products and other chemicals and solvents necessary to maintain and operate
equipment and facilitate industrial operations. Current ARP operations include concrete recycling
and resource extraction, processing, stockpiling, and product transport from the site. Current
extraction occurs within a disturbed area in the northern and western locations of the permitted
ARP area, with stockpiling and processing taking place in the southern and western portions of the
disturbed area.
Some studies have shown minimal lead contamination in surface soils associated with concrete
recycling operations. Lead contamination in soils is linked to the recycling of concrete that has been
painted with lead-based paints. Investigation of surface soils in the vicinity of concrete recycling
operations has not been completed to either confirm or deny the presence of lead contamination.
Considerations for the type and age of concrete materials being recycled and investigative sampling
would be necessary to make a determination as to the presence, location, and concentration of any
such contamination.
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5.5.2 POTENTIAL IMPACTS
No significant adverse effects would result from development of the Broadmoor area under both
alternatives. However, there are some limited risks associated with construction and land use
development for hazardous materials. During development and construction, hazardous materials
may be used and could include petroleum products, hydraulic fluid, solvents, cleaners, various
lubricants, paint, paint thinner, sealants, welding flux, and other typical chemicals and products.
These materials may be used for the operation and maintenance of equipment and used directly in
construction activities. Potential for small spills and incidental dripping from equipment does exist.
However, construction BMPs are used to limit such spills and drips to minimize the risk of an
inadvertent release.
There is also a limited possibility that construction activities may uncovered previously unknown
soil and/or groundwater contamination due to hazardous materials usage presented in
Section 5.5.1. Encountering such contamination is not anticipated, but if encountered could pose a
risk to human health and the environment and would require additional mitigation measures.
5.5.3 MITIGATION MEASURES
To minimize hazardous materials risks associated with construction and development of the
Broadmoor area, the following BMPs will be implemented for both alternatives:
• For refueling and maintenance of construction equipment and vehicles:
− Petroleum products and other hazardous fluid shall be transferred directly from a
service vehicle to the equipment and shall not be stored on site.
− Catch basins or drip pans will be placed beneath equipment to catch potential spills
during service and maintenance.
− Refueling will be conducted only with approved refueling equipment including pumps,
hoses, and nozzles.
− Smoking, open flames, or welding shall not be permitted during or in the vicinity of
refueling opera`tions.
− Vehicle engines shall not be operated during refueling.
− Refueling shall be performed away from surface waters.
− Appropriate spill containment kits and fire extinguishers shall be present at refueling
locations and/or during refueling and vehicle/equipment maintenance.
− All hazardous materials stored on- site shall be regularly inspected, at least weekly, to
ensure containers are in good condition and not leaking. Inspection shall be logged in a
log book.
− If a spill is to occur, soil and other contaminated materials shall be stored and disposed
of in accordance with applicable local, state, and federal regulations.
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• If contaminated soil or other media are encountered during construction and development,
all work shall be halted until qualified individual(s) or a professional hazardous materials
specialist can assess the extent of contamination and determine any appropriate mitigation
measures. If contaminated hazardous materials are confirmed, all contaminated soils and
media will be disposed of in accordance with local, state, and federal regulations as they
apply.
NOISE
5.6.1 AFFECTED ENVIRONMENT
Humans may experience physical or behavioral effects as the result of increased noise.
Environmental noise may result in the following effects: physiological effects such as hearing loss;
subjective effects of annoyance and nuisance; and speech, sleep, and learning effects. Noise
pollution in the Broadmoor area is currently present as the result of agricultural operations,
recreation, vehicular traffic, and industrial operations at the ARP facility. Limited increases in noise
pollution are expected as the result of implementation of the alternatives.
Construction as part of development under Alternatives 1 and 2 would result in increased noise.
Construction equipment such as graders, tractors, power nailers, generators, air compressors,
excavators, etc. would generate noise. Construction-related noise would be temporary. Noise
generated from construction and development is governed as part of WAC 173-60, which
establishes maximum permissible environmental noise levels. Noise levels at the Broadmoor area
are not expected to exceed maximum permissible levels as part of construction or development
associated with the proposed alternatives.
Increased traffic at the Broadmoor area would generate additional ambient noise. Traffic-related
noise depends on 1) the volume of the traffic; 2) the speed of the traffic; and 3) the number of
trucks in the flow of traffic. Because a traffic study has not been performed for the Broadmoor
Area, traffic and ambient noise impacts are discussed generally.
Potential noise impacts related to traffic at the Broadmoor area would be primarily present along
major arterials and commercial developments. The Federal Highway Administration has established
Noise Abatement Criteria related to traffic. Likewise, WSDOT has also implemented a traffic noise
policy, and motor vehicle noise is regulated by WAC 173-62, “Motor Vehicle Noise Performance
Standards.” The standards relative to traffic noise are based on peak-hour traffic and establish
criteria based on maximum sound levels.
Increased noise pollution would likely be the greatest under Alternative 1 and reduced noise
pollution likely to be associated with Alternative 2. Alternatives 1 and 2 both will result in increased
development densities, subsequently resulting in increased traffic in Alternate 2 compared to
Alternative 1. However, Alternatives 1 and 2 are not expected to exceed maximum noise levels
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pursuant to federal and state regulations. Additionally, under Alternatives 1 and 2, some increased
ambient noise is expected with increased development densities. Increased ambient noise may
include, but is not limited to, noise related to landscape maintenance (e.g., lawn mowers, leaf
blowers) and increased population, commercial activities, and recreation.
5.6.2 POTENTIAL IMPACTS
For both alternatives, increased noise pollution over time is likely as properties are developed,
including temporary impacts during construction and then more permanent effects to ambient
noise levels from traffic and increased population in the area.
5.6.3 MITIGATION MEASURES
Construction-related noise impacts may be mitigated though the use of construction hour
limitations and noise suppression improvements on construction equipment. Trees, fences, and
other development features can help reduce ambient noise levels.
LAND AND SHORELINE USE
This section identifies conditions related to the Broadmoor area’s current land and shoreline use
and future land use expected with implementation of the alternatives.
5.7.1 AFFECTED ENVIRONMENT
5.7.1.1 LAND USE
The Broadmoor area encompasses approximately 1,240 acres in the northwest portion of the City
of Pasco and the Pasco UGA boundary. The current land use of the Broadmoor area includes
farmlands and orchards with intermittent residences, an industrial complex at the ARP facility,
undeveloped shrub-steppe habitat used for recreation, and a few medium density and low density
housing developments. Much of the undeveloped shrub-steppe habitat, agricultural fields, and
orchards is zoned for low density residential and residential transition. New low and medium
density housing developments are being constructed along the north (south of Burns Road) and
south (south of Harris Road) sides of the Broadmoor area.
Development is likely to continue under Alternative 1 because there is an increased demand for
additional housing as the City of Pasco and Tri-Cities area population continues to grow.
Coordinated development under Alternative 2 would better enable development to occur
systematically with adequate public facilities, roads, and utilities, rather than in a segmented
manner under Alternative 1. Traffic flow and accessibility, and efficient and effective land use at the
Broadmoor area, would be improved by implementation of a coordinated development as part of a
Master Plan for the site.
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In both alternatives, land use patterns will be changed. Alternative 1 does not consider the
development challenges on the gravel mining site. It designates medium density residential for the
area. Alternative 2 designates this area as Reclamation and re-allocates future growth in the rest of
the planning area. The Open Space designation in Alternative 1 along the tailwater pond is no
longer functional due to the change in irrigation management. Alternative 2 designates this area as
medium density residential and mixed use. While there would be a loss of growth potential due to
the low density residential land use in Alternative 1, Alternative 2 will reallocate development to
meet the growth target for this area.
5.7.1.2 SHORELINE
Much of the shoreland abutting the Columbia River is undeveloped with Open Space land use
designation and is owned by the USACE. There are some private residential property owners within
the shoreline jurisdiction. Shoreline on the south side is privately owned. The shoreline
environment designations are a mix of Natural, Recreation, Shoreline Residential, and Urban
Conservancy. These designations allow various shoreline-based uses such as docks and trails, as well
as protecting the environment. Docks and informal trails exist in various segments of the shoreline.
Shoreline Road runs within the shoreline on the northern portion.
5.7.2 POTENTIAL IMPACTS
Both Alternatives 1 and 2 will result in urban development that will transform the current land use
pattern. Since part of the area is still under the UGA, both alternatives may result in decreased
residential densities in the unincorporated UGA due to County zoning limitations and previously
permitted low density developments in certain portions of the area.
In Alternative 1, the northerly portion is designated as Open Space. Because of the medium density
designation of the gravel mining site, a large portion of land (open space and the gravel mining site)
will remain undeveloped or unchanged. Similar to Alternative 1, about 187 acres of the gravel
mining site will remain unchanged under the Open Space Transition designation in Alternative 2.
However, the northerly Open Space in Alternative 1 is changed to Medium Density Residential and
Mixed Use with Alternative 2, changing the development pattern in this area. Alternative 2 will
accommodate increased development capacities overall for the Broadmoor area due to the loss of
densities from previously permitted low density developments in the area.
Alternative 1 will add inconsistencies in terms of development corridors. For instance, the Medium-
High Density Residential land use may not have adequate road access as Sandifur Parkway
extension is planned on the north side of this area. Land use in Alternative 2 focuses development
along the major corridors and centers with mixed use along Sandifur Parkway and Shoreline Road.
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5.7.3 MITIGATION MEASURES
Both alternatives will comply with the City’s Comprehensive Plan, development regulations
including zoning and complete street policies. The following mitigation measures should be used:
• Meet population growth targets and housing demand in new developments that will
prevent sprawl.
• Improve the built environment through designing new structures and development per
PMC.
• Implementation of, and conformance with the adopted design and development standards
according to the Broadmoor Area Master Plan in Alternative 2.
• Implement street design, classification, and connectivity standards according to the
Broadmoor Area Master Plan in Alternative 2.
• Reduce local traffic volumes by creating a live-work environment.
• Protect shoreline areas according to the City’s shoreline regulations under Title 29.
• Provide shoreline public access according to the Rivershore Linkage and Amenity Plan.
• Allow adequate parks, open space, and public facilities.
• Maintain land use compatibility to mitigate adverse impacts between different land uses.
AESTHETICS AND VISUAL SETTING
5.8.1 AFFECTED ENVIRONMENT
The Broadmoor area is adjacent to the Columbia River, I-182, Broadmoor Boulevard, and Burns
Road and features river views, shrub-steppe habitat, and various agricultural fields and orchards
with intermittent residential development. I-182 to the southeast, Broadmoor Boulevard to the
east, and Burns Road to the north provide a viewshed to much of the site. The intersection of
Broadmoor Boulevard and Burns Road currently provides the primary entrance to the Broadmoor
area, and paved and gravel access roads, private drives, and frontage roads interconnect
throughout the site. Harris Road is the access to the ARP facility.
Undeveloped portions of the Broadmoor area characterized as shrub-steppe habitat include small
sand dunes and grassland. Other undeveloped lands at the site are used for seasonally planted and
harvested agricultural crops and orchards. The area west of the shrub-steppe habitat is visually
impacted by ARP industrial operations. The topography of the ARP facility has been transformed by
mining operations, which have required dewatering due to the high water table and created
artificial wetlands. Additionally, northern areas of the site have been visually impacted by
construction of residential developments. Figures 10 to 16 present photographs of the current
aesthetic and visual setting of the area.
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FIGURE 10. PANORAMIC VIEW OF SHRUB-STEPPE HABITAT
FIGURE 11. VIEW OF SHRUB-STEPPE HABITAT AND GRASSLAND AND ADJACENT RESIDENCE
FIGURE 12. PANORAMIC VIEW OF AMERICAN ROCK PRODUCTS FACILITY
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FIGURE 13. PANORAMIC VIEW OF AGRICULTURAL CROPS AT THE BROADMOOR AREA
FIGURE 14. VIEW OF THE COLUMBIA RIVER FROM THE BROADMOOR AREA
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FIGURE 15. VIEW OF AN ORCHARD LOCATED AT THE BROADMOOR AREA
FIGURE 16. VIEW OF THE ON-GOING RESIDENTIAL DEVELOPMENTS
5.8.2 POTENTIAL IMPACTS
Development associated with both alternatives will substantially alter the current aesthetic and
visual character of the area. The visual character of the existing landscape will change from open,
orchard, and partially developed character to an urban setting. 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. These developments and future roadways will result in changes in topography and
slopes in both alternatives.
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Alternative 1 will change the visual and aesthetic character of the eastern and western sides of the
Broadmoor area with mixed-use development clusters. The central portion of the area with mining
operations will not change immediately. This mining site, along with the open space, will create a
physical and visual character of undeveloped and/or low intensity development. Developments
under this alternative will implement the City’s existing zoning regulations, therefore creating a
visual pattern similar to the rest of the City.
Alternative 2 will cluster developments around three major centers (Sandifur Parkway and
Broadmoor Boulevard, Sandifur Parkway and Road 108, and Sandifur Parkway near the USACE open
space), and within mixed-use districts. The mixed-use and medium density residential districts will
be developed with a compact and pedestrian-friendly development pattern with a variety of
housing types, mixed-use buildings, wide sidewalks, and street landscaping. Similar to Alternative 1,
the central portion of the area with mining operations will not change immediately. All
developments will be in compliance with the design and development regulations of the
Broadmoor Area Master Plan. Mixed-use developments will transition to various small-lot attached,
detached, and multifamily homes, creating a visual and physical transition between districts and
corridors. The visual character will be altered with more intense development throughout the
Broadmoor area compared to Alternative 1.
Implementation of Alternatives 1 and 2 will also likely result in increased light pollution (e.g., light
and glare from homes, parking areas, and buildings).
5.8.3 MITIGATION MEASURES
Both alternatives will comply with the City’s Comprehensive Plan and zoning regulations. The
following mitigation measures should be used:
• Maintain quality design in new developments by implementing and ensuring proposals are
in conformance with design and development standards identified in the Broadmoor Area
Master Plan in Alternative 2.
• Improve the built environment through designing new structures and development per
PMC.
• Create a pedestrian- and transit-friendly street environment by implementing street design
standards according to the Broadmoor Area Master Plan in Alternative 2 and compliance
with Pasco's Complete Street Policy.
• Provide for adequate parks, open space, and public facilities.
• Design parks and open spaces according to the standards in the Broadmoor Area Master
Plan in Alternative 2 and Draft Parks and Recreation Master Plan 2022.
• Meet design standards specified in the Broadmoor Area Master Plan and the City’s
residential design standards.
• Protect shoreline areas according to the City’s shoreline regulations under Title 29.
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• Provide shoreline public access (physical and visual) according to the Rivershore Linkage and
Amenity Plan.
• Maintain design compatibility between different developments.
• Implement a reclamation plan to add recreational facilities and open spaces in the gravel
mining area.
• Additional mitigation measures could include installation of no-glare directed or night sky
compliant light fixtures, and the use of plantings and berms and other green spaces to
improve viewsheds in the area.
POPULATION, HOUSING, AND EMPLOYMENT
5.9.1 AFFECTED ENVIRONMENT
The population for the City of Pasco was 59,781 in 2010, based on the 2010 Census. The 2021
population of 78,700 is a 32% increase from the population in 2010. The City of Pasco population
represents approximately 80% of the Franklin County population. According to the Office of
Financial Management (OFM) estimates, the City’s population will reach 121,828 in 2038. This will
be a 55% increase from the City’s 2021 population. According to the 2018-2038 Comprehensive
Plan, from 2018 to 2038, the City will need to accommodate 15,217 additional housing units.
Approximately 7,000 housing units are anticipated to be located in the Broadmoor area.
The OFM projections for Franklin County and estimated City of Pasco populations are shown in
Table 8.
TABLE 8. FRANKLIN COUNTY AND CITY OF PASCO POPULATION PROJECTIONS 2010-2038
Year Franklin County Population Pasco Population Pasco % Increase
2010 78,163 59,781 --
2021 98,350 78,700 32%
2038 152,285 121,828 55%
Source: Estimated population from State of Washington Office of Financial management; City of Pasco
Comprehensive Plan 2018-2038.
Current housing will need to be expanded to accommodate a growing City population.
Alternatives 1 and 2 provide land use zoning that enables denser housing development to
accommodate a greater number of housing units and individuals. Alternative 1 maximizes the
growth and density potential of the Broadmoor area by developing multiple dense areas of
development. However, certain areas were pre-approved for low density residential development
according to the previous land use designation. Additionally, development density designated in the
gravel mining site is not expected to occur as planned. These issues will reduce the growth target
anticipated in Alternative 1. Alternative 2 will update the location of residential areas to
accommodate increased development capacities due to the loss of densities because of previously
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permitted low density developments and the gravel mining operation. This will maximize the
growth and density potential of the area by planning for several development cluster areas
connected by open space, public transportation, and a connected street pattern.
Employment in the Tri‐Cities region increased from 2006 to 2015 by more than 22,000 jobs, with an
average annual growth rate of 2%. There are roughly 116,000 jobs in the region. Pasco is expected
to represent a large share of jobs in Franklin County in the future, as it does today (approximately
76%). Pasco’s expected employment forecast would increase by over 15,000 by 2038 for about
41,795 jobs. (City of Pasco, 2020)
A significant portion of these jobs will be accommodated in the Broadmoor area. The area will add
employment in the commercial and mixed-use designations in both alternatives. In Alternative 1,
67 acres of office and 50 acres of commercial uses will increase the number of jobs in Pasco.
Additional jobs will be added in the mixed-use areas. In Alternative 2, 104 acres of commercial land
and 370 acres of mixed-use land will increase the job base for Pasco (see Tables 1 and 2).
5.9.2 POTENTIAL IMPACTS
Significant impacts associated with implementation of Alternatives 1 and 2 are the result of
increased development densities associated with changed land use. Housing and employment
growth are expected and would be accommodated under each alternative consistent with future
population growth trends, but at varying levels. 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.
5.9.3 MITIGATION MEASURES
The following mitigation measures should be used to reduce impacts associated with population,
housing, and employment:
• Meet population growth targets and housing demand in new developments.
• Develop adequate infrastructure.
• Implement design and development standards according to the Broadmoor Area Master
Plan in Alternative 2.
• Maintain or ensure conformance with established minimum housing density in the
Broadmoor Area Master Plan and the Comprehensive Plan.
• Allow various housing types according to the Master Plan.
• Train labor force consistent with job market in the area.
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• Provide easy access to employment and reduce local traffic volumes by creating a live-work
environment.
TRANSPORTATION
This section describes the existing transportation conditions for the Broadmoor area. The general
City of Pasco and Broadmoor area specific description of transportation contained herein serves as
an environmental baseline for identifying possible impacts from transportation changes associated
with implementation of Alternatives 1 (No Action) and Alternative 2 (Comprehensive Plan Growth
Target Implementation). An overview and description of each alternative is available in Section 3.
The transportation impacts of each alternative are the outcomes of the types and locations of the
various land uses and their intensity. The results reflect the potential interactions and
characteristics of travel behavior based on the relationships of each land use scenario, and the
opportunities for multimodal and nonmotorized trips, or, single vehicle occupancy trips.
The transportation analysis conducted for this effort reflects the changing conditions in the
Broadmoor Area which have occurred both prior, and since the adoption of the Pasco 2018-2038
Comprehensive Plan (June 2021). The No-Action (Alternative 1) scenario is consistent with the
2018-2038 Comprehensive Plan Land Use designations, however, is inconsistent with permitted
residential development that has resulted in significantly lower densities than forecasted and
planned for in the 2018-2038 Comprehensive Plan.
See Figure 17 for an example, which shows an area of approximately 144 acres designated as
Medium Density Residential Land Use in the Comprehensive Plan, with an expected residential
density of 5-6 dwellings per acre. A large portion of the area highlighted below was permitted with
low-density residential development at a density of 2-3 dwelling units per acre, resulting in about a
50% decrease in density and total units.
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FIGURE 17. PREVIOUSLY APPROVED LOW DENSITY DEVELOMENT
Due to the variations and differences of the forecasted and planned densities of existing
development with the 2018-2038 Comprehensive Plan, Alternative 2 is not expected to increase the
traffic potential more than the Alternative 1 scenario due to the following land use considerations:
• Residential Uses – Although the Alternative 2 scenario accommodates broader residential
density ranges (from low to medium), it does so at a higher overall density with more
efficient use of lands. Alternative 1 has more residential acreage (approximately 232 more
acres). It should be noted that there is existing low-density residential development that
was permitted prior to the Broadmoor Master Plan completion that is not represented
accurately in the existing land use table or Comprehensive Plan. The range of total
residential dwellings for Alternative 2 is approximately 6,000 units.
• Mixed Use, Commercial and Employment Uses – The combined mixed use, commercial, and
employment uses would increase by approximately 140 acres with Alternative 2. This
increase offsets the decrease in outright residential use designation and would focus a mix
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of uses (residential and commercial) in close proximity, providing for, and encouraging
opportunities for short, multimodal trips.
• Open Space and Reclamation – In general, these designations would support surrounding
uses and would contain very limited amounts of development.
5.10.1 AFFECTED ENVIRONMENT
There are three main highways that connect Pasco to the surrounding area: US Highway 395, US
Highway 12, and US Interstate 182. Pasco is connected to its neighboring communities by four
bridges. US Highway SR-12 crosses the Snake River and allows access to Walla Walla County; the
Cable Bridge crosses the Columbia River and allows access to downtown Kennewick; the Highway
395 Blue Bridge also crosses the Columbia River and connects Pasco to Kennewick; and the I-182
eastbound and westbound bridges cross the Columbia River and connect Pasco to Richland. The
Broadmoor area is generally bound by Broadmoor Boulevard, Burns Road, Interstate I-182 and the
Columbia River.
Transportation facilities and services in and around the study area include public streets, public
transit, sidewalks, and trails. These elements of the City’s transportation system are described in
the following subsections. Where relevant, this review of the affected environment focuses on the
existing roadway segments and intersections within and directly adjacent to the study area that
may be affected by the growth targeted under the proposal.
5.10.1.1 PUBLIC STREET SYSTEM
The street system provides the primary means of transportation for travel modes and trips,
including driving, walking, biking, and transit in the study area. The review of the existing conditions
focuses on the roadway segments and intersections that have been identified for inclusion in the
analysis, encompassing federal, state, and local facilities. For the Broadmoor study area, primary
transportation facilities include Interstate I-182, Broadmoor Blvd (North of I-182) and Road 100
(South of I-182), Sandifur Parkway, Burns Road, and Harris Road. This network helps connect the
site to and with the rest of the community. Outside of the study area, Pasco is connected to the Tri-
Cities Metropolitan Area and the surrounding region via US Highway 395, US Highway 12, US
Interstate I-182 and State Route 397.
Tables 9 and 10 provide a summary of public streets and intersections that may be affected by the
proposal. Public transportation facilities, freight, and goods movement, and non-motorized (bicycle
and pedestrian) transportation will be addressed in following subsections.
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TABLE 9. SUMMARY OF THE PUBLIC STREET SYSTEM IN THE VICINITY OF THE BROADMOOR AREA
Name Type No. of
Lanes
Direction of
Travel
Connection(s)
I-182 Urban Interstate 3 (6
total)
East - West Broadmoor Blvd
Broadmoor
Blvd
Collector 4 (2 turn
lanes)
North -
South
Harris Rd, Iris Ln, Dent Rd,
Sandifur Pkwy, Burns Rd, Saint
Thomas Dr, and Crescent Rd
Burns Rd Collector 2 East - West Shoreline Rd, Kohler Road, and
Dent Rd
Sandifur Pkwy Collector
(Broadmoor Blvd
to Road 68);
Minor Arterial
(east of Road 68)
2 East - West Planned extension to Broadmoor
Site for Alternative 1
Shoreline Rd Collector 2 North –
South – East
- West
Burns Rd, West Court St, and
Harris Rd
West Court St Collector 2 East - West Shoreline Rd and Harris Rd
Dent Rd Collector 2 East - West Burns Road, Byers Road, Iris Ln,
Pelican Road, Goose Hollow Rd,
Quail Run Rd, and Broadmoor
Blvd
Harris Rd Collector 2 East - West West Court St and Broadmoor
Blvd
Kohler Rd Not Classified 2 North -
South
Burns Rd, Ramsey Dr, Jayleen
Way, Ricky Ct, Ricky Rd, Scenic
View Dr, Hill Crest Dr
Nocking Point
Rd
Not Classified 2 North -
South
Point Rd
TABLE 10. SUMMARY OF THE INTERSECTION IN THE BROADMOOR AREA
Intersection Method of Control Approach Description
I-182 and Broadmoor Blvd Four-way signalized intersection, the
intersection that connects Broadmoor
Blvd to I-182 contains three on-ramps to
I-182 and two off-ramps from I-182.
Approach lanes from I-182 to
Broadmoor Blvd are from the east and
west.
Harris Rd and Broadmoor
Blvd
Unsignalized “T” intersection with stop
control.
Approach lane from west on Harris Rd
to Broadmoor Blvd is a one lane road.
Traveling west on Harris Rd turns into
Shoreline Rd.
Harris Rd and Shoreline Rd None Traveling west on Harris Rd turns into
Shoreline Rd.
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Shoreline Rd and Dent Rd None Traveling north on Shoreline Rd turns
into Dent Rd.
Dent Rd and Kohler Rd Southbound approach from Kohler Rd is
unsignalized “T” intersection with stop
control.
Approach lane from Kohler Rd to Dent
Rd is a left or right turn.
Dent Rd and Burns Rd Southbound from Dent Rd to the
intersection of Dent Rd and Burns Rd is
unsignalized “T” intersection with stop
control.
Approach lane from Dent Rd to Burns
Rd is a left or right turn.
Burns Rd and Nocking Point
Rd
Southbound from Nocking Point Rd to
the intersection of Nocking Point Rd and
Burns Rd is unsignalized “T” intersection
with stop control.
Approach lane from Nocking Point Rd
to Burns Rd is a left or right turn.
Broadmoor Blvd
and Sandifur Pkwy
Three-way signalized intersection with
left hand turn lanes traveling south on
Broadmoor Blvd and traveling west on
Sandifur Pkwy. Traveling north on
Broadmoor Blvd has a free right turn.
Approach lanes are from the north,
south, and east.
Existing Traffic Conditions
The Broadmoor Master Plan area includes parcels of land owned by several independent property
and business owners. The properties are situated to the North of Interstate I-182, south of Burns
Road, east of the Columbia River and west of Broadmoor Blvd.
The system performance evaluation applied several technical methods consistent with
transportation planning practices. Traffic operations at study intersections were reported using
Synchro 10 and HCM 6th Edition Methodology based on recent traffic counts and new counts
collected December 2019 and January 2020. Since traffic counts are typically lower during the
winter, these counts were factored to represent average traffic conditions in Pasco. Intersection
geometry and traffic control types were collected using Google Street View and field verified, if
necessary. Traffic signal timings were provided by both the City of Pasco and WSDOT. Signalized
intersection v/c ratios were post-processed at signalized intersections based on HCM 6th Edition
Chapter 192. If HCM 6th Edition results could not be reported for signals, v/c ratios were reported
using HCM 2000. Mainline through movement v/c ratios were postprocessed at unsignalized
intersections consistent with the Highway Capacity Manual 3 (Appendix C).
Level of Service Standards and Analysis
Level of Service (LOS) is a general measure of traffic operating conditions whereby a letter grade,
from A to F, is assigned. These grades represent the perspective of drivers and are an indication of
the comfort and convenience associated with driving as well as speed, travel time, traffic
interruptions and freedom to maneuver. The Washington State Department of Transportation has
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adopted a LOS “D” standard for Highways of Statewide Significance (HSS). The Metropolitan /
Regional Transportation Plan has adopted a LOS “D” standard for all non-HSS routes, such as SR
397.
The City of Pasco has adopted a Level of Service (LOS) “D” or better standard for its roadways,
facilities, and intersections per the 2018-2038 Comprehensive Plan. A description of these
standards is included in Table 11. WSDOT has also adopted a LOS “D” standard for Highways of
Statewide Significance (HSS). I-182, US 12, and US 395 are designated as HSS facilities, thus
requiring all on-/off-ramp intersections for these highways to conform to the LOS “D” standard.
Additionally, the Regional Transportation Plan has adopted a LOS “D” standard for all non-HSS
routes, such as SR 397. The City of Pasco is consistent and supportive of the state and regional
standards.
TABLE 11. LEVEL OF SERVICE STANDARDS
Category Definition
LOS A Describes a condition of free flow with low volumes and higher speeds.
Freedom to select desired speeds and to maneuver within the traffic
stream is extremely high. Stopped delay at intersections is minimal
LOS B Represents reasonably unimpeded traffic flow operations at average
travel speeds. The ability to maneuver within the traffic stream is only
slightly restricted and stopped delays are not bothersome. Drivers are
not generally subjected to appreciable tensions
LOS C In the range of stable flow but speeds and maneuverability are more
closely controlled by the higher volumes. The selection of speed is now
significantly affected by interactions with others in the traffic stream and
maneuvering within the traffic stream requires substantial vigilance on
the part of the driver. The general level of comfort and convenience
declines noticeably at this level
LOS D Represents high-density, but stable flow. Speed and freedom to
maneuver are severely restricted, and the driver or pedestrian
experiences a generally poor level of comfort and convenience. Small
increases in traffic flow will generally cause operational problems at this
level
LOS E Represents operating conditions at or near the maximum capacity level.
Freedom to maneuver within the traffic stream is extremely difficult, and
it is generally accomplished by forcing a vehicle or pedestrian to “give
way” to accommodate such maneuvers. Comfort and convenience levels
are extremely poor, and driver or pedestrian frustration is generally high.
Operations at this level are usually unstable, because small increases in
flow or minor disturbances within the traffic stream will cause
breakdowns
LOS F Describes forced flow operation at very low speeds and long delays.
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Volumes exceed theoretical capacity. Vehicles may progress at
reasonable speeds for several hundred feet or more, and then be
required to stop in a cyclic fashion. Operations within a queue are
characterized by stop and go waves and are extremely unstable
(Source: Pasco Comprehensive System Plan Volume 2, 2021. Adopted from Transportation
Research Board)
As part of the Transportation System Master Plan (TSMP) traffic analysis (Appendix C) was
performed to analyze the existing traffic patterns and operations in the study area and overall
region of Pasco. A Level of Service analysis was performed for four study intersections along
Broadmoor Boulevard as shown in Table 12 derived from Table 1 and Table 2 in Appendix C. All
four study intersections meet the City of Pasco LOS “D” standard during the AM and PM 2-hour
peak traffic periods.
TABLE 12. EXISTING STUDY INTERSECTION OPERATIONS (2019 AM & PM PEAK HOURS)
Intersection Mobility
Standard
AM Peak PM Peak
Delay LOS V/C Delay LOS V/C
I-182
Eastbound
Ramp /
Broadmoor
Blvd
D 17 B 0.68 21 C 0.86
I-182
Westbound
Ramp /
Broadmoor
Blvd
D 16 B 0.40 9 A 0.72
Sandifur
Pkwy /
Broadmoor
Blvd
D N/A N/A N/A 12 B 0.50
Dent Rd /
Broadmoor
Blvd
D N/A N/A N/A 8/26 A / D 0.13 /
0.35
(Source: Pasco TSMP Existing Conditions, 2020 [Appendix C])
Traffic Volumes
Traffic volumes on the City of Pasco streets are tracked by traffic counts collected at various times
of the year. Traffic counts indicate that traffic volumes in the central core of the community have
remained constant or in some cases have declined whereas volumes have increased in areas
experiencing significant growth, such as the Interstate I-182 corridor west of US Highway 395.
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Historic records of traffic volume along Broadmoor Boulevard in the vicinity of the Broadmoor Site
can be found in the City of Pasco Transportation System Master Plan. Traffic counts were collected
on a weekday morning and evening during an assumed AM and PM 2-hour peak travel periods.
These peak hour traffic periods were determined based on historic traffic counts and indicated that
approximately 52 percent of the AM peak hour traffic occurring from 7:15 to 8:15 AM and 54
percent of the PM peak hour traffic occurring from 4:30 to 5:30 PM. Traffic volumes were found to
be concentrated in the area of I-182 Interchanges with much lower traffic volumes occurring in the
northern end of the traffic study area.
Local Traffic Distribution
Based on the Pasco TSMP, local trip distribution patterns were based on the regional travel demand
model. A majority of traffic along the Broadmoor Boulevard corridor is travel between the
interstate (I-182) to and from existing residential developments that are located south of the
Interstate I-182 interchange and east of Broadmoor Boulevard and Sandifur Parkway.
At the city level, data from the US Census Bureau and the Longitudinal Employer-Household
Dynamics program indicated that approximately 76.6% of all residents living within Pasco City Limits
were employed outside of the city. See Figure ### for an illustration.
FIGURE 18: EMPLOYER HOUSEHOLD DISTRIBUTION
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Traffic Safety
The City of Pasco has adopted a Local Road Safety Plan that provides data-driven collision reduction
strategies to meet the Washington State Target Zero effort. To assess current traffic safety levels on
the study segments and at intersections, collision data collected by the Washington State
Department of Transportation (WSDOT) was evaluated. Figure 19 shows the locations of all
reported collisions on public streets between 2016-2020.
Source: Pasco 2022 Local Road Safety Plan
FIGURE 19: REPORTED COLLISIONS
Because the Broadmoor study area is still relatively undeveloped, there is limited data on collisions
within the proposal study site. Data on corridors adjacent to, and near the Broadmoor study area
are provided below. The Pasco 2022 Local Road Safety Plan identified a prioritized list of roadway
locations based on risk factors and collision attributes. A summary of these is provided in Table 13.
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TABLE 13. PRIORITIZED LIST OF ROADWAY LOCATIONS BASED ON RISK FACTORS
Priority Type Intersection / Location Approx.
Distance from
Study Area*
Intersection
Safety
N Road 68 and Burden Blvd 2.3 mi
Intersection
Safety
N Road 68 and Sandifur Parkway 1.7 mi
Intersection
Safety
N Road 68 and EB I-182 (WSDOT) 2.3 mi
Intersection
Safety
Road 90 and Sandifur Parkway 1.0 mi
Intersection
Safety
Broadmoor Blvd and Burns Road In study area
Intersection
Safety
Broadmoor Blvd and Sandifur Parkway In study area
Intersection
Safety
Burns Road and N Road 68 2.0 mi
Intersection
Safety
Burns Road and Road 90 1.1 mi
Corridor Safety Broadmoor Blvd (Between Sandifur Parkway and
Chapel Hill Blvd)
In study area
Safety Study -
Intersections
Broadmoor Blvd and Burns Road In study area
Safety Study –
Corridor
Broadmoor Blvd (Between Sandifur Parkway and
Chapel Hill Blvd)
In study area
Source: 2022 Pasco Local Road Safety Plan
*Measured from the Intersection of Broadmoor Blvd and Sandifur Parkway
Local Transportation Characteristics
Due to the limited amount of current development that exists within the Broadmoor study area,
transportation characteristics for the adjacent area, and the citywide level have been provided.
TABLE 14. TRANSPORTATION CHARACTERISTICS OF THE ADJACENT AREA
Measurement Block Group (530210206063) Citywide
Annual VMT per Household 25,637 22,776
Transit Ridership % of
Workers
1% 3%
Annual Transportation Costs $16,393 $14,528
Annual GHG per Household 11.79 tonnes 9.96 tonnes
Source: Center for Neighborhood Technology
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The Pasco Transportation System Master Plan identified multimodal system connectivity as a
challenge for new and growing areas of the city. Pasco’s existing roadway network is arranged
largely on a grid system which establishes a system of arterial and collector streets. Within central
Pasco and the downtown core, the existing functional classification system establishes a traditional
urban arterial and collector street system that adheres to the recommended spacing standards. The
roadway system in areas outside of central Pasco and the downtown core have limited
opportunities for developing an arterial and collector street system and is constrained by the
development style featuring longer block lengths and limited access points.
The figure below illustrates intersection densities across the entire City of Pasco. The Environmental
Protection Agency describes intersection density as an objective method of assessing one aspect of
a community’s-built environment. The density of walkable intersections relays information about
street design and connectivity, both of which impact walkability. High intersection density may
correspond to a more walkable and therefore health-promoting environment. As seen in Figure 19,
the intersection densities of central Pasco correspond to the results of the Transportation System
Master Plan, indicating that there is more system connectivity (and access) provided for when
intersection densities are higher.
FIGURE 20: INTERSECTION DENSITY
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5.10.1.2 PUBLIC TRANSPORTATION SERVICES
Public transportation is an integral component of the Pasco City Council, and the implementation of
a multi-modal transportation system was specifically identified in the 2022-2023 Pasco City Council
Goals. Ben Franklin Transit (BFT) is the public transportation system provider for the metropolitan
area of Benton and Franklin Counties. Services include fixed bus-routes, Dial-A-Ride, vanpool, and
general demand. In 2020, a new, on-demand service called Connect was introduced by BFT. Figure
20 below shows the fixed route bus routes and stops for the Tri-Cities Metropolitan Area for
Monday-Saturday service.
FIGURE 21: TRANSIT SYSTEM MAP
Ben Franklin Transit operates approximately 260 individual bus stops, and five routes within the City
of Pasco. These routes typically run on 30-minute headways. Routes 1 and 3 have 15-minute
headways beyond 5 hours per day. Portions of Routes 225 and 268 have 15-minute headways
beyond 5 hours per day, near Columbia Basin College, and along Argent from 20th Ave to Road 44.
Additionally, BFT has one dedicated transit center (22nd Avenue Transit Center) located in Central
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Pasco at the intersection of 22nd Avenue and Sylvester, and numerous formal and informal park and
ride locations for riders to connect with the vanpool program.
Figure 22 shows BFT facilities (routes and stops) in the City of Pasco, illustrating the types of bus
stops, along with current and proposed future routes.
FIGURE 22: TRANSIT FACILITIES IN PASCO (ROUTES AND STOPS)
The agency Comprehensive Service Plan includes an expansion of the public transportation network
and features two new mobility hubs in Pasco. These mobility hubs will be located in near the central
business district in Downtown Pasco, and the other within the Broadmoor study area. Figure 22
from the Ben Franklin Transit Development Plan (2020-2025) illustrates the development of a
frequent service route network featuring 15 minutes frequency corridors.
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FIGURE 23: PROPOSED TRANSIT NETWORK OF FREQUENT SERVICES
The Transportation System Master Plan identified two key challenges for public transportation
operations:
• Limited access from new residential development to transit facilities
• Limited, safe crossing opportunities near transit route stops
5.10.1.3 NON-MOTORIZED TRANSPORTATION FACILITIES (BICYCLE & PEDESTRIAN NETWORK)
Non-motorized Transportation (also known as active transportation) includes travel modes via
walking, biking, and other variations, such as scooters, wheelchairs, and other accessibility devices.
These modes provide options to travel for recreation and general transportation (they provide
access to goods and activities), although users may consider a particular trip to serve both
objectives.
In total, the City of Pasco maintains over 360 miles of sidewalks. There are over 35 miles of walking
trails in the Pasco area including both separated asphalt paths and City sidewalks. They consist of a
6.4-mile Sacajawea Heritage Trail, a one-mile trail around the Road 68 softball complex, a 6.2-mile
trail along the north side of I-182, a .80-mile trail along the south side of Burden Boulevard, and a
2.2-mile trail at the cross-country course off Road 36 (Figure 23).
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FIGURE 24: SIDEWALK FACILITIES IN PASCO (2021)
As noted in the Transportation System Master Plan, in many areas of the city, the transportation
system does not support travel for Pasco residents without access to a private vehicle. Notable
corridors (identified in the TSMP) Burns Road and Sandifur Parkway, both of which are adjacent to,
and provide primary connections to the Broadmoor study area. Additionally, the following corridors
were identified for not having adequate pedestrian or bicyclist connections (TSMP, Appendix A (pg.
20):
Corridors without adequate pedestrian or bicyclist connections:
• Court Street (Road 44 to Road 108)
• Wernett Road (Road 48 to Road 76)
• Argent Road (Road 48 to Road 100)
• Chapel Hill Boulevard (Road 68 to Road 100) *
• Burden Boulevard (Road 36 to Road 60)
• Sandifur Parkway (Porto Lane to Road 90) *
• Road 44 (Laredo Drive to Porto Lane)
• Burns Road (Road 68 to Road 100; Dent Road to Kohler Road) *
• Clark Road (Road 36 to Lentz Road/Janet Street)
*Corridors with asterisk are within close proximity or adjacent to the Broadmoor study area*
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5.10.1.4 FREIGHT TRANSPORTATION
The movement of freights and goods plays an important role in the transportation system of the
City and the regional economy. The Washington State Department of Transportation (WSDOT) has
developed a classification system for the statewide Freight and Goods Transportation System
(FGTS). This is a classification system for roadways, railways and waterways based on freight
tonnage. The 2021 Freights and Good Transportation System Map for the Tri-Cities Metropolitan
Area is shown in Figure 25.
FIGURE 25: FREIGHTS AND GOOD TRANSPORTATION SYSTEM MAP
A summary of the FGTS system in Pasco is shown in Table 15.
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TABLE 15. FGTS SYSTEM IN PASCO
Route Start Location End Location Classification
Ainsworth Ave &
Dock Street
SR 397 Sacajawea Park
Road
T-2
Broadmoor Blvd* I-182 Harris Road T-2
N 4th Avenue I-182/US 12/US 395 North City Limits T-2
Road 68 * I-182/US 12 North City Limits T-2
W A Street S 20th Ave S 1st Ave T-3
E Lewis Street SR 397 (Oregon
Ave)
US 12 T-3
* Indicates streets within close proximity or adjacent to the Broadmoor study area
Figure 26 from the Transportation System Master Plan displays freight activity centers within Pasco.
The map illustrates these locations and the estimated percentage of heavy vehicles on public
roadways using Street Light Data from 2018.
FIGURE 26: FREIGHTS ACTIVITY CENTERS
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The Big Pasco Industrial Center which is owned and managed by the Port of Pasco, can facilitate
operational needs for container-handling such as a terminal for loading and unloading cargo. The
terminal also has connections to truck routes and railways and provides docking, loading, and
unloading of grains and petroleum barges. The City of Pasco Port-owned rail spur allows for
connection to the Burlington Northern Santa Fe (BNSF) railroad.
The rail industry has operated in Pasco for over a century and has classification yards located in the
Big Pasco Industrial Center. The classification yards allow the railcars to be separated into blocks
where they will make up trains. These trains are then used to move goods across the country. As
of 2015, over 1.5 million carloads of freight are moved each year through the Pasco.
5.10.2 POTENTIAL IMPACTS
5.10.2.1 POTENTIAL IMPACTS
The Broadmoor Area is currently largely undeveloped with minimal traffic services in place around
the perimeter. An increase in transportation demand is expected with both alternatives and any
new development in the area. New transportation facilities and improvements to existing facilities
will be required to meet the needs of the increased demand and mitigate the negative impacts that
can come with increased demand, i.e., an increase in congestion, noise, pollution, risk of
injuries/fatalities, and inequality. A primary contributor to each of these negative impacts is a
transportation system designed for automobiles that does not provide and encourage viable
alternative options for individual’s transportation needs.
Alternative 2 has been adapted to meet the realities of the existing conditions of the Broadmoor
Area by accounting for the low-density residential development already underway. Alternative 2 is
not expected to increase the traffic potential more than the Alternative 1 for the reasons stated in
Section 5.10.1.
The potential impacts of developing the Broadmoor Area associated with development under
Alternatives 1 were assessed as part of the Pasco TSMP (Appendix C). Projected traffic conditions
were forecasted using the Benton Franklin Council of Governments (BFCG) travel demand model.
Projected intersection operations for Year 2040 were analyzed for Alternative 1 for the AM and PM
peak hour using the Highway Capacity Manual (HCM) 6th Edition capacity method. The results of
this analysis indicated that in PM peak hour conditions, all four intersections fail to meet the City of
Pasco and regional mobility standards. Major traffic controls will be necessary to achieve the
appropriate LOS standards.
An intersection operations analysis was not completed for Alternative 2. Although Alternative 2 is
not expected to increase the traffic potential more than the Alternative 1 for the reasons stated in
Section 5.10.1. It can be assumed that Alternative 2 will produce increased traffic potential of a
similar magnitude as Alternative 1. Thus the traffic improvements applicable to Alternative 1 as
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detailed in Appendix C would be beneficial to address future traffic conditions for any development
to occur in the area.
5.10.3 MITIGATION MEASURES
Ensuring a well-designed, reliable, and efficient transportation system, in a mixed-use environment
with appropriate density, that allows for a variety of mobility options for both motorized and non-
motorized users is the best way to mitigate the potential negative impacts of increased
transportation demand produced by the development of the Broadmoor Area.
The Washington State Department of Transportation states “A transportation system that
accommodates all forms of transportation is more efficient in the travel space provided, more
accessible, safer, more economical and sustainable.” (WSDOT, 2022).
The Washington State Department of Transportation’s Active Transportation Plan (WSDOT, 2021)
lists the following benefits accessible active transportation
• Low-cost and flexible access to services and opportunities.
• Enhanced quality of life.
• More livable streets and roads.
• Improved personal and community health.
• Increased capacity on roads due to less driving.
• Reduced greenhouse gas emissions and other transportation-related pollutants.
• Improved connections to other modes such as transit, ferries, and trains.
• Reduced “chauffeuring” burdens, particularly for parents.
• Reliable options when other modes of transportation fail.
The Broadmoor Master Plan and Development Regulations were created to define standards for the
Broadmoor Area that work in coordination with the PMC, TSMP, and Council Goals. Transportation
related impacts shall be mitigated by adhering to the regulations of these documents, which are
summarized below. This summary is not inclusive of every applicable regulation of the above
documents.
The Pasco City Council 2022-2023 Goals (4182 Resolution, adopted 5/16/2022) outline the following
principles relating to transportation:
• Promote a high-quality of life through quality programs, services and appropriate
investment and re- investment in community infrastructure including, but not limited to:
o Completion of Transportation System Master Plan and design standard updates to
promote greater neighborhood cohesion in new and re-developed neighborhoods
through design elements, e.g.; connectivity, walkability, aesthetics, sustainability,
and community gathering spaces.
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• Promote a highly functional multi-modal transportation system including, but not limited to:
o Application of the adopted Transportation System Master Plan including
development of policies, regulations, programs, and projects that provide for
greater connectivity, strategic investment, mobility, multi-modal systems,
accessibility, efficiency, and safety.
The Broadmoor Master Plan and Development Regulations outlines the following principles relating
to transportation:
• Encourage Pedestrian Friendly Transit Environment - Developments should consider design
standards that promote walkability.
• Establish a connected community with ample choices in the circulation network - Create an
efficient pedestrian and vehicular circulation network within the area and with connections
to the rest of the City. A public transportation system will be utilized to connect residential
and commercial districts with each other as well as with the region.
The Broadmoor Master Plan and Development Regulations promotes connectivity, multi-modal
options, mixed-use land uses, and appropriate densities. Some of those regulations include:
Connectivity
• Shorter Block Lengths
• Mid-block pedestrian connections
• Continuous and safe bicycle and pedestrian infrastructure
• Prohibit cul-de-sacs and dead-end roads
• An interconnected grid block and street network
Multi-Modal Options
• Complete streets that include bike and pedestrian facilities
• Building types and standards that promote walkability such as
o bringing buildings closer to the street
o concealing parking from the street
o having active ground level uses and designs with windows and human-scaled
features
• Community Centers with public spaces, plazas, or outdoor seating.
• Landscaping, lighting, and furniture that promotes walkability
Mixed-Use
• 370 acres of mixed-use land use which promotes walkability and “park once” multi-stop
trips.
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Density
• Residential and commercial densities that promote walkability.
Based on the recommendations of the Pasco TSMP (Appendix C) and the City of Pasco 2023-2028
Transportation Improvement Program, it is recommended that intersection and roadway
improvements and solutions be implemented to address existing and projected high-volume
demand and achieve LOS standards under future growth. TSMP recommendations include:
• (Broadmoor Blvd Widening I-182 Westbound Ramp Terminal to Dent Road) - Widen to 5
lanes between I-182 Westbound Ramp Terminal and Burns Road; widen to 3 lanes between
Burns Road and Dent Road; install traffic signal at Broadmoor Boulevard/Burns Road and
widen eastbound approach to include dedicated left and right turn lanes; install traffic signal
at Broadmoor Boulevard/Dent Road
• (Clark Road/Dent Road Improvements Burns Road to Road 52) - Widen to 3 lanes
• (Future North-South Connection (Halfway between Broadmoor Boulevard and Dent Road)
Harris Road to Dent Road) - Construct a 3-lane roadway; install two-way stop control at
Future North-South Connection/Harris Road and Future North-South Connection/Dent
Road; install a traffic signal at Future North-South Connection/Burns Road
• (Dent Road Extension Burns Road to Harris Road) - Construct a 3-lane roadway; install a
traffic signal at Dent Road/Burns Road
• (Sandifur Parkway Extension - Phase 1 Road 100 to Future North-South Connection
(Between Road 100 and Dent Road)) - Construct a 5-lane roadway; realign Harris Road to
Sandifur Parkway Extension as 2-lane road and close the existing Harris Road/Road 100
intersection; construct a 2-lane roundabout at Sandifur Parkway Extension/Harris Road and
a 1-lane roundabout at Sandifur Parkway/Future North-South Connection (Between Road
100 and Dent Road) with a westbound right turn slip lane
• (Sandifur Parkway Extension - Phase 2 Future North-South Connection (Between Road 100
and Dent Road) and Shoreline) - Construct a 3-lane roadway; construct a 1-lane roundabout
at Sandifur Parkway/ Dent Road; install two-way stop control at Sandifur Parkway/Shoreline
• (182/Broadmoor Blvd Interchange Improvements) - Construct a 1-lane loop ramp from
eastbound I-182 to northbound Road 100 within existing right of way; widen westbound
approaches at I-182 westbound and eastbound ramp terminals to include dual right turn
lanes
• (Road 100/Sandifur Parkway Intersection Improvements) - Widen approaches as needed
to construct new dual northbound left turn lanes, a westbound through lane, a
channelized southbound right turn lane, and dual eastbound right turn lanes; widen to
add an additional southbound receiving lane on Road 100 between Sandifur Parkway
and the old Harris Road intersection
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• (Broadmoor Park and Ride Location) - Construct a park-and-ride facility in the
Broadmoor Area
Figures 27 and 28 indicated proposed road and bike network in the Broadmoor area for Alternative
2.
FIGURE 27: PROPOSED ROAD NETWORK
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FIGURE 28: PROPOSED ENHANCED BIKE NETWORK
The following projects were included in the City of Pasco 2023-2028 Transportation Improvement
Plan (4194 Resolution, adopted 6/20/2022):
• I-182/Broadmoor Blvd I/C Improvements – This project will add an eastbound deceleration
lane and exit loop ramp from I-182 to a new roundabout at Broadmoor Blvd (Road 100).
• I-182/Broadmoor Blvd I/C Multiuse Pathway/Bridge – This project provides bicycle and
pedestrian facilities across I-182 at Broadmoor Blvd/Road 100 through the construction of a
bridge.
• Broadmoor Blvd Improvements – This project will widen Broadmoor Blvd to 5 lanes from I-
182 Westbound Ramp to Burns Road. This project is under consideration for Tax Increment
Financing (TIF). Large commercial and residential developments in the area have driven the
need for infrastructure improvements to accommodate the increase in vehicular and
pedestrian traffic.
• Buckingham Dr Extension & Signal – This project will install a traffic signal at the intersection
of Buckingham Drive and Broadmoor Boulevard and extend Buckingham Drive, as a 3-lane
commercial collector, west of Broadmoor Boulevard to the extension of Dent Road. A
portion of this project is under consideration for Tax Increment Financing (TIF).
• Burns Rd/Broadmoor Blvd Intersection Improvements – This project will install a traffic
signal at the intersection of Burns Road and Broadmoor Blvd. Sidewalks and any necessary
ADA improvements will be included.
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• Burns Rd Widening – This project will widen Burns Road to be a 3-lane minor arterial and
include sidewalk and multi-use pathway.
• Dent Rd Extension – This project will extend Dent Road, as a 3-lane commercial collector,
from Burns Road to the extension of Sandifur Parkway and install a traffic signal at Dent
Road and Burns Road intersection. This project will provide a connection between the
extension of Sandifur Parkway and Burns Road through the proposed Medium & Low
Density Residential land use zones of the Broadmoor Area and will connect these residential
zones to the Mixed Residential/Commercial Zone and Burns Road. It will also connect the
residential developments north of Burns Road to the commercial services of the Broadmoor
area as they develop.
• Harris Rd / Crescent Rd Overpass – This project will construct an overpass over I-182 to
connect Harris Road and Crescent Road. This project will connect the communities north
and south of I-182 and relieve some of the demand at Broadmoor Boulevard and the I-182
interchange.
• New Road 103 – This project will construct a north-south oriented 2-lane neighborhood
collector road from Harris Road to Burns Road. It will include street parking and sidewalks.
This project will provide a connection between Burns Road and Harris Road through the
proposed Commercial and Mixed Residential/Commercial land use zones of the Broadmoor
Area.
• New Road 105 – This project will construct a north-south oriented 2-lane neighborhood
collector road from Harris Road to Burns Road. It will include street parking and sidewalks.
This project will provide a connection between Burns Road and Harris Road through the
proposed Commercial and Mixed Residential/Commercial land use zones of the Broadmoor
Area.
• New Road 108 – This project will construct a north-south oriented 3-lane minor arterial road
from Harris Road to Burns Road. It will include a multi-use pathway and sidewalk. A portion
of this project is under consideration for Tax Increment Financing (TIF). This project will
provide a connection between the Harris Road and Burns Road through the proposed
Commercial and Mixed Residential/Commercial land use zones of the Broadmoor Area,
providing an important resource to spur development.
• New Road (Bridger Rd) – This project will construct an east-west oriented 2-lane
neighborhood collector road from new Road 108 to new Road 103 south of Sandifur
Parkway. It will include street parking and sidewalks. This project will provide a connection
between new Road 108 and Road 103 in the proposed Commercial and Mixed
Residential/Commercial land use zones of the Broadmoor Area.
• Sandifur Pkwy Improvements & Extension – This project will improve and expand Sandifur
Parkway from Bedford Street to Broadmoor Boulevard and extend Sandifur from
Broadmoor Boulevard to Shoreline Road. A portion of this project is under consideration for
Tax Increment Financing (TIF).
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• Sandifur Pkwy/Broadmoor Blvd Intersection Improvements – This project will improve the
intersection of Sandifur Parkway and Broadmoor Boulevard to meet the capacity and
multimodal needs for future development in the Broadmoor area. This project is under
consideration for Tax Increment Financing (TIF). This project will extend Sandifur Parkway
through the proposed Commercial and Mixed Residential/Commercial land use zones of the
Broadmoor Area, providing an important resource to spur development and then extend on
to Shoreline Road.
• Shoreline Rd Realignment – This project will study the possible realignment of Shoreline
Road from Shoreline Court to Burns Road. A planning analysis, environmental study, and
preliminary design will be included. Shoreline Road, in its current location, does not allow
for an efficient or effective use of property along an important stretch of the shoreline.
Realignment to the east will provide for additional riverfront land for development. The
realignment is anticipated as part of a larger private development.
The street design of these projects will incorporate comfortable bicycle and pedestrian facilities and
be designed to encourage and accommodate a walkable mixed-use neighborhood, which, when
properly executed, increases access to services, catalyzes economic growth, maintains or increases
property values, enhances connectedness and the quality of life of its residents and visitors.
In addition to the above listed projects, other measures will need to be evaluated such as
• construction of additional local access streets to meet connectivity standards,
• enhanced access points and protected pedestrian crossings at key uses like schools and
parks
• additional intersection improvements
The following mitigation measures are recommended to best accommodate bike and pedestrian
travel within the Broadmoor site as part of future development:
1. Including multiuse pathways separated from the roadway on arterials and select collectors.
2. Including roadways with built-in bicycle lanes on collectors and select local access streets.
3. Painting of bike lanes on roadways.
4. Ensuring that walkways are continuous and unobstructed.
5. Protected pedestrian-friendly intersections and crossings that minimize crossing distance,
are well designated, lit, and signalized, and meet ADA design standards. Design
considerations such as raised crossings, pedestrian head starts at signalized intersections,
and curb bulbs should be evaluated.
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6. Pedestrian scaled signage, lighting, landscaping and other pedestrian amenities such as
benches, trashcans, etc. should be incorporated into the public ROW and private
development to promote walkability.
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PUBLIC SERVICES AND UTILITIES
Thise section identifies existing conditions related to the Broadmoor area’s water resources and
includes descriptions of domestic water, sewer, stormwater, irrigation water, and reclaimed water
resources. This section serves as an environmental baseline for identifying possible impacts
associated with the proposed alternatives. Additional detail regarding existing and planned public
services and utilities can be found in the City of Pasco 2021 Comprehensive Sewer Plan Addendum
(City of Pasco, 2021), City of Pasco Comprehensive Water System Plan (City of Pasco, 2019), and
City of Pasco Comprehensive Plan 2018-2038 (City of Pasco, 2020).
5.11.1 AFFECTED ENVIRONMENT
Development in the Broadmoor area associated with Alternatives 1 and 2 would require extension
of public services and utilities to newly developed areas consistent with existing infrastructure and
planned infrastructure expansion requirements in accordance with applicable local, state, and
federal laws and regulations.
5.11.1.1 PUBLIC SERVICES
The City of Pasco provides various public services to its residents in protection of life, property, and
resources, and to promote educational and recreational opportunities. The City of Pasco owns and
maintains numerous facilities and equipment on behalf of fire protection and emergency services
and well as for public education and parks and recreation. These services are currently provided and
managed in accordance with existing plans, policies, and through community involvement. Current
plans and policies strive to project and accommodate for future needs and development, including
projected development at the Broadmoor area.
5.11.1.2 FIRE PROTECTION AND EMERGENCY SERVICES
The levels of service provided for fire protection and emergency services are assessed as part of the
Pasco Fire Department Emergency Services Master Plan. ThePasco 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. The PFD, through a contract with the Port of Pasco, also provides Aircraft
Rescue and Firefighting services to the Pasco airport (City of Pasco, 2020).
Furthermore, the Emergency Services Master Plan assesses future community conditions, service
demands, and fire protection risks based on projected community growth and interpretation of the
associated impacts on emergency service planning and delivery. Recommendations are outlined to
address projected development and population growth and increased systems demands through
short-term, mid-term, and long-term strategies (Pasco Fire Department, 2016).
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As indicated in the Emergency Services Master Plan, increased demand for emergency services at
the Broadmoor area is expected along with development of the area. The current service map is
shown in Figure 29.
(Source: City of Pasco, 2022)
FIGURE 29. PASCO FIRE DEPARTMENT CURRENT SERVICE AREA BY RESPONSE
Based on the assessment provided in the Emergency Services Master Plan, the recommendations in
Table 16 were made to support increased service demands, to improve communication pathways,
and to ensure efficient use of resources:
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TABLE 16. CITY OF PASCO EMERGENCY SERVICES MASTER PLAN RECOMMENDATIONS
Component Recommendation(s)
Organizational,
Management &
Economic
Conditions
• Consider implementation of improvements in hydrant flow testing, resource
deployment, and staffing to achieve a Public Protection Class 4 rating.
• Review and update all regulatory documents on at a least a 3-year cycle.
• Ensure the sensitive files are properly secured.
• Redesign or relocate administrative offices to provide adequate space for occupants
and allow for separation from operational areas.
• Develop a plan that ensures all administrative functions to have a “back-up”
provider.
Emergency
Medical Services
(EMS)
• Complete existing efforts that combine emergency communication from both
Franklin and Benton Counties into a single Public Safety Answering Point (PSAP).
• Deploy a shared agency Peak Activity Unit (PAU) during periods of increased EMS
demand to be staffed by multiple Tri-Cities area fire departments promoting
response efficiency and cost effectiveness.
• Consider alternative deployment options to meet increased service demands,
including consideration of a shared agency Alternative Response Unit (ARU).
• Standardize EMS purchases of equipment and supplies through a group purchasing
and distribution model.
• Consider the practice of a flat rate utility fee structure in support of ambulatory
services.
• Perform an update of the ambulance utility cost analysis and cost of service regularly.
• Deploy the use of a Smartphone application that notifies CPR trained individuals of
Sudden Cardiac Arrest incidents.
Hazardous
Materials &
Technical Rescue
• Maintain a comprehensive inventory of the PFD-owned and/or maintained
equipment.
• Establish and maintain minimum staffing requirements for hazardous materials
technicians and the Technical Rescue Team.
• Perform periodic reviews of the City of Pasco’s financial responsibility and a cost to
benefit analysis for the participation in regional hazardous material response and
technical rescue efforts.
• Request that the Franklin County emergency manager coordinate a Commodity Flow
Study for the City of Pasco and other stakeholders.
Airport Impacts • Ensure PFD incident commanders and pertinent personnel are familiar with and have
working knowledge of the Pasco Tri-Cities Airport Emergency Plan and have regulator
interactions with airport personnel and terminal tenants.
Training • Construct or acquire access to a centrally located fire training center, develop a
common training manual for Tri-Cities fire agencies, and define outcomes for
required training.
Fire Prevention • As part of construction plan review and inspection, ensure commercial tenant
improvement applications are reviewed, conduct tours of large building projects
during construction, and distribute a summary of active construction project to PFD
personnel.
• Develop a comprehensive Community Risk Reduction plan.
• Create procedures for developing pre-incidents and establish associated goals and
objectives for completion of such plans.
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Component Recommendation(s)
• Complete formalization of the fire investigation and incident analysis process.
• Expand upon the current database of all “maximum” or “significant” facilities in the
PFD service area.
• Identify all non-facility risks including transportation systems and extreme weather
conditions and develop associated target response plans for high level risks.
• Develop and publish a PFC specific Standards of Cover.
• Consider conducting a strategic plan at the conclusion of the master planning
process.
Capital Assets &
Assessment of
Current
Infrastructure
Station 81
• Relocate the administrative offices out of Station 81.
• Consider co-locating the administration with a new fire station designed to
accommodate both a functioning fire station and the administrative offices.
• Remodel Station 81 to convert the existing administrative offices into more living
quarters.
Station 82
• Evaluate exterior wall cracks to determine potential settling issues.
• Interior dividing wall in apparatus bay impedes rapid turnout by crews. Breaching this
wall to facilitate rapid turnout should be explored.
• Complete the installation of the apparatus exhaust system slated for 2017.
• Focus on facility security as required by FAA regulations.
Station 83
• Relocate Station 83 with additional training room and additional living space.
Station 84
• Consider temporary use of this facility for deployment of a peak activity unit.
• Relocate Station 84 as per recommendations in the Service Delivery & Performance
section.
Service Delivery &
Performance
• Improve street networks for improved response time performance in areas where
compliance is not achieved due to poor circulation (such as east-west of State Route
395).
• Add Emergency Vehicle Preemption technology to signalized intersections for
improved response times.
(Source: Pasco Fire Department, 2016)
As urban level development occurs in both alternatives, the police and fire services will need to be
extended to the Broadmoor area. The 2016 Pasco Emergency Services Master Plan proposes a
reconfiguration of stations and an extended service area as shown in Figure 30. Additional station
locations need to be determined in the northwest area of the City.
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(Source: City of Pasco, 2022)
FIGURE 30. PASCO FIRE DEPARTMENT LONG-TERM STRATEGY – PROPOSED STATIONS
A majority of the Broadmoor area falls within the current service area of the PFD. As part of
recommendations made as part of the Emergency Services Master Plan as shown in Table 13, more
efficient service and support of increased service demands could be provided to the Broadmoor
area with the proposed five staffed station deployment as shown in Figure 30.
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. As the population increases, additional patrol districts and
mini-stations will be established to maintain quality service levels (City of Pasco, 2020).
5.11.1.2.1 Schools
As of 2019, the Pasco School District reportedly served 17,891 students, an increase of 14% since
2011. As of 2019, the Pasco School District owns and operates 15 elementary schools serving grades
K-6, one elementary school serving grades K-2, and one elementary school serving grades 3-6.
There are also three middle schools, two high schools, and one alternative high school in the
district. The schools that currently serve the majority of the Broadmoor area (based on school
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boundaries) are Markham Elementary School, McLoughlin Middle School, and Chiawana High
School (Office of Superintendent of Public Instruction, 2018; Pasco School District, 2016).
One of the most significant issues facing the Pasco School District is providing classroom capacity to
accommodate existing and project demands. Steady residential development within the district,
including the Broadmoor area, results in increased classroom capacity demands and necessary
improvements to serve the forecasted growth. Under the Supreme Court’s McCleary decision and
recent changes implemented by the State Legislature to address this decision, state-wide funding
for K-12 basic education has increased in recent years. Although funding has continued to increase
as the result of the McCleary decision, improvements and classroom capacity are still needed to
address existing and projected demands (Pasco School District, 2016).
In both alternatives, the need for school sites, buildings, and supporting facilities will continue to
grow as population expands. The City continues to work with the school district to ensure that the
impacts of development on the school district are minimized. The school district currently owns
about 70 acres directly north of the Broadmoor area. The school district continues to assess the
need for and location of schools.
5.11.1.2.2 Parks and Recreation
The City of Pasco Parks and Recreation Department provides physical facilities and operates a
variety of programs to facilitate parks and recreational opportunities to meet the community’s
needs. This includes the establishment of 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. Figure 29 shows the location of
community and neighborhood parks, large urban and regional parks, and trails and other special
use areas that service Pasco.
Within Broadmoor area, the USACE property abutting the Columbia River is designated as Open
Space. Additional open space land owned by USACE exists along the proposed Sandifur Parkway
extension. Alternative 1 indicates open space near the tailwater pond, which is not functional due
to the change in irrigation management. Alternative 2 designates the gravel mining area as
Reclamation that will be available as part of the reclamation plan once the mining operation ceases.
This area may be developed with recreational opportunities and related low intensity
developments.
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(Source: City of Pasco, 2020)
FIGURE 31. CITY OF PASCO EXISTING PARKS AND RECREATION MAP Page 263 of 355
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In both alternatives, additional population in the Broadmoor area will result in the need for
additional park and recreational facilities. The City is developing a Park, Recreation, and Open Space
Plan that will assess the need for additional park land to serve the Broadmoor area. Currently, the
Comprehensive Plan anticipates 50 acres of land needed for parks and recreational facilities.
5.11.1.5 UTILITIES
The City of Pasco current infrastructure provides potable water, reclaimed water, irrigation water,
and treatment of wastewater (e.g., sanitary sewer and stormwater). The City of Pasco provides
water and sewer services to the City’s residents by operating a water filtration plant, a water
distribution and storage system, and a wastewater collection system and treatment facility. Taxes,
utility rates, fees, and grants provide the necessary resources to maintain operation of these
facilities and, when necessary, expand infrastructure and facilities.
Existing infrastructure would need to be upgraded to meet increasing demands associated with
projected population increases and associated development.
5.11.1.3.1 Domestic Water
The City of Pasco’s most important utility service is to provide safe drinking water to its citizens.
This includes ensuring the availability of the water to urban level residential, commercial, and
industrial growth. Some of this water is used in fire suppression systems that help mitigate
structure fires. The City has an advanced storage and distribution system that includes two water
treatment plants, pump stations and pipelines, and three water reservoirs. These systems currently
serve the City limits and a portion of the UGA. (City of Pasco, 2020)
The City currently holds surface water rights for 13,269.25 acre-feet of annual withdrawal and
20,149 gallons per minute (gpm) (29 million gallons per day [MGD]) of instantaneous withdrawal
from the McNary Pool of the Columbia River. As defined in the Comprehensive Water System Plan
(CWSP), the City is currently in compliance with water right quantities by borrowing the surplus
from the Quad Cities water right, at a current consumption of 14,424 acre-feet by volume and
18,456 gpm instantaneous. The City also holds individual groundwater rights sourced by various
wells for separate irrigation purposes (City of Pasco, 2019).
The river water is treated in two treatment plants before supplying potable water to users:
• Butterfield Water Filtration Plant – capacity 26.8 MGD
• West Pasco Water Treatment Plant (WPWTP) – 6 MGD with capital improvements planned
to expand system capacity to 18 MGD
The City of Pasco has been divided into three service zones for supplying water through their water
distribution system. Service Zone 1 is located just south of I-182 and west of the railroad yard.
Service Zone 2 is located to the east of the railroad yard, the southern portion of the airport and a
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strip south of I-182 between Service Zone 1 and Service Zone 3. Service Zone 3 is located
approximately north of I-182 and includes most of the northern part of the city (City of Pasco,
2019).
The Butterfield Water Filtration Plant is the main domestic water supply provided by the City of
Pasco. The water supply for the Butterfield Water Filtration Plant is from the Columbia River. This
plant was built and placed in service in 1948 and is located at A Street and 12th Avenue in Pasco.
The plant’s maximum supply capacity is 26.8 MGD and the maximum treatment capacity is
34.2 MGD. The plant utilizes conventional filtration including coagulation, flocculation,
sedimentation, and filtration. Chlorine gas is used as the primary disinfectant, and aluminum sulfide
and polymer are used for coagulation. Improvements and upgrades are planned as part of capital
projects as outlined in the Comprehensive Water System Plan (City of Pasco, 2019).
The WPWTP is located near West Court Street and I-182. The WPWTP was completed in phased
construction that was initiated in 2009 and the plant went operational in 2011 (City of Pasco, 2019).
This facility is a Pressure Membrane Direct Micro-Filtration Plant. The current capacity of the plant
is 6 MGD and is designed for expansion up to 18 MGD in 6 MGD increments. The WPWTP is planned
for further expansion to reach full treatment capacity of 18 MGD (USACE, 2014). Expansion and
operation and maintenance of current water treatment and storage facilities is pertinent to
meeting the water supply demands of continued development and increasing population. Table 17
indicates the projected water treatment system demands for the City of Pasco based on the
Comprehensive Water System Plan (City of Pasco, 2019).
TABLE 17. CITY OF PASCO PROJECTED WATER TREATMENT SYSTEM DEMANDS
Year
Projected Supply Residential Consumption
Non-Residential
Consumption
Othera
(MG/yr) (MGD) (MG/yr) (MGD) (MG/yr) (MGD)
2014b,c 4,598 12.6 2,484 6.8 1,952 5.3 162
2022d 5,360 14,7 2,896 7.9 2,276 6.2 188
2027d 6,092 16.7 3,291 9.0 2,586 7.1 214
2036d 7,289 20.0 3,938 10.8 3,095 8.5 256
a Distribution system leakage
b Residential and non-residential consumption ratios were calculated from 2014 consumption data.
c 2014 estimates were based on measured data.
dFuture projections were calculated using the 2014 ratios (residential/non-residential water use).
(Source: City of Pasco, 2019)
Pump stations and booster stations supply the water system from the Butterfield Water Filtration
Plant and WPWTP. The City of Pasco pump and booster stations include:
• Eastside Booster Station – 6 pumps, 100 Total Dynamic Head (TDH)
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• Riverview Heights Booster Station – 5 pumps, 162 TDH
• Broadmoor Boulevard Booster Station – 3 pumps, 188 TDH
• Butterfield High Service Pumping Station – 5 pumps, 230 TDH
• WPWTP High Service Pumping Station – 2 pumps, 205 TDH
• Buren/Road 36 Booster Station – 2 pumps, 150 TDH
• Note: TDH based on Certified Performance Curve
The City of Pasco’s water storage system consists of three reservoirs located throughout the water
service area in addition to the storage capacity of the Butterfield Water Filtration Plant and the
WPWTP (Figure 30). The three existing reservoirs are:
• Riverview Heights reservoir – 10 MG
• Road 68– 2.5 MG
• Broadmoor Boulevard reservoir – 1 MG
Additional water storage reservoirs are being planned as part of capital improvement projects . The
water distribution system consists of more than 330 miles of water main ranging in size ranging
from 2-inch to 36-inch in diameter, 6 booster stations, and 20 pressure reducing valve (PRV)
stations.
(Source: City of Pasco GIS. 2022)
FIGURE 32. BROADMOOR AREA MAJOR WATER SERVICE MAP
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The Broadmoor area will be served by the WPWTP and reservoirs at Broadmoor Boulevard and
Harris Road. Portions of the Broadmoor area fall outside the areas currently serviced by the City’s
domestic water system. The City of Pasco domestic water supply lines and service will need to be
expanded concurrent with development of the Broadmoor area associated with Alternatives 1
and 2. The existing domestic water treatment and collection systems will likely be able to support
the increased demand associated with phased development in the short term. However, as the City
of Pasco is projected to continue to grow in population and future development is planned, existing
water treatment and collection systems will not be adequate to meet to the increased demand over
the long term. Planned capital projects such as expansion of the WPWTP and improvement of the
Butterfield Water Filtration Plant will aid in meeting these increasing demands.
5.11.1.3.2 Sanitary Sewer
The City of Pasco owns and operates a wastewater collection and treatment system to facilitate
domestic wastewater management for the community. The City’s sewer system includes a gravity
collection and conveyance system, a wastewater treatment plant, 14 sewer lift stations, and
approximately 270 combined miles of gravity collection and force main pipes (City of Pasco, 2021).
The Waste Water Treatment Plant was constructed in 1954, and was upgraded multiple times after
that with the latest update occurring in 2016 and 2017. This system is operated under a NPDES
Permit issued by Ecology. The sewer service area policies are defined in Titles 03, 13, 14 and 16 of
the PMC. Additionally, the City of Pasco’s 2021 Comprehensive Sewer Plan Addendum (City of
Pasco, 2021) analyzes the current wastewater collection and treatment system to determine
deficiencies and plan for future capabilities to meet the needs of projected population growth. The
current and proposed sewer facilities for the City of Pasco are shown in Figure 25.
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Based on the analysis of systems as part of the Comprehensive Sewer Plan, the following findings
were identified:
• The current collection system is in good condition and has the capacity to meet current and
future needs with few system upgrades and improvements over the planning period.
• The current condition of the existing wastewater treatment plant is good. The plant
continues to perform well and has the capability to expand current processes to meet
future flow and regulatory requirements. A facility plan for upgrades and expansion of the
facility is nearing completion with a series of improvements planned for the immediate
future.
• The wastewater flows assessed for the planning period are within the current capacity of
the wastewater treatment plant. However, 10-year planning period Peak Hour Flow (PHF)
analysis indicates that significant gravity main capacity deficiencies are anticipated as a
result of the projected 10-year and 20-year growth. This would need improvements.
• Expansion of the collection system in the Broadmoor area can be accommodated by the
existing collection system and wastewater treatment plant to serve future service areas not
currently served or developed.
The City of Pasco plans to provide sewer services to the areas that are currently not served.
Through the local improvement district (LID) process, the City is able to provide sewer service to
areas that currently do not have sewer services. Sewer service will also be expanded as necessary to
accommodate new development, such as development under the alternatives for the Broadmoor
area. The Broadmoor area is encompassed by the Broadmoor Boulevard Interceptor and North
Court Street Area basins as shown in Figure 37 of the 2014 Comprehensive Sewer Plan (City of
Pasco, 2014). Based on the analyses, the Broadmoor Boulevard Interceptor basin and North Court
Street basin are projected to have increased population and flow over time. The current sewer
collection system and wastewater treatment plant have the capacity to serve the Broadmoor area
development under Alternatives 1 and 2, with minimal improvements or upgrades; however, sewer
lines would need to be extended concurrent with development (City of Pasco, 2014; City of Pasco,
2007). Currently, sewer infrastructure is being extended to serve the southern portion of the
Broadmoor area. Figure 31 indicates proposed extension of services in the Broadmoor area as of
March 2022.
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FIGURE 33. BROADMOOR AREA PROPOSED SEWER SERVICE MAP
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Reclaimed water is supplied as part of the primary wastewater treatment plant completed in 1954.
Since completion of the primary wastewater treatment plant, the City of Pasco has been actively
discharging treated wastewater in the Columbia River watershed. The City’s secondary-treated
effluent wastewater is recycled into the Columbia River. This recycled water is used for multiple
purposes such as domestic (public water supply), non-domestic (irrigation, industrial use,
hydropower generation), and environmental (maintaining in-stream flows, fish habitat, etc.) (City of
Pasco, 2019). This secondary-treated effluent discharge meets the standards as set forth in
WAC 173-201A, Water Quality Standards for Surface Waters of the State of Washington. As stated
in the City of Pasco’s Comprehensive Sewer System Plan, “In compliance with Class A (Excellent)
surface water criteria, the wastewater effluent from the treatment plant avoids any potential
restrictions to downstream uses and avoids the high capital and operating costs associated with
additional treatment, pumping, and transport needed to support direct reuse of treated effluent”
(City of Pasco, 2014). Additionally, industrial wastewater from food processors is treated by land
application in City-owned agricultural farm circles.
5.11.1.3.3 Irrigation Water
Non-potable irrigation water in the City of Pasco is provided by Franklin County Irrigation District
(FCID) for properties along the I-182 corridor. The FCID provides irrigation water to approximately
7 square miles of land within the Pasco UGA. The FCID is a municipal corporation whose mission is
to provide irrigation to farm fields and to urban areas and residential properties. The FCID irrigation
water is supplied from the Columbia River by a series of pumps, lift stations, canals, and trunk lines.
The FCID has ample water rights to serve future development. New subdivisions served by the FCID
irrigation water must install irrigation lines, and subsequent FCID system expansion will be
implemented concurrently with development.
The City’s existing irrigation system is supplied by water from 11 groundwater wells and water
pumped from the Columbia River and distributed via 135 miles of PVC, ductile iron, and steel
distribution pipes ranging from 3 to 24 inches in diameter.
The City of Pasco irrigation system does not provide service to the majority of the Broadmoor area.
Both the FCID and City’s irrigation system could be extended to provide irrigation waters to the
Broadmoor area. Domestic water and irrigation systems should be kept separate and expanded
concurrently with developments. The City of Pasco Irrigation System Master Plan (2013) outlines
recommendations for improvements to wells and the irrigation system and opportunities for
further planning and study, which includes short-term and long-term improvements and planning
for areas near or at the Broadmoor area. Also, because much of the land in the Broadmoor area is
currently in agricultural use where irrigation is already provided via existing irrigation systems or
private water wells, irrigation water is available to accommodate future development. Connection
to the City’s Water Utility from private water systems or wells may require transfer of the owners’
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water rights to the City if the owners’ intent is to relinquish use of the private wells (City of Pasco,
2013; City of Pasco, 2007).
5.11.1.3.4 Stormwater
The City of Pasco manages stormwater runoff through a storm sewer system, catch basins,
infiltration galleries, collection ponds, on-site collection and dissipation systems, and grassy swales
along roadways. Older stormwater systems located in the southeastern portions of the City convey
roadway runoff to outfalls. There is ongoing effort to retrofit those systems to on-site stormwater
management systems and eliminate outfalls.
Currently and for the foreseeable future, the City of Pasco requires development to mitigate the
effects of stormwater collection, which reduces the need for an extensive storm sewer system. All
new developments and redevelopments are required to design and install stormwater systems that
retain runoff on site for the established design storm event.
Development of the Broadmoor area for Alternatives 1 and 2 will require on-site management of
stormwater collection. On-site stormwater collection should be implemented by project and may
utilize on-site catch basins, infiltration galleries, collection ponds, on-site collection and dissipation
system, grassy swales, or other acceptable methods, which function such that stormwater does not
leave the project or development, function effectively, and avoid impacts to the Columbia River or
native wetlands or riparian areas.
5.11.2 POTENTIAL IMPACTS
Development of the Broadmoor area based on Alternatives 1 and 2 will enable the City of Pasco to
further accommodate a growing and projected City population. Planning, funding, and construction
of utilities and public service facilities concurrent with development are crucial to meeting the
demand of projected growth. Implementation of both Alternatives 1 and 2 will require additional
public services and utilities infrastructure necessary to facilitate expansion of services to new
development. The City of Pasco’s population, UGA and utility service area, and flow demands are
projected to increase in the next 20 years (City of Pasco, 2020).
Current emergency, fire, parks, and recreational services and facilities would need to be modified,
expanded, and considered as part of development to meet the community’s needs.
The City of Pasco’s main water service distribution and transmission system has adequate capacity
and pressure to provide for the required flows under existing and future conditions. In undeveloped
and partially developed areas there is currently inadequate fire service and/or domestic water
service. The current domestic water treatment facilities need to be expanded to meet future peak
demands. These demands could be accommodated at the WPWTP. At this time, water quality is
high without the need for additional treatment. The 2014 Comprehensive Sewer Plan and the
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2021 Addendum for the City of Pasco recommend continued development of the water system
mapping with associated hydraulic modeling and water usage demand information to better design
and plan for future needs. Additionally, the 2019 Comprehensive Water System Plan outlines the
planned future capital improvements to address other water system deficiencies. These capital
improvements include upgrades and expansion of existing water treatment plants and water lines
and piping, replacement of existing water lines, expansion of water storage through new reservoirs,
and performance of various water studies (City of Pasco, 2019). The capital facilities and future
service piping projects for the development of the Broadmoor area are shown in Table 18. 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.
TABLE 18. CITY OF PASCO WATER SYSTEM CAPITAL IMPROVEMENT PROJECTS
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 7,363,350
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Capital Facilities Estimated Cost ($)
Road 1084
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
Funding for capital projects is obtained through utility rates and applicable grants and loans.
Ecology issues grants and loans such as the Centennial Clean Water Fund Grant that helps with the
costs of design, acquisition, construction, and improvement of water pollution control facilities and
related activities. These grants and loans are to ensure that the water pollution control facilities
meet state and federal requirements for the protection of water quality. Future funding for these
grants and loans cannot be reliably forecasted.
Also, Ecology administers low-interest loans and loan guarantees such as a state revolving fund
loan. These loans are used for wastewater pollution control projects and are available at low
interest rates. The potential impact for the City of Pasco is whether they can show they have a
water quality need, a facility plan for water quality treatment, and ability to repay a loan through a
dedicated source of funding and conform to other state and federal requirements.
Property taxes and/or services and utility user fees implemented by the City government could be
considered by voters with voter-approved initiatives or levies. Such voter-approved levies or
property tax increases could aid in supporting operating costs and other expenses such as
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construction, maintenance, and operation of domestic water collection and treatment and other
expanded utility services. Obtaining capital funding by such means is limited by voters who may not
authorize additional fees or increase in existing fees or property taxes. The City is also assessing
ways to finance projects with tax revenue, bonds, and TIF.
5.11.3 MITIGATION MEASURES
The City of Pasco could mitigate current public services and infrastructure limitations that may
impact development associated with both alternatives by the following measures:
• Use current capital funds to expand City infrastructure to bring services and utilities to sites
of planned development in the Broadmoor area. This would enable developers to
concurrently expand and provide services and utilities as part of planned development.
• Expand and modify current emergency and fire services to address areas currently
underserved to meet necessary response time requirements and services provided.
• Promote the incorporation of neighborhood parks and recreational facilities and
infrastructure as part of design and evaluation of proposed projects at the Broadmoor area.
• Ensure equitable park access based on the current City standards of a ¼-mile to ½-mile
walking or biking distance from park access points that is roughly the equivalent of a 10-
minute walk.
• Obtain grants or loans, or increase taxes and fees, or TIF financing to fund additional capital
projects that provide the necessary resources to maintain current operation of existing
water treatment facilities and expansion of the City’s infrastructure.
• Expand or make improvements to the existing domestic water treatment and distribution
facilities. This will help with current and future demand as well as fire safety provisions. This
could include further development of the WPWTP to expand the system’s current capacity.
Expansion of the WPWTP would also reduce the impact of the City’s water dependency on a
single water treatment plant.
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HISTORIC AND CULTURAL RESOURCES
This section describes existing historical and cultural resources for the Broadmoor area. Cultural
sites within the area demonstrate previous systems of land use, including habitation, subsistence,
and spirituality practiced by the region’s Native peoples. Settlement in this area was sparse
throughout the nineteenth century. During the early 1900s, Euro-American population increased,
and farmers moved into Pasco and began irrigating the land, leading to increased farming.
Columbia Point South contains extensive amounts of historic artifacts. The southern part of the
Broadmoor area is located directly opposite Columbia Point South and is culturally sensitive. This
area contains sand dunes that are also culturally sensitive and are located along the Franklin bank
of the Columbia River. Due to the proximity of the river, the fishing settlements, and the location of
the sand dunes, it can be inferred that this area is culturally sensitive to the local Native Tribes such
as the Yakama Indian Nation, Confederated Tribes of the Umatilla Indian Reservation, Nez Perce
Tribe, and Wanapum.
5.12.1 AFFECTED ENVIRONMENT
Northwest Anthropology LLC (NWA) conducted a file and literature search for the Broadmoor area
(see Appendix B). NWA reviewed the WISAARD database, Franklin County Historical Museum,
historical maps, ethnographic sources, and local literature sources. A search of the WISSARD
database was conducted to identify all sites within 1 mile of the Broadmoor area to better
understand the types of sites that might found within the Broadmoor area. Based on this review, no
sites were identified directly within the Broadmoor area. Thirteen archaeological sites fall within a
mile of the Broadmoor project boundary; some sites fall in Benton County, while others are in
Franklin County. Eight of these sites are in the National Register of Historic Places (NRHP)-eligible
Tri-Cities Archaeological District and Hanford South Archaeological District. One site within a mile of
the Broadmoor area is in the Hanford South District. This district has never been selected as an
eligible candidate for the NRHP but has not been recently updated in WISAARD, so its NRHP
eligibility is unknown at this time.
The 13 sites within the 1-mile radius contain a combination of lithics, shell, burials, irrigation pipes,
and one designated as a field camp. One historic site located within a mile of the Broadmoor area
shows a history of farming, indicating a great deal of historic ground disturbing activity.
5.12.2 POTENTIAL IMPACTS
Generally, the potential for impacts to cultural resources is proportional to the intensity of
development. The greater the horizontal and vertical extent of ground disturbance, the more likely
that a development will impact archaeological materials, historic structures, or traditional cultural
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properties. Several existing laws and regulations govern the identification and treatment of cultural
resources. These include:
• Section 106 of the National Historic Preservation Act and its implementing regulations at 36
CFR 800, which apply to projects that are federally funded or approved.
• Governor’s Executive Order 05-05, which applies to projects that use State of Washington
capital funds.
• RCW 27.53 (Archaeological Sites and Records), which prohibits the unpermitted removal of
archaeological materials and establishes a permitting process.
• RCW 27.44 (Indian Graves and Records), which describes how human remains must be
treated.
• PMC Historic Preservation Title 20 regulates historic sites for “identification, evaluation,
designation, and protection of designated historic and prehistoric resources.”
Given these laws and regulations, it is likely that any impacts to significant cultural resources would
have to be mitigated, in consultation with Native American Tribes and the Department of
Archaeology and Historic Preservation (DAHP).
Archaeological or historical materials could be found within the Broadmoor area as part of
development planned under both alternatives. Unrecorded archaeological sites could be affected in
these areas.
5.12.3 MITIGATION MEASURES
• Because the WISAARD predictive model indicates that the entire Broadmoor area ranges
from High Risk to Very High Risk, an archaeological survey is advised due to the possibility
that artifacts could be found. 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 to be mitigated. Mitigation is
developed on a project-by-project basis, in consultation with Native American Tribes, DAHP,
and other interested parties.
• Furthermore, it is recommended that the City of Pasco prepare an Unanticipated Discovery
Plan, with additional consideration for the disturbance of Native and European burials, and
to begin notification and consultation efforts.
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planning/complete-streets. Accessed: November 3, 2022
WSDOT , 2021. Washington State Active Transportation Plan, 2020 and beyond. Available at:
https://wsdot.wa.gov/sites/default/files/2021-12/ATP-2020-and-Beyond.pdf. Accessed:
November 3, 2022
Page 281 of 355
Broadmoor Area Non-Project Draft EIS
Hansen Design Page 109 May 2022
APPENDICES
Appendix A: Natural Resources Conservation Service Hydric Rating for
the Broadmoor Project Area
Appendix B: (Cultural and Historic Resources) A Literature Review of
the 1,600-2,000 Acre Area in the Northwest Portion of Pasco for the
Broadmoor Area Non-Project Environmental Impact Statement
Appendix C: City of Pasco Transportation System Master Plan (TSMP)
Draft
Page 282 of 355
Draft – Broadmoor Area Non-Project EIS
Hansen Design Page 110 May 2022
Page 283 of 355
AGENDA REPORT
FOR: City Council February 21, 2023
TO: Adam Lincoln, Interim City Manager City Council Workshop
Meeting: 2/27/23
FROM: Angela Pashon, Assistant City Manager
Executive
SUBJECT: Resolution - Rescinding an Emergency Proclamation
I. REFERENCE(S):
Draft Resolution
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
Discussion
III. FISCAL IMPACT:
NA
IV. HISTORY AND FACTS BRIEF:
On February 29, 2020, Washington State Governor Jay Inslee signed a
Proclamation declaring a State of Emergency existed in all counties in the State
due to the number of confirmed cases of COVID-19 in the state and directed that
the plans and procedures of the Washington State Comprehensive Emergency
Management Plan be implemented.
The City Manager initiated the City’s Continuity of Operations Plan in March
2020 in response to the threat COVID-19 represented to the community and
reported to the Mayor of the City of Pasco that a state of emergency existed
within the City based upon the spread of COVID-19 within Washington State.
The Pasco Municipal Code (PMC) 2.55.010 authorizes the Mayor to proclaim in
writing the existence of a civil emergency when circumstances demand
immediate action to preserve public health. In the judgment of the Mayor and
City officials, it was deemed necessary at the time that extraordinary measures
were needed to protect the public health, safety, and welfare of Pasco residents,
it was undetermined if these measures would go beyond the capability of local
Page 284 of 355
resources. Resolution No. 3946 ratified the Emergency Proclamation; the
Emergency Proclamation expiration was not linked to the Governor's State of
Emergency and therefor would require Council action to rescind it.
Washington’s Governor announced that the Washington State COVID -19 State
of Emergency and related emergency orders that were still in effect would be
rescinded by October 31, 2022.
V. DISCUSSION:
The draft resolution (attached) would rescind the City's Emergency Proclamation
related to Covid-19. Three City Emergency Orders require a written order to
rescind including:
• Resolution No. 3972 - Ratifying the Emergency Order No. 2020-007
relating to Temporary Changes to Outdoor Seating;
• Resolution No. 4024 - Ratifying the Emergency Order no. 2020-004.2
Relating to Extending Temporary Expansion of Administrative Paid Leave
for City of Pasco Staff; and
• Resolution No. 4025 - Ratifying the Emergency Order No. 2020-005.3
relating to Extending Temporary Change in Leave Policies.
All other Emergency Orders expired based on the State's orders/restrictions.
Staff recommends approval at the March 6, 2023 Regular Council meeting.
Page 285 of 355
Resolution – Rescinding Emergency Proclamation for COVID-19 - 1
RESOLUTION NO. _________
A RESOLUTION OF THE CITY OF PASCO, WASHINGTON
RESCINDING RESOLUTION NO. 3946 RATIFYING THE EMERGENCY
PROCLAMATION SIGNED BY MAYOR MARTINEZ ON MARCH 16, 2020,
PROCLAIMING A CIVIC EMERGENCY WITHIN THE CITY OF PASCO AND
RESCINDING ALL OTHER RESOLUTIONS IMPLEMENTING EMERGENCY
ORDERS BASED ON RESOLUTION NO. 3946.
WHEREAS, on January 31, 2020, the United States Department of Public Health and
Human Services Secretary Alex Azar declared a public emergency for COVID -19 beginning on
January 27, 2020; and
WHEREAS, on February 29, 2020, Washington State Governor Jay Inslee signed a
Proclamation declaring a State of Emergency exists in all counties in the State due to the number
of confirmed cases of COVID-19 in the state and directed that the plans and procedures of the
Washington State Comprehensive Emergency Management Plan be implemented; and
WHEREAS, the City Manager has initiated the City’s Continuity of Operations Plan in
response to the threat COVID-19 represents to the community and has reported to the Mayor of
the City of Pasco that a state of emergency exists within the City based u pon the spread of
COVID19 in Washington State; and
WHEREAS, PMC 2.55.010 authorized the Mayor to proclaim in writing the existence of
a civil emergency when circumstances demand immediate action to preserve public health; and
WHEREAS, Washington’s Governor announced that the Washington State COVID-19
State of Emergency and COVID-19 emergency orders that were still in effect would be rescinded
by October 31, 2022; and
WHEREAS, Resolution No. 3946 is no longer needed to preserve the public health, safety,
and welfare of the City of Pasco; and
WHEREAS, resolutions remaining in effect that implemented Emergency Orders based
on Resolution No. 3946 are no longer needed as well.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF PASCO, WASHINGTON:
That Resolution No. 3946 attached hereto as Exhibit A, and all other resolutions
implementing Emergency Orders based on Resolution No. 3946 remaining in effect attached
hereto as Exhibit B are hereby rescinded.
Be It Further Resolved, that this resolution will take effect immediately.
Page 286 of 355
Resolution – Rescinding Emergency Proclamation for COVID-19 - 2
PASSED by the City Council of the City of Pasco, Washington, on this ___ day of _____,
2023.
_____________________________
Blanche Barajas
Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ ___________________________
Debra Barham, CMC Kerr Ferguson Law, PLLC
City Clerk City Attorneys
Page 287 of 355
RESOLUTION NO. 3946
A RESOLUTION OF THE CITY COUNCIL OF PASCO,
WASHINGTON; RATIFYING THE EMERGENCY PROCLAMATION
SIGNED BY MAYOR MARTINEZ ON MARCH 16, 2020, PROCLAIMING A
CIVIC EMERGENCY WITHIN THE CITY OF PASCO AS A RESULT OF THE
SPREAD OF COVID-19 IN BENTON AND FRANKLIN COUNTIES.
WHEREAS, on January 31, 2020, the United States Department of Public Health and
Human Services Secretary Alex Azar declared a public emergency for COVID-19 beginning on
January 27, 2020; and
WHEREAS, on February 29, 2020, Washington State Governor Jay Inslee signed a
Proclamation declaring a State of Emergency exists in all counties in the State due to the number
of confirmed cases of COVID-19 in the state and directed that the plans and procedures of the
Washington State Comprehensive Emergency Management Plan be implemented; and
WHEREAS, on March 13, 2020, President Donald Trump declared a national emergency
due to the spread of COVID-19 in the United States; and
WHEREAS, the City Manager has initiated the City's Continuity of Operations Plan in
response to the threat COVID-19 represents to the community and has reported to the Mayor of
the City of Pasco that a state of emergency exists within the City based upon the spread of COVID-
19 in Washington State; and
WHEREAS, PMC 2. 55.010 has authorized the Mayor to proclaim in writing the existence
of a civil emergency when circumstances demand immediate action to preserve public health; and
WHEREAS, the United States Center for Disease Control and Prevention identifies the
potential public health threat posed by COVID-19 as high, and has advised that person-to-person
spread of COVID-19 will continue to occur; and
WHEREAS, in the judgment of the undersigned, extraordinary measures are required to
protect the public health, safety, and welfare of Pasco residents and may go beyond the capability
of local resources. NOW, THEREFORE,
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO,
WASHINGTON:
That all City officials, their agents and representative are hereby authorized and directed
to undertake all action necessary or desirable from time to time to carry out the emergency
proclamation, Exhibit A; all act pursuant to the authority of the proclamation to its date are hereby
ratified; and
Resolution: Proclamation Declaring an Emergency - 1
EXHIBIT A
Page 288 of 355
Be It Further Resolved, that this resolution shall take effect immediately upon it passage
and approval.
PASSED by the City Council of the City of Pasco, Washington this
16th day of March,
2020.
Saul Martinez
Mayor
ATTEST:
Debra Barham, CMC
City Clerk
Resolution: Proclamation Declaring an Emergency - 2
APPROVED AS TO FORM:
X-ef'uson Law, PLLC
Attorney
Page 289 of 355
EXHITIB A
P,
X1
61WWY_1_11111V4
WHEREAS, on January 31, 2020, the United States Department of Public Health and Human
Services Secretary Alex Azar declared a public emergency for COVID-19 beginning on January 27,
2020; and
WHEREAS, on February 29, 2020, Washington State Governor Jay Inslee signed a
Proclamation declaring a State of Emergency exists in all counties in the State due to the number
of confirmed cases of COVID-19 in the state and directed that the plans and procedures of the
Washington State Comprehensive Emergency Management Plan be implemented; and
WHEREAS, on March 13, 2020, President Donald Trump declared a national emergency due to
the spread of COVID-19 in the United States; and
WHEREAS, the City Manager has initiated the City's Continuity of Operations Plan in response
to the threat COVID-19 represents to the community and has reported to the Mayor of the City of
Pasco that a state of emergency exists within the City based upon the spread of COVID-19 in
Washington State; and
WHEREAS, PMC 2.55.010 has authorized the Mayor to proclaim in writing the existence of a
civil emergency when circumstances demand immediate action to preserve public health; and
WHEREAS, the United States Center for Disease Control and Prevention identifies the potential
public health threat posed by COVID-19 as high, and has advised that person-to-person spread of
COVID-19 will continue to occur; and
WHEREAS, in the judgment of the undersigned, extraordinary measures are required to protect
the public health, safety, and welfare of Pasco residents and may go beyond the capability of local
resources.
NOW, THEREFORE, IT IS HEREBYPROCLAIMED AS FOLLOWS.
1. Emergency Declaration A civil emergency exists within the City of Pasco, Washington,
as a result of the spread of COVID-19 in Benton and Franklin Counties. PMC 2.55.010(1)(c)
provides for the Mayor to declare an emergency when circumstances demand immediate action
to preserve public health. The outbreak of COVID-19 and the effects of its extreme risk of person-
to-person transmission throughout Washington State can significantly impact the life and health
of those living and working in Pasco, as well as continuity of operations and government at the
City, and is a public emergency that affects life, health, property, or the public peace.
2. Emergency Powers. The Mayor or his designee(s) are hereby authorized to utilize all
emergency powers and authority set forth in RCW 38.52.070 and PMC 2.55.020, including,
without limitation, the right to enter into contract, employ temporary workers and incur
obligations without regard to time-consuming procedures and formalities prescribed by law
except mandatory constitutional requirements). This Proclamation of Emergency shall be
presented to City Council for ratification as soon as practicable, in accordance with PMC
2.55.010(2).
3. State and Federal Assistance. The Mayor or his designee(s) are hereby authorized to
request all available state and federal assistance necessary to respond to this emergency.
Saul Martinez, Mayor
City of Pasco
SIGNED, this _Day of March, 2020.
Page 290 of 355
RESOLUTION NO. 3972
A RESOLUTION OF THE CITY OF PASCO RATIFYING THE EMERGENCY
ORDER RELATING TO NO. 2020-007 TEMPORARY CHANGES TO
OUTDOOR SEATING IN C-1, C-2 AND C-3 ZONES.
WHEREAS, on January 31, 2020, the United States Department of Public Health and
Human Services Secretary, Alex Azar, declared a public emergency for the novel coronavirus
COVID-19) beginning on January 27, 2020; and
WHEREAS, on February 29, 2020, Governor Jay Inslee signed a Proclamation declaring
a State of Emergency exists in all counties in the State of Washington due to the number of
confirmed cases of COVID-19 in the state and directed that plans and procedures of the
Washington State Comprehensive Emergency Management Plan be implemented; and
WHEREAS, beginning on March 11, 2020, the President of the United States, Donald J.
Trump, directed the Federal Government to take numerous emergency measures to address the
unprecedented nature of this public health crisis, including restrictions on all foreign travel outside
United States of America due to the number of confirmed cases of COVID-19 in the United States;
and
WHEREAS, on March 16, 2020, Mayor Saul Martinez proclaimed the existence of a civil
emergency pursuant to PMC 2.55.010; and
WHEREAS, on March 17, 2020, the Department of Public Health of Benton and Franklin
County announced the first local case of COVID-19; and
WHEREAS, as the COVID-19 emergency worsens, there is an increasing likelihood that
City residents, employees, and visitors will be exposed to the virus; and
WHEREAS, on March 15, 2020, Governor Jay Inslee announced the temporary closure
of all restaurants statewide, except for take -away and delivery orders; and
WHEREAS, the economic disruptions to restaurants caused by COVID-19 have placed a
sudden and severe financial strain on many restaurants and will increase the likelihood of
restaurants struggling to meet existing financial commitments and remain open during and after
the COVID-19 crisis; and
WHEREAS, the City of Pasco has determined that restaurants may more fully
accommodate patrons by utilizing outdoor spaces under the Governor's Safe Start Plan, including
adjacent sidewalks and parking areas assigned to that business; and
WHEREAS, a civil emergency pursuant to PMC 2.55.010 continues to exist.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF PASCO, WASHINGTON:
Resolution — Ratifying Emergency Order No. 2020-007 — Outdoor Seating
EXHIBIT B
Page 291 of 355
Be It Resolved, that the City Council confirms and ratifies Emergency Order 2020-007
related to Temporary Changes to Outdoor Seating in C-1, C-2 and C-3 Zones as presented in
Exhibit A, attached hereto, and
Be It Further Resolved, that this Resolution take effect the date Emergency Order 2020-
007 was signed by the Mayor of Pasco, Washington.
PASSED by the City Council of the City of Pasco, Washington this 6t" day of July, 2020.
Saul Martinez
Mayor
ATTEST: APPROVED AS TO FORM:
Debra Barham, CMC Kerr aw, PLLC
City Clerk City
Resolution — Ratifying Emergency Order No. 2020-007 — Outdoor Seating
Page 292 of 355
Pasco
OFFICE OF THE MAYOR • (509) 545-3404 • FAX (509) 545-3403
P.O. Box 293 • 525 North 31d Ave. • Pasco, WDA 99301
Emergency Order No. 2020-007
Outdoor Seating
EXHIBIT A
www.pasco-wa.gov
WHEREAS, on January 31, 2020, the United States Department of Public Health and
Human Services Secretary, Alex Azar, declared a public emergency for the novel coronavirus
COVID-19) beginning on January 27, 2020; and
WHEREAS, on February 29, 2020, Governor Jay Inslee signed a Proclamation declaring
a State of Emergency exists in all counties in the State of Washington due to the number of
confirmed cases of COVID-19 in the State and directed that plans and procedures of the
Washington State Comprehensive Emergency Management Plan be implemented; and
WHEREAS, beginning on March 11, 2020, the President of the United States, Donald J.
Trump, directed the Federal Government to take numerous emergency measures to address the
unprecedented nature of this public health crisis, including restrictions on all foreign travel outside
United States of America due to the number of confirmed cases of COVID-19 in the United States;
and
WHEREAS, on March 16, 2020, Mayor Saul Martinez proclaimed the existence of a civil
emergency pursuant to PMC 2.55.010; and
WHEREAS, on March 17, 2020, the Department of Public Health of Benton and Franklin
County announced the first local case of COVID-19; and
WHEREAS, on March 15, 2020, Governor Jay Inslee announced the temporary closure
of all restaurants statewide, except for take -away and delivery orders; and
WHEREAS, the economic disruptions to restaurants caused by COVID-19 have placed a
sudden and severe financial strain on many restaurants and will increase the likelihood of
restaurants struggling to meet existing financial commitments and remain open during and after
the COVID-19 crisis; and
WHEREAS, the City of Pasco has determined that restaurants may more fully
accommodate patrons by utilizing outdoor spaces under the Governor's Safe Start Plan, including
adjacent sidewalks and parking areas assigned to that business; and
WHEREAS, a civil emergency pursuant to PMC 2.5 5.010 continues to exist.
NOW, THEREFORE,
I, Saul Martinez, Mayor of the City of Pasco, ORDER under the emergency powers granted
to me under the Proclamation of Emergency that:
Emergency Order No. 2020-007 — Outdoor Seating
Page 293 of 355
1. The above recitals are true and correct in all respects; and
2. The City of Pasco shall allow sidewalk/cafd seating in the C-1; C-2 and C-3 Zoning
Districts and any portions of the Pasco Municipal Code that would require suspension
in order to comply with this Order, are hereby suspended. The City Manager is hereby
authorized to use his discretion to implement this Order, generally under the following
conditions:
a. Sidewalk/cafd seating plan shall be approved by the City of Pasco Community &
Economic Development Department.
b. Off-street parking areas adjacent and dedicated for restaurants may be fenced off
to provide additional seating, provided the area shall not exceed one -hundred
percent (100%) of the interior seating space of the restaurant. Required off-street
parking may be reduced by fifty percent (50%) during the duration of this
Emergency Order.
c. Handicapped parking stalls shall not be used for patron seating.
d. Fences shall be no more than 42" high, and shall be decorative metal.
e. Furnishings (tables/seating) shall be a durable material and complementary to the
decorative fencing. Fencing and furnishings shall not be permanently affixed to the
sidewalk. Fencing and furnishings shall be adequately weighted to prevent tipping.
f. Clear access for pedestrians of at least 6' shall be maintained along sidewalk
corridors at all times.
g. Maintenance of all allowed fencing and furnishings shall be the responsibility of
the business owner/applicant.
h. Additional outdoor lighting and/or signage in conjunction with the outdoor seating
may be allowed.
i. Curbside pick-up zones shall be maintained within 500' of each restaurant.
3. This Order shall be in effect until rescinded by written order.
DATED this 2 day of Jul 2020.
aul 1Vlartinez, Mayor
Attest:
C. 'K40WW_
Debra Barham, CMC
City Clerk
Emergency Order — Outdoor Seating
Page 294 of 355
RESOLUTION NO. 4024
A RESOLUTION OF THE CITY OF PASCO, WASHINGTON,
RATIFYING THE EMERGENCY ORDER NO. 2020-004.2 RELATING TO
EXTENDING TEMPORARY EXPANSION OF ADMINISTRATIVE PAID
LEAVE FOR CITY OF PASCO STAFF.
WHEREAS, on March 16, 2020, Mayor Saul Martinez proclaimed the existence of a civil
emergency pursuant to PMC 2.55.010 due to the COVID-19 emergency, which has caused a
world-wide pandemic; and
WHEREAS, the purpose of the emergency order allows the City, including its businesses
and community members, to continue to conduct business, ensuring that the safety of everyone is
secured, while maintaining the needed services for all; and
WHEREAS, the Pasco Municipal Code Section 2.55.020 (2) states that any such
emergency) orders shall, at the next regular or special meeting of the City Council, following thedatetheordersareissued, be presented to the City Council for ratification and confirmation by
resolution of the City Council and if not so ratified and confirmed, shall be of no further effect.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF PASCO, WASHINGTON:
That the City Council confirms and ratifies Emergency Order 2020-004.2 related to the
extending Temporary Expansion of Administrative Paid Leave for City of Pasco Staff as presented
in EXHIBIT A, attached hereto, and
Be It Further Resolved that this Resolution takes effect the date Emergency Order 2020-
004.2 was signed by the Mayor of Pasco, Washington.
PASSED by the City Council of the City of Pasco, Washington this
4th day of
January, 2021.
Saul Martinez
Mayor
ATTEST:
Debra Barham, CMC
City Clerk
APPROVED AS TO FORM:
BS
Kerr F guy P
City Attorney
Resolution — Ratifying EO No. 2020-004.2 — Paid Administrative Leave
Page 295 of 355
Clty of
co
OFFICE OF THE MAYOR • (509) 545-3404 • FAX (509) 545-3403
P.O. Box 293 •525 North 31 Ave. • Pasco, WA 99301 www.pasco-wa.gov
Emergency Order No. 2020-004.2
Extending Administrative Authority of City Manager for the Purposes of Paid
Administrative Leave
WHEREAS, on January 31, 2020, the United States Department of Public Health and
Human Services Secretary, Alex Azar declared a public emergency for the novel coronavirus
COVID-19) beginning on January 27, 2020; and
WHEREAS, on February 29, 2020, Governor Jay Inslee signed a Proclamation declaring
a State of Emergency exists in all counties in the State of Washington due to the number of
confirmed cases of COVID-19 in the state and directed that plans and procedures of the
Washington State Comprehensive Emergency Management Plan be implemented; and
WHEREAS, beginning on March 11, 2020, the President of the United States, Donald J.
Trump, directed the Federal Government to take numerous emergency measures to address the
unprecedented nature of this public health crisis, including restrictions on all foreign travel outside
United States of America due to the number of confirmed cases of COVID-19 in the United States;
and
WHEREAS, on March 16, 2020, Mayor Saul Martinez proclaimed the existence of a civil
emergency pursuant to PMC 2.55.010; and
WHEREAS, on March 17, 2020, the Department of Public Health of Benton and Franklin
County announced the first local case of COVID-19; and
WHEREAS, as the COVID-19 emergency worsens, there is an increasing likelihood that
City residents will be exposed to the virus; and
WHEREAS, it is essential, to reduce the community spread of COVID-19, that any
employee determined to have a credible exposure to or suspected contraction of COVID-19 not
report to City facilities; and
WHEREAS, existing personnel and leave policies do not contemplate an epidemic of this
nature and may not sufficiently deter such employees from reporting to City facilities; and
WHEREAS, Emergency Order 2020-004, Expanding Administrative Authority of city
Manager for the Purposes of Paid Administrative Leave, expires on December 31, 2020; and
WHEREAS, a civil emergency pursuant to PMC 2.5 5.010 continues to exist; and
Emergency Order No. 2020-004.2
Page 296 of 355
WHEREAS, PMC 2.55.020 authorizes the Mayor to implement any such orders as are
immediately necessary for the protection of life and property; and
WHEREAS, it is necessary to impose emergency personnel requirements and pay
practices to protect life and property.
NOW, THEREFORE,
I, Saul Martinez, Mayor of the City of Pasco, ORDER under the emergency powers granted to me
under the Proclamation of Emergency that:
1. The above recitals are true and correct in all respects;
2. The City Manager's administrative authority to authorize paid administrative leave
to employees is hereby extended to the extent necessary to investigate and evaluate
benefits and programs available in the case of a City employees' exposure or
possible exposure to COVID-19 or in the event of a positive or presumptive positive
COVID-19 determination of an employee.
3. This Order shall be in effect for the duration of the Emergency Proclamation
ratified by Resolution No. 3946 or rescinded by separate written order.
DATED this 30'h day of December, 2020.
Saul Martinez, Mayor
Attest:
Debra Barham, CMC
City Clerk
Emergency Order No. 2020-004.2 2
Page 297 of 355
RESOLUTION NO. 4025
A RESOLUTION OF THE CITY OF PASCO, WASHINGTON,
RATIFYING THE EMERGENCY ORDER NO. 2020-005.3, RELATING TO
EXTENDING TEMPORARY CHANGE IN LEAVE POLICIES.
WHEREAS, on March 16, 2020, Mayor Saul Martinez proclaimed the existence of a civil
emergency pursuant to PMC 2.55.010 due to the COVID-19 emergency, which has caused a
world-wide pandemic; and
WHEREAS, the purpose of the emergency order allows the City, including its businesses
and community members, to continue to conduct business, ensuring that the safety of everyone is
secured, while maintaining the needed services for all; and
WHEREAS, the Pasco Municipal Code Section 2.55.020 (2) states that any such
emergency) orders shall, at the next regular or special meeting of the City Council, following the
date the orders are issued, be presented to the City Council for ratification and confirmation by
resolution of the City Council and if not so ratified and confirmed, shall be of no further effect.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF PASCO, WASHINGTON:
That the City Council confirms and ratifies Emergency Order 2020-005.3 related to the
temporary change in leave policies as presented in EXHIBIT A, attached hereto, and
Be It Further Resolved that this Resolution takes effect the date Emergency Order 2020-
005.3 was signed by the Mayor of Pasco, Washington.
PASSED by the City Council of the City of Pasco, Washington this 4th day of January,
2021.
Saul Martinez
Mayor
ATTEST:
Debra Barham, CMC
City Clerk
APPROVED AS TO FORM:
Kerr Ferguson Law, PLLC
City Attorney
Resolution — Ratifying EO No. 2020-005.3 — Temporary Change in Leave Policies
Page 298 of 355
ps4co
OFFICE OF THE MAYOR • (509) 545-3404 • FAX (509) 545-3403
P.O. Box 293 •525 North 31d Ave. • Pasco, WA 99301 www.pasco-wa.gov
Emergency Order No. 2020-005.3
Extending Temporary Change in Leave Policies
WHEREAS, on January 31, 2020, the United States Department of Public Health and
Human Services Secretary, Alex Azar declared a public emergency for the novel coronavirus
COVID-19) beginning on January 27, 2020; and
WHEREAS, on February 29, 2020, Governor Jay Inslee signed a Proclamation declaring
a State of Emergency exists in all counties in the State of Washington due to the number of
confirmed cases of COVID-19 in the state and directed that plans and procedures of the
Washington State Comprehensive Emergency Management Plan be implemented; and
WHEREAS, beginning on March 11, 2020, the President of the United States, Donald J.
Trump, directed the Federal Government to take numerous emergency measures to address theunprecedentednatureofthispublichealthcrisis, including restrictions on all foreign travel outside
United States of America due to the number of confirmed cases of COVID-19 in the United States;
and
WHEREAS, on March 16, 2020, Mayor Saul Martinez proclaimed the existence of a civil
emergency pursuant to PMC 2.55.010; and
WHEREAS, on March 17, 2020, the Department of Public Health of Benton and Franklin
County announced the first local case of COVID-19; and
WHEREAS, as the COVID-19 emergency worsens, there is an increasing likelihood that
City residents will be exposed to the virus; and
WHEREAS, City provides essential functions within the community and a healthy
workforce is critical to continuity of such services; and
WHEREAS, existing personnel and leave policies do not contemplate an epidemic of this
nature and may not sufficiently deter such employees from reporting to City facilities; and
WHEREAS, PMC 2.105.270 and 2. 105.180 limits employee's ability to utilize accrued
vacation and sick leave during probationary period; and
WHEREAS, PMC 2. 105.280 limits employee's time off with pay covering periods of
illness or involuntary physical incapacity to the extent that sick leave has accrued;
WHEREAS, existing personnel and leave policies do not allow employees to receive
advanced emergency leave due to extraordinary medical circumstances; and
Emergency Order No. 2020-005.3
Page 299 of 355
WHEREAS, a civil emergency pursuant to PMC 2.5 5.010 continues to exist.
NOW, THEREFORE,
I, Saul Martinez, Mayor of the City of Pasco, ORDER under the emergency powers granted to me
under the Proclamation of Emergency that:
1. The above recitals are true and correct in all respects.
2. The code provisions of PMC 2. 105.270 and 2.105.180 and any other provisions of
the Pasco Municipal Code as they relate to prohibition of probationary employee
from utilization of earned sick and vacation leave, continues to be suspended.
3. The code provisions of PMC 2.105.280 and any other provisions of the Pasco
Municipal Code as they relate to accrual of sick leave, continues to be suspended,
only to the extent necessary, to authorize the City Manager to provide those
employees, without adequate sick or vacation leave balances, up to eighty (80)
hours of advanced emergency leave in the case of a City employee or their family
member having tested positive, or presumed positive, or the employee's child's
school or place of care has been closed for reasons related to COVID-19.
4. Employees utilizing advanced emergency leave under this order shall pay back the
time through a portion of future earned sick or vacation leave accruals until the
amount of advanced emergency leave utilized is extinguished, or is deducted from
any pay due the employee upon separation.
5. This Order shall be in effect for the duration of the Emergency Proclamation ratified
by Resolution No. 3946 or terminated by separate written order.
DATED this 30 day of December, 2020.
Saul Martinez, Mayor
Attest:
Debra Barham, CMC
City Clerk
Emergency Order No. 2020-005.3
Page 300 of 355
AGENDA REPORT
FOR: City Council February 21, 2023
TO: Adam Lincoln, Interim City Manager City Council Workshop
Meeting: 2/27/23
FROM: Debra Barham, City Clerk
Executive
SUBJECT: Ordinance - Amending Pasco Municipal Code, Chapter 2.05 "City
Council" Related to Open Public Meetings Act Updates
I. REFERENCE(S):
Draft Ordinance
House Bill - 1329
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
Discussion
III. FISCAL IMPACT:
None
IV. HISTORY AND FACTS BRIEF:
In mid-2022, the Washington State Legislature amended the Open Public
Meetings meeting remote meetings, of to related (OPMA) Act locations
attendance by members of the legislative body, online posting o f regular meeting
agendas, posting of special meeting notices, receiving public comments,
recording meetings, announcing the purpose of executive sessions and the
adjournment of in-person meetings.
Some of the OPMA amendments were effective upon Governor Inslee’s
signature of House Bill (HB)-1329 on March 24, 2022, while other amendments
become effective June 9, 2022.
At the September 12, 2022, Workshop, Council discussed their requirements for
attending Council meetings remotely and determined that rem ote meeting
attendance may be allowed at the Councilmember's discretion.
Page 301 of 355
1. The Councilmember attending remotely will notify the Mayor and City
Manager of their virtual attendance prior to the meeting;
2. Audio, via a telephone or other electronic device, that can provide real
time communications, will be needed so that the Councilmember may be
heard and may hear the meeting in real time;
3. At the Presiding Officer's discretion, a roll call vote may be enacted for all
motions during a meeting when a Councilmember is attending remotely;
and
4. Lastly, the remote attendance option may extend to the City's Boards and
Commissions.
The OPMA required updates pertaining to Council are reflected in the draft
Ordinance amending Chapter 2.05 "City Council" of the Pasco Municipal Code
(PMC).
Other notable updates within the proposed updates to PMC Chapter 2.05, not
related to the June 2022 OPMA amendments, include the addition of:
• PMC Section 2.05.015 - Presiding officer, selection of a presiding officer
when the Mayor and Mayor Pro Tem are absent and the Presiding
officer's duties; and
• PMC Subsection 2.05.020 (1) - adding the City Council's regular
workshop meeting agenda order.
The addition of the Presiding Officer section is to address instances when there
is no Mayor or Mayor Pro Tem. An example of this situation occurs when the
Mayor and Mayor Pro Tem's terms end on the last day of December and there
is no Presiding Officer during the first meeting the following January. This
addition will serve as a guideline for Council to select a temporary Presiding
Officer until the Mayor has been elected by Council; at which time the Mayor will
preside over the remainder of the meeting. Another instance, is when both the
Mayor and Mayor Pro Tem are absent from a Council meeting, a Presiding
Officer will need to be selected by the Councilmembers present at the beginning
of the meeting, after role call is taken.
The addition of the Council regular workshop meetings in the PMC memorializes
the dates when Council meets regularly for their work sessions.
V. DISCUSSION:
To provide an opportunity for Council to review and discuss the proposed
amendments to the PMC Chapter 2.05, "City Council" with staff.
Page 302 of 355
Ordinance – Amending PMC Related City Council Meetings - 1
ORDINANCE NO. ____
AN ORDINANCE OF THE CITY OF PASCO, AMENDING PASCO
MUNICIPAL CODE, CHAPTER 2.05 “CITY COUNCIL” RELATED TO
UPDATES TO THE WASHINGTON STATE OPEN PUBLIC MEETINGS ACT
EFFECTING CITY COUNCIL’S CONDUCT OF BUSINESS, AND INCLUDES
OTHER MINOR HOUSEKEEPING UPDATES WITHIN THE SAME
CHAPTER.
WHEREAS, the Washington State Legislature has amended the Open Public Meetings
Act (OPMA) related to locations of meetings, remote meeting attendance by members of the
legislative body, online posting of regular meeting agendas, posting of special meeting notices,
receiving public comments, recording meetings, announcing the purpose of executive sessions and
the adjournment of in-person meetings; and
WHEREAS, some of the OPMA amendments were effective upon Governor Inslee’s
signature of House Bill (HB)-1329 on March 24, 2022, while other amendments became effective
June 9, 2022; and
WHEREAS, to meet the new OPMA requirements, the City of Pasco Council (Council)
needs to amend the Pasco Municipal Code (PMC) Chapter 2.05 “City Council” related to regular
and special meetings, remote meeting attendance of Councilmembers, and receiving public
comments; and
WHEREAS, the other amendments within the OPMA are procedural in nature and were
addressed through the appropriate staff to ensure compliance is met including locations of
meetings, online posting of regular meeting agendas, posting of special meeting notices, recording
meetings, announcing the purpose of executive sessions and the remote access to meetings; and
WHEREAS, a housekeeping amendment is to include a new section for City Council’s
workshop meetings within the PMC.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO,
WASHINGTON DO ORDAIN AS FOLLOWS:
Section 1. That the PMC Chapter 2.05 “City Council” is hereby amended and shall
read as follows:
Chapter 2.05
CITY COUNCIL
Sections:
2.05.010 Time and place of meetings.
2.05.015 Presiding officer.
2.05.020 Regular business Mmeetings and workshops – Order of business.
Page 303 of 355
Ordinance – Amending PMC Related City Council Meetings - 2
2.05.025 Special and emergency special meetings.
2.05.030 Reimbursement for expenses.
2.05.040 Preparation and approval of minutes.
2.05.050 Consent agenda.
2.05.060 Quorum.
2.05.070 Remote Attendance.
2.05.080 Parliamentary guide.
2.05.010 Time and place of meetings.
The City Council shall normally meet in regular business meetings session at 7:00
p.m. on the first and third Mondays of each month in the City Hall; provided, that
if a regular Monday business meeting session falls on a legal holiday, the Council
shall meet in regular a business meeting session at the same time and place on the
next succeeding business day.
The City Council shall normally meet in workshop meetings at 7:00 p.m. on the
second and fourth Mondays of each month in the City Hall; provided, that if a
workshop meeting falls on a legal holiday, the Council shall meet in workshop
meeting at the same time and place on the next succeeding business day.
The City Council may cancel regular business meetings or workshops, by motion,
at their discretion.
[Ord. 3264 § 1, 1997; Ord. 3028 § 1, 1994; Ord. 1872 § 1, 1977; Code 1970
§ 2.02.010; Code 1954 § 1-3.04.]
2.05.015 Presiding officer.
The Mayor, or in the Mayor’s absence the Mayor Pro Tem, shall be the presiding
officer. In the absence of both the Mayor and the Mayor Pro Tem, the City Council
may select a temporary presiding officer. The meeting shall be called to order by
the City Clerk for the selection of a temporary presiding officer to chair the meeting.
It shall be the duty of the presiding officer to:
1) Call the meeting to order when it has not already been called to order.
2) Keep the meeting to its order of business.
3) Control discussion in an orderly manner:
a) Giving every councilmember, who so wishes, an opportunity to speak;
b) Permitting audience participation at appropriate times within the order of
business;
c) Requiring all speakers to speak to the question and to observe the rules of
order.
Page 304 of 355
Ordinance – Amending PMC Related City Council Meetings - 3
2.05.020 Regular business Mmeetings and workshops – Order of business.
1) At all regular business meetings of the City Council the order of business shall
be as follows:
1st Meeting Instructions for Remote
Access to Meeting
2nd1st Call to order
3rd2nd Roll call
3(a)2(a) Pledge of Allegiance (regular
business meetings only)
4th3rd Consent agenda (including
approval of minutes and bills and
communications)
5th4th Proclamations and
Acknowledgments
6th5th Visitors/other than agenda items
Public Comments – the public
may address Council on any items
unless it relates to any scheduled
Public Hearing, then the public
will have an opportunity to speak
during the Public Hearing.
7th6th Reports from committees and/or
officers
8th7th Public hearings and Council
action on ordinances and
resolutions relating thereto.
When a public hearing is for a
“closed record” issue, no new
evidence may be presented and
only those who participated in the
“open record hearing” in front of
the Hearing Examiner may testify
and arguments must be summary
only and not offer new evidence.
9th8th Ordinances and resolutions not
relating to public hearings and
resolutions
10th9th Unfinished business
11th10th New business
12th11th Miscellaneous Council discussion
13th12th Adjournment
Page 305 of 355
Ordinance – Amending PMC Related City Council Meetings - 4
2) At all workshop meetings of the City Council the order of business shall be as
follows:
1st Meeting Instructions for Remote
Access
2nd Call to order
3rd Roll call
3(a) Pledge of Allegiance
4th Verbal reports from
Councilmembers
5th Items for discussion
6th Miscellaneous Council discussion
7th Adjournment
[Ord. 2765 § 1, 1990; Ord. 2257 § 1, 1981; Ord. 1807 § 1, 1976; Code 1970
§ 2.02.020; Code 1954 § 1-3.08.]
2.05.025 Special and emergency special meetings.
Special meetings and emergency special meetings shall be called as provided for in
RCW 42.30, the Open Public Meetings Act, as it now exists or when it is hereafter
amended.
2.05.030 Reimbursement for expenses.
The Mayor and the members of the City Council shall be reimbursed for actual
expenses incurred in the discharge of their official duties upon the presentation of
a claim therefor and after allowance and approval thereof by the City Council. [Ord.
1807 § 2, 1976; Code 1970 § 2.02.030; Code 1954 § 1-3.12.]
2.05.040 Preparation and approval of minutes.
The City Clerk shall prepare the minutes of all regular business, workshop and
special City Council meetings. A copy of the minutes shall be prepared for approval
of the City Council at its next regular business meeting. The minutes need not be
read in open meeting except that on motion of the Council, the minutes of any
previous meeting may be read in full. The minutes of each meeting must be
approved by the City Council. [Ord. 3545 § 1, 2002; Ord. 1807 § 3, 1976; Code
1970 § 2.02.040; Code 1954 § 1-3.16.]
2.05.050 Consent agenda.
Any Councilmember may request any ordinance, resolution, rule, regulation, order
or directive, bills or minutes be placed on the consent agenda for adoption or
approval if they were previously discussed by Council and no further discussion is
needed or are regularly included within the consent agenda. All such items on the
consent agenda shall be voted on at one time by one roll call vote. Any
Councilmember or visitor at a Council meeting may request that any item, which
has been placed on the consent agenda, be removed from the consent agenda and
Page 306 of 355
Ordinance – Amending PMC Related City Council Meetings - 5
such item shall then be considered at the appropriate time and in the appropriate
order pursuant to PMC 2.05.020. [Ord. 1807 § 4, 1976; Code 1970 § 2.02.050;
Code 1954 § 1-3.20.]
2.05.060 Quorum.
At all meetings of the City Council, a majority of the Councilmembers shall
constitute a quorum for the transaction of business, but a lesser number may adjourn
from time to time. [Ord. 1807 § 5, 1976; Code 1970 § 2.02.060; Code 1954 § 1-
3.24.]
2.05.070 Remote Attendance by Councilmembers.
1) To the extent consistent with applicable state law, Councilmembers may attend
and participate in a Council meeting (business, workshop, special meeting)
remotely ("Remote Attendance") utilizing City-approved virtual platform. Any
Councilmember intending to utilize Remote Attendance for a meeting shall
provide ample notice prior to the scheduled meeting of such intent to the Mayor
and/or City Manager to allow time for staff to setup the required equipment
prior to the specified meeting. The use of virtual platform equipment shall allow
Councilmember(s) to fully participate in the meeting, allow the official minute
recording staff person to observe all activity, allow the recording system to
capture, in open session, all activity and discussion, and allow the
Councilmembers and the public to adequately see and hear the meeting
proceedings including all discussion, comments, and any voting by the
Councilmember attending remotely.
2) During any meeting a Councilmember is in Remote Attendance, the Mayor or
presiding officer shall state for the record that a particular Councilmember is
attending with Remote Attendance.
3) Any Councilmember utilizing Remote Attendance shall bear the risk that the
virtual platform being used to effectuate the Remote Attendance may
malfunction or otherwise fail to operate properly in a manner which effectively
prevents the Councilmember's attendance and participation at the meeting.
Except to the extent necessary to ensure a quorum, no such malfunction or
operational failure shall require the adjournment, continuation or cancelation of
any Council meeting, or the postponement of any Council vote; provided, that
the City Council may in its sole discretion vote to adjourn, continue or cancel a
meeting, or postpone a Council vote, as deemed appropriate to respond to a
malfunction or operational failure of the virtual platform.
4) Councilmembers utilizing Remote Attendance are responsible for ensuring
adequate connectivity is available at the physical location they are participating
from and are solely responsible for the cost of such connectivity.
5) Councilmembers should immediately report any technical difficulties with
assigned equipment to designated staff prior to or during the meeting in order
to resolve any problems prior to the scheduled meeting.
6) In the case of executive sessions, the Council may permit participation from
remote location(s) only when the Council is confident in the security of such
remote communications.
Page 307 of 355
Ordinance – Amending PMC Related City Council Meetings - 6
7) When one or more Councilmembers are attending remotely, at the discretion of
the Presiding Officer, a roll call vote for all motions will be enacted during the
meeting so that the remote Council attendee may be heard clearly.
Section 2. This Ordinance shall take full force and effect five (5) days after approval,
passage and publication as required by law.
PASSED by the City Council of the City of Pasco, Washington on this ____ day of
__________ 2023.
_____________________________
Blanche Barajas
Mayor
ATTEST: APPROVED AS TO FORM:
______________________________ ____________________________________
Debra Barham, CMC Kerr Ferguson Law, PLLC
City Clerk City Attorneys
Published: _____________________________
Page 308 of 355
CERTIFICATION OF ENROLLMENT
ENGROSSED SUBSTITUTE HOUSE BILL 1329
67th Legislature
2022 Regular Session
Passed by the House March 7, 2022
Yeas 87 Nays 11
Speaker of the House of
Representatives
Passed by the Senate March 3, 2022
Yeas 47 Nays 0
President of the Senate
CERTIFICATE
I, Bernard Dean, Chief Clerk of the
House of Representatives of the
State of Washington, do hereby
certify that the attached is
ENGROSSED SUBSTITUTE HOUSE BILL
1329 as passed by the House of
Representatives and the Senate on
the dates hereon set forth.
Chief Clerk
Approved FILED
Governor of the State of Washington
Secretary of State
State of Washington
Page 309 of 355
AN ACT Relating to public meeting accessibility and 1
participation; amending RCW 42.30.010, 42.30.030, 42.30.040, 2
42.30.050, 42.30.070, 42.30.077, 42.30.080, 42.30.090, 42.30.110, and 3
42.30.900; adding new sections to chapter 42.30 RCW; creating a new 4
section; and declaring an emergency.5
BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF WASHINGTON:6
NEW SECTION. Sec. 1. The legislature finds and declares that, 7
due to technological advances since the 1971 adoption of the open 8
public meetings act, elected officials no longer conduct the public's 9
business solely at in-person meetings, but can and do utilize 10
telephonic and other electronic methods to efficiently conduct the 11
business of state and local government remotely. Further, limitations 12
on public gatherings required as the result of a disaster or 13
emergency, for example, to assist in preventing the spread of 14
infectious diseases, may affirmatively necessitate the use of 15
technology and the avoidance of in-person attendance at public 16
meetings for the conduct of governmental business. It is the policy 17
of the state that a governing body's actions, including 18
deliberations, shall be taken and conducted in the open. When the 19
public cannot observe and participate in person, it may limit 20
participation in democracy. Therefore, this act shall be construed in 21
ENGROSSED SUBSTITUTE HOUSE BILL 1329
AS AMENDED BY THE SENATE
Passed Legislature - 2022 Regular Session
State of Washington 67th Legislature 2021 Regular Session
By House Local Government (originally sponsored by Representatives
Wicks, Pollet, Taylor, Ryu, Wylie, Shewmake, Bateman, Lovick, Fey,
Morgan, Lekanoff, Harris-Talley, and Peterson)
READ FIRST TIME 02/15/21.
p. 1 ESHB 1329.PLPage 310 of 355
favor of ensuring access by the public to observe elected officials 1
when they meet pursuant to this act. It is the intent of this act to 2
modernize and update the open public meetings act emergency 3
procedures to reflect technological advances, while maintaining the 4
act's public policy that governing body's actions and deliberations 5
be taken and conducted openly while balancing public safety in 6
emergency conditions. Governing bodies are encouraged to adopt 7
resolutions or ordinances establishing where and how meetings will be 8
held in the event of an emergency, in order to allow the public to 9
more easily learn about and observe public agency action in an 10
emergent situation.11
The legislature further finds people participating in their 12
government, especially through public comment, is an essential part 13
of developing public policy. The legislature finds that there are 14
numerous developing technologies that can be used to facilitate 15
public comment, especially for those with disabilities, underserved 16
communities, and those who face time or distance challenges when 17
traveling to public meetings. Therefore, the legislature intends to 18
encourage public agencies to make use of remote access tools as fully 19
as practicable to encourage public engagement and better serve their 20
communities.21
Sec. 2. RCW 42.30.010 and 1971 ex.s. c 250 s 1 are each amended 22
to read as follows:23
The legislature finds and declares that all public commissions, 24
boards, councils, committees, subcommittees, departments, divisions, 25
offices, and all other public agencies of this state and subdivisions 26
thereof exist to aid in the conduct of the people's business. It is 27
the intent of this chapter that their actions be taken openly and 28
that their deliberations be conducted openly.29
The people of this state do not yield their sovereignty to the 30
agencies which serve them. The people, in delegating authority, do 31
not give their public servants the right to decide what is good for 32
the people to know and what is not good for them to know. The people 33
insist on remaining informed and informing the people's public 34
servants of their views so that they may retain control over the 35
instruments they have created. For these reasons, even when not 36
required by law, public agencies are encouraged to incorporate and 37
accept public comment during their decision-making process.38
p. 2 ESHB 1329.PLPage 311 of 355
Sec. 3. RCW 42.30.030 and 1971 ex.s. c 250 s 3 are each amended 1
to read as follows:2
(1) All meetings of the governing body of a public agency shall 3
be open and public and all persons shall be permitted to attend any 4
meeting of the governing body of a public agency, except as otherwise 5
provided in this chapter.6
(2) Public agencies are encouraged to provide for the increased 7
ability of the public to observe and participate in the meetings of 8
governing bodies through real-time telephonic, electronic, internet, 9
or other readily available means of remote access that do not require 10
an additional cost to access the meeting.11
NEW SECTION. Sec. 4. A new section is added to chapter 42.30 12
RCW to read as follows:13
(1) Public agencies are encouraged to make an audio or video 14
recording of, or to provide an online streaming option for, all 15
regular meetings of its governing body, and to make recordings of 16
these meetings available online for a minimum of six months.17
(2) This section does not alter a local government's 18
recordkeeping requirements under chapter 42.56 RCW.19
NEW SECTION. Sec. 5. A new section is added to chapter 42.30 20
RCW to read as follows:21
(1) If, after the declaration of an emergency by a local or state 22
government or agency, or by the federal government, a public agency 23
determines that it cannot hold a meeting of the governing body with 24
members or public attendance in person with reasonable safety because 25
of the emergency, the public agency may:26
(a) Hold a remote meeting of the governing body without a 27
physical location; or28
(b) Hold a meeting of the governing body at which the physical 29
attendance by some or all members of the public is limited due to a 30
declared emergency.31
(2) During a remote meeting, members of the governing body may 32
appear or attend by phone or by other electronic means that allows 33
real-time verbal communication without being in the same physical 34
location. For a remote meeting or a meeting at which the physical 35
attendance by some or all members of the public is limited due to a 36
declared emergency, the public agency must provide an option for the 37
public to listen to the proceedings telephonically or by using a 38
p. 3 ESHB 1329.PLPage 312 of 355
readily available alternative in real-time that does not require any 1
additional cost for participation. Free readily available options 2
include, but are not limited to, broadcast by the public agency on a 3
locally available cable television station that is available 4
throughout the jurisdiction or other electronic, internet, or other 5
means of remote access that does not require any additional cost for 6
access to the program. The public agency may also allow the other 7
electronic means of remote access.8
(3) No action may be taken at a remote meeting or a meeting at 9
which the physical attendance by some or all members of the public is 10
limited due to a declared emergency if the public agency has not 11
provided an option for the public to listen to proceedings pursuant 12
to subsection (2) of this section, except for an executive session as 13
authorized in this chapter.14
(4) Notice of a remote meeting without a physical location or a 15
meeting at which the physical attendance by some or all members of 16
the public is limited due to a declared emergency must be provided in 17
accordance with this chapter and must include instructions on how the 18
public may listen live to proceedings and on how the public may 19
access any other electronic means of remote access offered by the 20
public agency.21
(5) A remote meeting or a meeting at which the physical 22
attendance by some or all members of the public is limited due to a 23
declared emergency that is held under the provisions of this section 24
shall be considered open and public in compliance with the 25
requirements of this chapter. Nothing in this section alters the 26
ability of public agencies to take action in response to an emergency 27
as provided for in RCW 42.30.070, or to have members of a governing 28
body participate in a meeting remotely with no declared emergency.29
(6) Notwithstanding any other provision in this section, any 30
governing body of a public agency which held some of its regular 31
meetings remotely prior to March 1, 2020, may continue to hold some 32
of its regular meetings remotely with no declared emergency so long 33
as the public agency provides an option for the public to listen to 34
the proceedings pursuant to subsection (2) of this section.35
Sec. 6. RCW 42.30.040 and 2012 c 117 s 124 are each amended to 36
read as follows:37
A member of the public shall not be required, as a condition to 38
attendance at a meeting of a governing body, to register his or her 39
p. 4 ESHB 1329.PLPage 313 of 355
name and other information, to complete a questionnaire, or otherwise 1
to fulfill any condition precedent to his or her attendance. This 2
section does not prohibit any generally applicable conditions 3
determined by the governing body to be reasonably necessary to 4
protect the public health or safety, or to protect against 5
interruption of the meeting, including a meeting at which the 6
physical attendance by some or all members of the public is limited 7
due to a declared emergency.8
Sec. 7. RCW 42.30.050 and 1971 ex.s. c 250 s 5 are each amended 9
to read as follows:10
In the event that any meeting is interrupted by a group or groups 11
of persons so as to render the orderly conduct of such meeting 12
unfeasible and order cannot be restored by the removal of individuals 13
who are interrupting the meeting, the members of the governing body 14
conducting the meeting may order the meeting room cleared and 15
continue in session or may adjourn the meeting and reconvene at 16
another location selected by majority vote of the members. In such a 17
session, final disposition may be taken only on matters appearing on 18
the agenda. Representatives of the press or other news media, except 19
those participating in the disturbance, shall be allowed to attend 20
any session held pursuant to this section. Nothing in this section 21
shall prohibit the governing body from establishing a procedure for 22
readmitting an individual or individuals not responsible for 23
disturbing the orderly conduct of the meeting. Nothing in this 24
section prohibits the governing body from stopping people from 25
speaking to the governing body when not recognized by the governing 26
body to speak.27
Sec. 8. RCW 42.30.070 and 1983 c 155 s 2 are each amended to 28
read as follows:29
The governing body of a public agency shall provide the time for 30
holding regular meetings by ordinance, resolution, bylaws, or by 31
whatever other rule is required for the conduct of business by that 32
body. Unless otherwise provided for in the act under which the public 33
agency was formed, meetings of the governing body need not be held 34
within the boundaries of the territory over which the public agency 35
exercises jurisdiction. If at any time any regular meeting falls on a 36
holiday, such regular meeting shall be held on the next business day. 37
If, by reason of fire, flood, earthquake, or other emergency, there 38
p. 5 ESHB 1329.PLPage 314 of 355
is a need for expedited action by a governing body to meet the 1
emergency, the presiding officer of the governing body may provide 2
for a meeting site other than the regular meeting site, for a remote 3
meeting without a physical location, or for a meeting at which the 4
physical attendance by some or all members of the public is limited 5
due to a declared emergency, and the notice requirements of this 6
chapter shall be suspended during such emergency. It shall not be a 7
violation of the requirements of this chapter for a majority of the 8
members of a governing body to travel together or gather for purposes 9
other than a regular meeting or a special meeting as these terms are 10
used in this chapter: PROVIDED, That they take no action as defined 11
in this chapter.12
Sec. 9. RCW 42.30.077 and 2014 c 61 s 2 are each amended to read 13
as follows:14
(1) Public agencies with governing bodies must make the agenda of 15
each regular meeting of the governing body available online no later 16
than ((twenty-four)) 24 hours in advance of the published start time 17
of the meeting. An agency subject to provisions of this section ((is 18
not required to post an agenda if it does not have a website or if it 19
employs fewer than ten full-time equivalent employees)) may share a 20
website with, or have its website hosted by, another public agency to 21
post meeting agendas, minutes, budgets, contact information, and 22
other records, including any resolution or ordinance adopted by the 23
agency establishing where and how the public agency will meet in the 24
event of an emergency. Nothing in this section prohibits subsequent 25
modifications to agendas nor invalidates any otherwise legal action 26
taken at a meeting where the agenda was not posted in accordance with 27
this section. Nothing in this section modifies notice requirements or 28
shall be construed as establishing that a public body or agency's 29
online posting of an agenda as required by this section is sufficient 30
notice to satisfy public notice requirements established under other 31
laws. Failure to post an agenda in accordance with this section shall 32
not provide a basis for awarding attorney fees under RCW 42.30.120 or 33
commencing an action for mandamus or injunction under RCW 42.30.130.34
(2) A special purpose district, city, or town subject to the 35
provisions of this section is not required to post an agenda online 36
if the district, city, or town:37
(a) Has an aggregate valuation of the property subject to 38
taxation by the district, city, or town of less than $400,000,000, as 39
p. 6 ESHB 1329.PLPage 315 of 355
placed on the last completed and balanced tax rolls of the county 1
preceding the date of the most recent tax levy;2
(b) Has a population within its jurisdiction of under 3,000 3
persons; and4
(c) Provides confirmation to the state auditor at the time it 5
files its annual reports under RCW 43.09.230 that the cost of posting 6
notices on a website of its own, a shared website, or on the website 7
of the county in which the largest portion of the district's, city's, 8
or town's population resides, would exceed one-tenth of one percent 9
of the district's, city's, or town's budget.10
Sec. 10. RCW 42.30.080 and 2012 c 188 s 1 are each amended to 11
read as follows:12
(1) A special meeting may be called at any time by the presiding 13
officer of the governing body of a public agency or by a majority of 14
the members of the governing body by delivering written notice 15
personally, by mail, by fax, or by ((electronic mail)) email to each 16
member of the governing body. Written notice shall be deemed waived 17
in the following circumstances:18
(a) A member submits a written waiver of notice with the clerk or 19
secretary of the governing body at or prior to the time the meeting 20
convenes. A written waiver may be given by telegram, fax, or 21
((electronic mail)) email; or22
(b) A member is actually present at the time the meeting 23
convenes.24
(2) Notice of a special meeting called under subsection (1) of 25
this section shall be:26
(a) Delivered to each local newspaper of general circulation and 27
local radio or television station that has on file with the governing 28
body a written request to be notified of such special meeting or of 29
all special meetings;30
(b) Posted on the agency's website. An agency is not required to 31
post a special meeting notice on its website if it (((i))) does not 32
have a website((; (ii))) or share a website with another agency. 33
Except in the case of a remote meeting or a meeting at which the 34
physical attendance by some or all members of the public is limited 35
due to a declared emergency as provided for in this chapter, an 36
agency is not required to post a special meeting notice on its 37
website if it employs ((fewer than ten)) no full-time equivalent 38
employees((;)), or (((iii))) does not employ personnel whose duty, as 39
p. 7 ESHB 1329.PLPage 316 of 355
defined by a job description or existing contract, is to maintain or 1
update the website; and2
(c) Prominently displayed at the main entrance of the agency's 3
principal location and the meeting site if it is not held at the 4
agency's principal location and is not held as a remote meeting; 5
except that during a declared emergency which prevents a meeting from 6
being held in-person with reasonable safety an agency that hosts a 7
website or shares a website with another agency may instead post 8
notice of a remote meeting without a physical location on the website 9
hosted or shared by the agency.10
Such notice must be delivered or posted, as applicable, at least 11
((twenty-four)) 24 hours before the time of such meeting as specified 12
in the notice.13
(3) The call and notices required under subsections (1) and (2) 14
of this section shall specify the time and place of the special 15
meeting and the business to be transacted. Final disposition shall 16
not be taken on any other matter at such meetings by the governing 17
body.18
(4) The notices provided in this section may be dispensed with in 19
the event a special meeting is called to deal with an emergency 20
involving injury or damage to persons or property or the likelihood 21
of such injury or damage, when time requirements of such notice would 22
make notice impractical and increase the likelihood of such injury or 23
damage, or when the required notice cannot be posted or displayed 24
with reasonable safety, including but not limited to declared 25
emergencies in which travel to physically post notice is barred or 26
advised against.27
Sec. 11. RCW 42.30.090 and 2012 c 117 s 125 are each amended to 28
read as follows:29
The governing body of a public agency may adjourn any regular, 30
adjourned regular, special, or adjourned special meeting to a time 31
and place specified in the order of adjournment. Less than a quorum 32
may so adjourn from time to time. If all members are absent from any 33
regular or adjourned regular meeting the clerk or secretary of the 34
governing body may declare the meeting adjourned to a stated time and 35
place. He or she shall cause a written notice of the adjournment to 36
be given in the same manner as provided in RCW 42.30.080 for special 37
meetings, unless such notice is waived as provided for special 38
meetings. ((Whenever)) Except in the case of remote meetings without 39
p. 8 ESHB 1329.PLPage 317 of 355
a physical location as provided for in this chapter, whenever any 1
meeting is adjourned a copy of the order or notice of adjournment 2
shall be conspicuously posted immediately after the time of the 3
adjournment on or near the door of the place where the regular, 4
adjourned regular, special, or adjourned special meeting was held. 5
When a regular or adjourned regular meeting is adjourned as provided 6
in this section, the resulting adjourned regular meeting is a regular 7
meeting for all purposes. When an order of adjournment of any meeting 8
fails to state the hour at which the adjourned meeting is to be held, 9
it shall be held at the hour specified for regular meetings by 10
ordinance, resolution, bylaw, or other rule.11
Sec. 12. RCW 42.30.110 and 2019 c 162 s 2 are each amended to 12
read as follows:13
(1) Nothing contained in this chapter may be construed to prevent 14
a governing body from holding an executive session during a regular 15
or special meeting:16
(a)(i) To consider matters affecting national security;17
(ii) To consider, if in compliance with any required data 18
security breach disclosure under RCW 19.255.010 and 42.56.590, and 19
with legal counsel available, information regarding the 20
infrastructure and security of computer and telecommunications 21
networks, security and service recovery plans, security risk 22
assessments and security test results to the extent that they 23
identify specific system vulnerabilities, and other information that 24
if made public may increase the risk to the confidentiality, 25
integrity, or availability of agency security or to information 26
technology infrastructure or assets;27
(b) To consider the selection of a site or the acquisition of 28
real estate by lease or purchase when public knowledge regarding such 29
consideration would cause a likelihood of increased price;30
(c) To consider the minimum price at which real estate will be 31
offered for sale or lease when public knowledge regarding such 32
consideration would cause a likelihood of decreased price. However, 33
final action selling or leasing public property shall be taken in a 34
meeting open to the public;35
(d) To review negotiations on the performance of publicly bid 36
contracts when public knowledge regarding such consideration would 37
cause a likelihood of increased costs;38
p. 9 ESHB 1329.PLPage 318 of 355
(e) To consider, in the case of an export trading company, 1
financial and commercial information supplied by private persons to 2
the export trading company;3
(f) To receive and evaluate complaints or charges brought against 4
a public officer or employee. However, upon the request of such 5
officer or employee, a public hearing or a meeting open to the public 6
shall be conducted upon such complaint or charge;7
(g) To evaluate the qualifications of an applicant for public 8
employment or to review the performance of a public employee. 9
However, subject to RCW 42.30.140(4), discussion by a governing body 10
of salaries, wages, and other conditions of employment to be 11
generally applied within the agency shall occur in a meeting open to 12
the public, and when a governing body elects to take final action 13
hiring, setting the salary of an individual employee or class of 14
employees, or discharging or disciplining an employee, that action 15
shall be taken in a meeting open to the public;16
(h) To evaluate the qualifications of a candidate for appointment 17
to elective office. However, any interview of such candidate and 18
final action appointing a candidate to elective office shall be in a 19
meeting open to the public;20
(i) To discuss with legal counsel representing the agency matters 21
relating to agency enforcement actions, or to discuss with legal 22
counsel representing the agency litigation or potential litigation to 23
which the agency, the governing body, or a member acting in an 24
official capacity is, or is likely to become, a party, when public 25
knowledge regarding the discussion is likely to result in an adverse 26
legal or financial consequence to the agency.27
This subsection (1)(i) does not permit a governing body to hold 28
an executive session solely because an attorney representing the 29
agency is present. For purposes of this subsection (1)(i), "potential 30
litigation" means matters protected by RPC 1.6 or RCW 5.60.060(2)(a) 31
concerning:32
(i) Litigation that has been specifically threatened to which the 33
agency, the governing body, or a member acting in an official 34
capacity is, or is likely to become, a party;35
(ii) Litigation that the agency reasonably believes may be 36
commenced by or against the agency, the governing body, or a member 37
acting in an official capacity; or38
(iii) Litigation or legal risks of a proposed action or current 39
practice that the agency has identified when public discussion of the 40
p. 10 ESHB 1329.PLPage 319 of 355
litigation or legal risks is likely to result in an adverse legal or 1
financial consequence to the agency;2
(j) To consider, in the case of the state library commission or 3
its advisory bodies, western library network prices, products, 4
equipment, and services, when such discussion would be likely to 5
adversely affect the network's ability to conduct business in a 6
competitive economic climate. However, final action on these matters 7
shall be taken in a meeting open to the public;8
(k) To consider, in the case of the state investment board, 9
financial and commercial information when the information relates to 10
the investment of public trust or retirement funds and when public 11
knowledge regarding the discussion would result in loss to such funds 12
or in private loss to the providers of this information;13
(l) To consider proprietary or confidential nonpublished 14
information related to the development, acquisition, or 15
implementation of state purchased health care services as provided in 16
RCW 41.05.026;17
(m) To consider in the case of the life sciences discovery fund 18
authority, the substance of grant applications and grant awards when 19
public knowledge regarding the discussion would reasonably be 20
expected to result in private loss to the providers of this 21
information;22
(n) To consider in the case of a health sciences and services 23
authority, the substance of grant applications and grant awards when 24
public knowledge regarding the discussion would reasonably be 25
expected to result in private loss to the providers of this 26
information;27
(o) To consider information regarding staff privileges or quality 28
improvement committees under RCW 70.41.205.29
(2) Before convening in executive session, the presiding officer 30
of a governing body shall publicly announce the purpose for excluding 31
the public from the meeting place, and the time when the executive 32
session will be concluded. The executive session may be extended to a 33
stated later time by announcement of the presiding officer. The 34
announced purpose of excluding the public must be entered into the 35
minutes of the meeting required by RCW 42.30.035.36
NEW SECTION. Sec. 13. A new section is added to chapter 42.30 37
RCW to read as follows:38
p. 11 ESHB 1329.PLPage 320 of 355
(1) Except in an emergency situation, the governing body of a 1
public agency shall provide an opportunity at or before every regular 2
meeting at which final action is taken for public comment. The public 3
comment required under this section may be taken orally at a public 4
meeting, or by providing an opportunity for written testimony to be 5
submitted before or at the meeting. If the governing body accepts 6
written testimony, this testimony must be distributed to the 7
governing body. The governing body may set a reasonable deadline for 8
the submission of written testimony before the meeting.9
(2) Upon the request of any individual who will have difficulty 10
attending a meeting of the governing body of a public agency by 11
reason of disability, limited mobility, or for any other reason that 12
makes physical attendance at a meeting difficult, the governing body 13
shall, when feasible, provide an opportunity for that individual to 14
provide oral comment at the meeting remotely if oral comment from 15
other members of the public will be accepted at the meeting.16
(3) Nothing in this section prevents a governing body from 17
allowing public comment on items not on the meeting agenda.18
(4) Nothing in this section diminishes the authority of governing 19
bodies to deal with interruptions under RCW 42.30.050, limits the 20
ability of the governing body to put limitations on the time 21
available for public comment or on how public comment is accepted, or 22
requires a governing body to accept public comment that renders 23
orderly conduct of the meeting unfeasible.24
Sec. 14. RCW 42.30.900 and 1971 ex.s. c 250 s 16 are each 25
amended to read as follows:26
This chapter may be known and cited as the (("Open Public 27
Meetings Act of 1971".)) Washington state open public meetings act or 28
OPMA.29
NEW SECTION. Sec. 15. Sections 5 through 11 of this act are 30
necessary for the immediate preservation of the public peace, health, 31
or safety, or support of the state government and its existing public 32
institutions, and take effect immediately.33
--- END ---
p. 12 ESHB 1329.PLPage 321 of 355
AGENDA REPORT
FOR: City Council February 15, 2023
TO: Adam Lincoln, Interim City Manager City Council Workshop
Meeting: 2/27/23
FROM: Steve Worley, Director
Public Works
SUBJECT: Resolution - WA State Dept. of Ecology Agreement for the Pasco Aquifer
Storage & Recovery Project Phase 2
I. REFERENCE(S):
Resolution
Agreement
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
Discussion
III. FISCAL IMPACT:
The City was awarded $348,967.00 from the Washington State Department of
Ecology (Ecology) for the Aquifer Storage and Recovery (ASR) Feasibility
Study - Phase II Project to provide benefits for the Columbia River Basin.
Agreement effective date will be March 1, 2023, with an expiration of March 31,
2023.
IV. HISTORY AND FACTS BRIEF:
The City of Pasco (City) is evaluating the feasibility of developing an ASR
program that would allow storing surplus water available from the City’s existing
supply sources in aquifers beneath the City for use during periods of peak -
season demand. The concept for a potential future Pasco ASR program would
include withdrawing water from existing supply sources (Columbia River or
groundwater wells) during the winter months when demands for water are low,
injecting and storing that water in an aquifer system beneath the City using a
well or series of wells, and recovering the stored water from those same wells to
meet peak summer demands. This would allow the City to augment pea k-season
demand needs and help meet projected demand shortfalls without increasing
permitted withdrawals from the Columbia River during the low -flow summer
months.
Page 322 of 355
A successful Pasco ASR program would allow the City to optimize use of their
portion of the Quad City water right permit and increase the sustainability and
resiliency of their existing water supply sources.
An initial feasibility study was completed for the Pasco ASR (also funded by
Ecology). The findings from that study suggest a Pasco AS R program appears
feasible. This is because the City is situated in a geologic region where the vast
majority of operational ASR systems in the Pacific Northwest are located,
including active ASR facilities currently operated by the cities of Kennewick,
Walla Walla, and Pendleton.
From a geological perspective the underlying Umatilla Member of the Saddle
Mountains Basalt and the Frenchman Springs Member of the Wanapum Basalt
have been identified as potential storage aquifers for a Pasco ASR program.
Additional work, however, is recommended to further understand ASR feasibility
given the general lack of specific data on the target storage aquifers.
Building upon existing and available information compiled and evaluated as part
of the initial Pasco ASR feasibility study, this next phase of the study will address
hydrogeologic and water quality data gaps identified for the two candidate basalt
storage aquifers prior to conducting any site-specific exploratory or test well
drilling investigations and will complete a preliminary water quality evaluation to
assess geochemical compatibility between source water and basalt
groundwater. The water quality evaluation also will include a preliminary
assessment of all known, available, and reasonable methods of prevent ion,
control, and treatment (AKART) to identify the likely best approach to reduce or
eliminate constituents that might violate the State’s anti -degradation policy
(Chapter 173-200-030 WAC).
Recommended next steps prior to conducting any site -specific drilling and
testing investigations include: (1) conducting reconnaissance surveys of key
basalt wells in the area, (2) collecting and analyzing ASR supply water and proxy
groundwater quality samples, and (3) completing a geochemical compatibility
assessment to evaluate for potential adverse geochemical reactions between
ASR supply water and groundwater and to identify contaminants likely to exceed
groundwater quality criteria or baseline groundwater quality conditions.
This project will build upon work completed by GSI Water Solutions, Inc. under
the first phase of the Pasco ASR Feasibility Study.
V. DISCUSSION:
The goal of a potential future Pasco ASR program would be to maintain robust
and sustainable long-term water supplies for the City of Pasco without expanding
Page 323 of 355
use of summer dry-season sources. By utilizing existing water rights in times of
surplus supply to store water for later use, the City can optimize its supply
portfolio in an environmentally sustainable way.
The overall goal of this second phase of the project is to fill key data gaps
identified during the initial Pasco ASR Feasibility Study prior to moving to the
next phase of conducting site-specific exploratory drilling and testing
investigations to further assess feasibility and to guide a future ASR drilling and
testing program.
Staff recommends approval of the Department of Ecology Agreement fo r the
ASR Phase II Project.
Page 324 of 355
Resolution – Ecology ASR Phase II Grant Agreement. - 1
RESOLUTION NO. _______
A RESOLUTION OF THE CITY OF PASCO, WASHINGTON,
AUTHORIZING THE INTERIM CITY MANAGER TO EXECUTE THE
GRANT AGREEMENT WITH THE WASHINGTON STATE DEPARTMENT
OF ECOLOGY FOR THE AQUIFER STORAGE AND RECOVERY
FEASIBILITY STUDY – PHASE II PROJECT.
WHEREAS, on October 29, 2020, the City of Pasco (City) awarded GSI Water Solutions,
Inc. the Aquifer Storage and Recovery (ASR) Phase I Project; and
WHEREAS, the City is evaluating the feasibility of developing an ASR program that
would allow storing surplus water available from the City’s existing supply so urces in aquifers
beneath the City for use during periods of peak-season demand; and
WHEREAS, this project will build upon work completed under the first phase of the Pasco
ASR Feasibility Study; and
WHEREAS, to help fund this second phase, the City applied for and received a funding
award from the Washington State Department of Ecology in the amount of $348,967.00 through
the Office of Columbia River; and
WHEREAS, these funds will be used to gather additional information to fill key data gaps
identified during the initial Pasco ASR Feasibility Study prior to conducting any site-specific
exploratory drilling and testing investigations to further assess feasibility and to guide a future
ASR drilling and testing program; and
WHEREAS, the City is required to enter into an agreement with Ecology for access to
funds awarded to the City.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF PASCO, WASHINGTON:
That the City Council of the City of Pasco hereby authorizes the Interim City Manager for
the City of Pasco to execute the funding agreement with the Department of Ecology, a copy of
which is attached hereto and incorporated herein by this reference as Exhibit A; and to make minor
substantive changes as necessary to execute the agreement.
Page 325 of 355
Resolution – Ecology ASR Phase II Grant Agreement. - 2
Be It Further Resolved, that this Resolution shall take effect and be in full force
immediately upon passage by the City Council.
PASSED by the City Council of the City of Pasco, Washington, on this ____ day of
___________, 2023.
_____________________________
Blanche Barajas
Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ __________________________
Debra Barham, CMC Kerr Ferguson Law, PLLC
City Clerk City Attorneys
Page 326 of 355
Agreement No. WROCR-2123-Pasco-00033
WATER RESOURCES COLUMBIA RIVER BASIN WATER MANAGEMENT AGREEMENT
BETWEEN
THE STATE OF WASHINGTON DEPARTMENT OF ECOLOGY
AND
PASCO CITY OF
This is a binding Agreement entered into by and between the state of Washington, Department of Ecology, hereinafter
referred to as “ECOLOGY,” and PASCO CITY OF, hereinafter referred to as the “RECIPIENT,” to carry out with the
provided funds activities described herein.
City of Pasco Aquifer Storage and Recovery (ASR)
Feasibility Study–PhaseII
GENERAL INFORMATION
Project Title:
Total Cost:
Total Eligible Cost:
Ecology Share:
Recipient Share:
The Effective Date of this Agreement is:
The Expiration Date of this Agreement is no later than:
Project Type:
Project Short Description:
The City of Pasco (City) is evaluating the feasibility of developing an ASR program that would allow storing surplus
water available from the City’s existing supply sources in aquifers beneath the City for use during periods of
peak-season demand. This project will build upon work completed under the first phase of the Pasco ASR Feasibility
Study.
Project Long Description:
The City of Pasco (City) is evaluating the feasibility of developing an ASR program that would allow storing surplus
water available from the City’s existing supply sources in aquifers beneath the City for use during periods of
peak-season demand. The concept for a potential future Pasco ASR program would include withdrawing water from
existing supply sources during the winter months when demands for water are low, injecting and storing that water in an
aquifer system beneath the City using a well or series of wells, and recovering the stored water from those same wells to
$348,967.00
$348,967.00
$348,967.00
$0.00
03/01/2023
03/31/2026
OCR Grant
EXHIBIT A
Page 327 of 355
Page 2 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
meet peak summer demands. This would allow the City to augment peak-season demand needs and help meet
projected demand shortfalls without increasing permitted withdrawals from the Columbia River during the low-flow
summer months. A successful Pasco ASR program would allow the City to optimize use of their portion of the Quad
City water right permit and increase the sustainability and resiliency of their existing water supply sources.
Findings from the initial feasibility study suggest that development of a Pasco ASR program appears feasible . The City is
situated in a geologic region where the vast majority of operational ASR systems in the Pacific Northwest are located ,
including active ASR facilities currently operated by the cities of Kennewick , Walla Walla, and Pendleton. The Umatilla
Member of the Saddle Mountains Basalt and the Frenchman Springs Member of the Wanapum Basalt have been
identified as potential storage aquifers for a Pasco ASR program . Additional work however, is recommended to better
understand ASR feasibility given the general lack of specific data on the target storage aquifers .
Building upon existing and available information compiled and evaluated as part of the initial Pasco ASR feasibility study ,
this next phase of the study will address hydrogeologic and water quality data gaps identified for the two candidate
basalt storage aquifers prior to conducting any site-specific exploratory or test well drilling investigations, and will
complete a preliminary water quality evaluation to assess geochemical compatibility between source water and basalt
groundwater. The water quality evaluation also will include a preliminary assessment of all known, available, and
reasonable methods of prevention, control, and treatment (AKART) to identify the likely best approach to reduce or
eliminate constituents that might violate the State’s anti -degradation policy (Chapter 173-200-030 WAC).
Recommended next steps prior to conducting any site-specific drilling and testing investigations include (1) conducting
reconnaissance surveys of key basalt wells in the area, (2) collecting and analyzing ASR supply water and proxy
groundwater quality samples, and (3) completing a geochemical compatibility assessment to evaluate for potential
adverse geochemical reactions between ASR supply water and groundwater and to identify contaminants likely to
exceed groundwater quality criteria or baseline groundwater quality conditions.
Overall Goal:
The goal of a potential future Pasco ASR program would be to maintain robust and sustainable long -term water supplies
for the City of Pasco without expanding use of summer dry-season sources. By utilizing existing water rights in times of
surplus supply to store water for later use, the City can optimize its supply portfolio in an environmentally sustainable
way.
The overall goal of this phase of the project is to fill key data gaps identified during the initial Pasco ASR Feasibility
Study prior to conducting any site-specific exploratory drilling and testing investigations to further assess feasibility and
to guide a future ASR drilling and testing program.
Template Version 12/10/2020 Page 328 of 355
Page 3 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
RECIPIENT INFORMATION
Organization Name:
Federal Tax ID:
Mailing Address:
Physical Address:
Contacts
Organization Email:
Organization Fax:
PASCO CITY OF
91-6001264
PO Box 293
Pasco, WA 99301
525 N Third Ave
Pasco, Washington 99301
worleys@pasco-wa.gov
(509) 543-5728
Template Version 12/10/2020 Page 329 of 355
Page 4 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
Steve Worley
Public Works Director
525 N Third Ave
Pasco, Washington 99301
Email: worleys@pasco-wa.gov
Phone: (509) 545-3445
Authorized
Signatory
Janette Romero
Admin Assistant II
525 N Third Ave
Pasco, Washington 99301
Email: romeroj1@pasco-wa.gov
Phone: (509) 543-5738
Billing Contact
Project Manager
Authorized
Signatory
Steve Worley
Public Works Director
525 N Third Ave
Pasco, Washington 99301
Email: worleys@pasco-wa.gov
Phone: (509) 545-3445
Template Version 12/10/2020 Page 330 of 355
Page 5 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
Contacts
Project
Manager
Financial
Manager
Technical
Advisor
Scott Tarbutton
4601 N Monroe Street
Spokane, Washington 99205-1295
Email: scta461@ecy.wa.gov
Phone: (509) 867-6534
Harmony Gehlert
PO Box 47600
Olympia, Washington 98504-7600
Email: HGEH461@ecy.wa.gov
Phone: (564) 669-3605
Scott Tarbutton
4601 N Monroe Street
Spokane, Washington 99205-1295
Email: scta461@ecy.wa.gov
Phone: (509) 867-6534
ECOLOGY INFORMATION
Mailing Address:
Physical Address:
Department of Ecology
Office of the Columbia River
PO BOX 47600
Olympia, WA 98504-7600
Office of the Columbia River
300 Desmond Drive SE
Lacey, WA 98503
Template Version 12/10/2020 Page 331 of 355
Page 6 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
AUTHORIZING SIGNATURES
RECIPIENT agrees to furnish the necessary personnel , equipment, materials, services, and otherwise do all things necessary
for or incidental to the performance of work as set forth in this Agreement .
RECIPIENT acknowledges that they had the opportunity to review the entire Agreement , including all the terms and conditions
of this Agreement, Scope of Work, attachments, and incorporated or referenced documents, as well as all applicable laws,
statutes, rules, regulations, and guidelines mentioned in this Agreement . Furthermore, the RECIPIENT has read, understood,
and accepts all requirements contained within this Agreement .
This Agreement contains the entire understanding between the parties , and there are no other understandings or representations
other than as set forth, or incorporated by reference, herein.
No subsequent modifications or amendments to this agreement will be of any force or effect unless in writing , signed by
authorized representatives of the RECIPIENT and ECOLOGY and made a part of this agreement . ECOLOGY and
RECIPIENT may change their respective staff contacts without the concurrence of either party .
This Agreement shall be subject to the written approval of Ecology’s authorized representative and shall not be binding until so
approved.
The signatories to this Agreement represent that they have the authority to execute this Agreement and bind their respective
organizations to this Agreement.
Washington State
Department of Ecology
Office of the Columbia River
Date Date
PASCO CITY OF
G. Thomas Tebb, L.Hg., L.E.G.
Public Works Director
Steve Worley
By:By:
Template Approved to Form by
Attorney General's Office
Director
Template Version 12/10/2020 Page 332 of 355
Page 7 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
Interim City Manager Date
Adam Lincoln
Template Version 12/10/2020 Page 333 of 355
Page 8 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
SCOPE OF WORK
Task Number:1 Task Cost: $0.00
Task Title:Project Administration/Management
Task Description:
A. The RECIPIENT will administer the project. Responsibilities will include, but not be limited to: maintenance of project
records; submittal of requests for reimbursement and corresponding backup documentation, progress reports and recipient
closeout report (including photos); compliance with applicable procurement, contracting, and interlocal agreement
requirements; application for, receipt of, and compliance with all required permits, licenses, easements, or property rights
necessary for the project; and submittal of required performance items.
B. The RECIPIENT must manage the project. Efforts will include: conducting, coordinating, and scheduling project activities
and assuring quality control. Every effort will be made to maintain effective communication with the RECIPIENT 's designees;
the DEPARTMENT; all affected local, state, or federal jurisdictions; and any interested individuals or groups. The
RECIPIENT must carry out this project in accordance with any completion dates outlined in this agreement .
Task Goal Statement:
Properly managed project that meets agreement and Ecology administrative requirements.
Task Expected Outcome:
* Timely and complete submittal of requests for reimbursement , quarterly progress reports and recipient closeout report.
* Properly maintained project documentation
Recipient Task Coordinator: Steve M. Worley, PE
Deliverables
Project Administration/Management
Number Description Due Date
1.1 Progress Reports 06/30/2023
1.2 Recipient Closeout Report 03/31/2026
Template Version 12/10/2020 Page 334 of 355
Page 9 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
SCOPE OF WORK
Task Number:2 Task Cost: $55,103.00
Task Title:Basalt Well Reconnaissance Surveys
Task Description:
Three deep basalt wells identified as part of the initial feasibility study were recognized as key wells that could potentially
provide additional information to further assess ASR feasibility prior to designing and conducting any site -specific exploratory
drilling or basalt test well installations. Two of the wells were drilled for the U.S. Government Naval Air Station circa 1943. The
wells are approximately 1,050-feet deep and are located somewhere near the Tri -Cities Airport. Based on their reported
depths, the wells may be completed in the upper portion of the Wanapum Basalt . No construction diagrams were discovered
for these wells and their status is unknown. An additional deep basalt well (Welch’s well) is in north Kennewick south of the
study area. Based on the geologist and driller’s logs , the Welch’s well penetrated an interflow zone within the Umatilla Member
that was approximately 50 feet thick and capable of very high groundwater yields.
Specific work activities to be completed as part of this task include:
•Review water rights information and parcel maps to help identify the actual locations and owners of the wells.
•Obtain and review drillers’ logs for the airport wells that Durand & Son drilled in the early 1940’s for the U.S. government.
We understand that the logs are not available in Ecology’s well log database and that the Durand family donated all their well
logs and notes to Whitman College.
•Prepare for and conduct a site visit of the wells to evaluate their availability for video surveying, groundwater level
monitoring, pump testing, geophysical logging, and water quality sampling.
•Prepare a draft technical memorandum and lead a presentation for Ecology that will summarize findings and recommend
next steps.
•Prepare a final technical memorandum based on Ecology review/comment.
Should results indicate that the wells are available for evaluation and testing, a scope of work and budget amendment for this
task will be prepared and requested to conduct the following anticipated work activities:
•Develop a work plan and Quality Assurance Project Plan (QAPP) for the recommended well evaluations, testing and
sampling activities. Development of the plans will be completed in close coordination with and input from Ecology.
•Prepare technical specifications for bidding/contracting a licensed water well contractor to assist with the investigative
work.
•Develop a project-specific health and safety plan for field activities.
•Provide field oversight for the recommended investigative activities and conduct field work according to the approved
work plan and QAPP.
•Prepare a technical memorandum and lead a presentation for Ecology that will summarize work completed and results from
the investigation, and that will provide a recommendation to proceed with Task 3 or to reevaluate next steps before moving
forward.
•Prepare a final technical memorandum based on Ecology review/comment.
Task Goal Statement:
The objective of this task is to facilitate filling key hydrogeologic and water quality data gaps to the extent possible with the
purpose of further assessing ASR feasibility prior to designing and conducting any costly site -specific exploratory drilling or
basalt test well installations.
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Page 10 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
Task Expected Outcome:
The expected outcomes of this task include a confirmation on the location and status of the three key basalt wells, summary of
any additional hydrogeologic information discovered, and determination on whether the wells could be accessed for video
surveying, groundwater level monitoring, pump testing, geophysical logging, and/or water quality sampling. The information
gathered in this task will be included in a draft and final technical memorandum.
Additional task outcomes will be identified through the budget amendment scoping process should the wells be available for
evaluation and/or testing. Should the wells not be available for further evaluation and/or testing, the work proposed under
subsequent Tasks 3 and 4 will be reassessed and a subsequent amendment to this agreement may be needed depending on
agreed-upon next steps.
Recipient Task Coordinator: Steve M. Worley, PE
Deliverables
Basalt Well Reconnaissance Surveys
Number Description Due Date
2.1 Draft Technical Memorandum and presentation to Ecology 06/29/2023
2.2 Presentation meeting notes 07/13/2023
2.3 Final Technical Memorandum 07/31/2023
Template Version 12/10/2020 Page 336 of 355
Page 11 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
SCOPE OF WORK
Task Number:3 Task Cost: $220,059.00
Task Title:Water Quality Evaluation
Task Description:
Collect water quality samples from the City’s West Pasco water treatment plant and Columbia River Intake and submit for
comprehensive analyses by a State accredited water quality laboratory. Eight water quality samples will be collected from each
identified sample location over a period of at least one year and analyzed to establish baseline conditions and water quality
variability according to Ecology’s Implementation Guidance for the Ground Water Quality Standards (Publication # 96-02).
The water quality sampling program will be developed in close coordination with and input from Ecology.
If findings from Task 2 are favorable and Ecology authorizes the work to continue, the specific work activities to be completed
as part of this Task 3 will include:
•Plan for and lead water quality evaluation planning meeting with Ecology.
•Develop a work plan and QAPP for water quality sampling and analyses .
•Coordinate with and incorporate input from Ecology on preparation of the work plan and QAPP.
•Develop a project-specific health and safety plan for field activities.
•Plan for and coordinate all water quality sampling events with the City and analytical laboratory.
•Monitor field parameters and collect water quality samples according to Ecology-approved work plan and QAPP.
•Tabulate and summarize water quality laboratory test results and compare against drinking water and groundwater quality
standards (Chapters 246-290-310 and 173-200-040 WAC).
•Compare source water quality results against native groundwater quality data from the deep basalt wells during Task 2, and
mineralogical and whole-rock composition data of the aquifer solids from the City of Kennewick ASR -1 feasibility study to
complete a preliminary geochemical compatibility assessment. The geochemical compatibility assessment would evaluate the
effect of potential geochemical reactions resulting from interactions between source water , receiving groundwater, and aquifer
solids on well performance and on the quality of the native groundwater and source water recovered from storage.
•Conduct a preliminary AKART analysis and prepare a draft overriding consideration of the public interest (OCPI)
determination request. The preliminary AKART analysis and draft OCPI determination will be completed to evaluate the best
approach to reduce or eliminate constituents that might violate the anti-degradation policy and to evaluate other strategies or
approaches for meeting water quality criteria and the State’s anti -degradation policy. The AKART analysis and OCPI
determination will be conducted according to Ecology’s Guidance for Aquifer Storage and Recovery AKART Analysis and
Overriding Consideration of the Public Interest Demonstration (Publication No. 17-10-035).
Task Goal Statement:
The objective of this task is to assess whether the State’s groundwater quality standards can be met , with the purpose of
identifying water treatment and infrastructure alternatives potentially available to reduce environmental risks of a future Pasco
ASR program.
Task Expected Outcome:
The expected outcomes should Ecology authorize work to continue under this Task 3 will include findings from the water
quality evaluation, preliminary AKART analysis, and draft OCPI determination request based on existing and available
treatability data and provisions within Chapter 173-200 WAC. The expected outcomes also will include planning-level cost
estimates for wellhead treatment based on the viable options identified and a recommendation to meet compliance with State
Template Version 12/10/2020 Page 337 of 355
Page 12 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
groundwater quality standards. If the proposed work under Task 3 is not authorized by Ecology, an amendment to this
agreement may be needed depending on agreed-upon next steps.
Recipient Task Coordinator: Steve M. Worley, PE
Deliverables
Water Quality Evaluation
Number Description Due Date
3.1 Draft Work Plan and Quality Assurance Project Plan (QAPP) to Ecology 06/29/2023
3.2 Final Work Plan and QAPP 08/31/2023
3.3 Draft Water Quality Evaluation, preliminary AKART Analysis, and OCPI
Determination Request Technical Memorandums and presentation to Ecology
06/26/2025
3.4 Presentation meeting notes 07/17/2025
3.5 Final Technical Memorandums 07/31/2025
Template Version 12/10/2020 Page 338 of 355
Page 13 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
SCOPE OF WORK
Task Number:4 Task Cost: $73,805.00
Task Title:Phase II Pasco ASR Feasibility Study Report
Task Description:
Pending Ecology approval and authorization to move forward based on findings and recommendations from the preceding
tasks, the purpose of this task will be to prepare a Phase II ASR Feasibility Study Report that will update the Initial ASR
Feasibility Study Report based on results of Tasks 2 and 3. If there are feasible/viable options that the City in consultation with
Ecology/OCR wants to pursue, then the Phase II report will include a project implementation plan. The project implementation
plan will describe additional investigations and analysis needed to move development of a Pasco ASR program forward . The
Phase II ASR report also will include a planning -level implementation path and associated cost estimate for the City to follow in
developing one or more future ASR options .
The Phase II ASR report will summarize findings from Tasks 2 and 3, and will include:
•Updated findings from the Initial ASR Feasibility Study Report describing hydrogeologic , water quality and/or source water
supply factors to consider in ASR.
The planning-level implementation path described in the Phase II ASR Feasibility Study Report will summarize , for the highest
ranked ASR site development option:
•Additional data and/or analysis needs and recommendations.
•Permitting pathway.
•Project development plan and planning-level cost estimate.
•A general project schedule , focusing on biennial time steps.
•Planning level cost estimate(s) for preferred option.
•An Ecology/OCR grant funding request if the City decides to proceed.
Task Goal Statement:
The objective of this task is to provide a determination regarding the feasibility of ASR in Pasco . If success of ASR is
determined to be likely, then recommendations will be made for next steps.
Task Expected Outcome:
The expected outcome should Ecology authorize work to continue under this Task 4 is a summary of Phase II findings and a
determination of whether ASR is feasible. If the proposed work under Task 4 is not authorized by Ecology, an amendment to
this agreement may be needed depending on agreed-upon next steps.
Template Version 12/10/2020 Page 339 of 355
Page 14 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
Recipient Task Coordinator: Steve M. Worley, PE
Deliverables
Phase II Pasco ASR Feasibility Study Report
Number Description Due Date
4.1 Draft Phase II ASR Feasibility Study Report and presentation to Ecology 10/30/2025
4.2 Presentation meeting notes 11/13/2025
4.3 Final Phase II ASR Feasibility Study Report 12/31/2025
Template Version 12/10/2020 Page 340 of 355
Page 15 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
BUDGET
Funding Distribution EG230197
NOTE: The above funding distribution number is used to identify this specific agreement and budget on payment
remittances and may be referenced on other communications from ECOLOGY. Your agreement may have multiple
funding distribution numbers to identify each budget.
Title:
State
Columbia River Water Supply Development Account
100%
Grants for the purpose of the assessment, planning and development of project that
acquire and/or implement senior water rights, water conservation, water resuse, stream
gaging, groundwater monitoring, and developing natural and constructed infrastructure
designed to provide access to new water supplies.
Type:
Funding Source %:
Description:
FDFund:
Approved Indirect Costs Rate:
Recipient Match %:
InKind Interlocal Allowed:
InKind Other Allowed:
Is this Funding Distribution used to match a federal grant? No
Approved State Indirect Rate: 30%
0%
No
No
Funding Title:
Funding Source:
Funding Expiration Date:
Funding Type:
Funding Effective Date:
21-23 Columbia River Water Supply Dev.
03/01/2023 03/31/2026
Grant
21-23 Columbia River Water Supply Dev.Task Total
Project Administration/Management 0.00$
Basalt Well Reconnaissance Surveys 55,103.00$
Water Quality Evaluation 220,059.00$
Phase II Pasco ASR Feasibility Study Report 73,805.00$
348,967.00$Total:
Template Version 12/10/2020 Page 341 of 355
Page 16 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
Funding Distribution Summary
Recipient / Ecology Share
Recipient Share Ecology Share TotalRecipient Match %Funding Distribution Name
$$$%348,967.00 348,967.000.000.0021-23 Columbia River Water
Supply Dev.
Total $$0.00 348,967.00 $348,967.00
AGREEMENT SPECIFIC TERMS AND CONDITIONS
N/A
SPECIAL TERMS AND CONDITIONS
GENERAL FEDERAL CONDITIONS
If a portion or all of the funds for this agreement are provided through federal funding sources or this agreement is
used to match a federal grant award, the following terms and conditions apply to you.
A. CERTIFICATION REGARDING SUSPENSION, DEBARMENT, INELIGIBILITY OR VOLUNTARY
EXCLUSION:
1.The RECIPIENT/CONTRACTOR, by signing this agreement, certifies that it is not suspended, debarred, proposed for
debarment, declared ineligible or otherwise excluded from contracting with the federal government, or from receiving
contracts paid for with federal funds. If the RECIPIENT/CONTRACTOR is unable to certify to the statements
contained in the certification, they must provide an explanation as to why they cannot.
2.The RECIPIENT/CONTRACTOR shall provide immediate written notice to ECOLOGY if at any time the
RECIPIENT/CONTRACTOR learns that its certification was erroneous when submitted or had become erroneous by
reason of changed circumstances.
3.The terms covered transaction, debarred, suspended, ineligible, lower tier covered transaction, participant, person,
primary covered transaction, principal, proposal, and voluntarily excluded, as used in this clause, have the meaning set
out in the Definitions and Coverage sections of rules implementing Executive Order 12549. You may contact
ECOLOGY for assistance in obtaining a copy of those regulations .
4.The RECIPIENT/CONTRACTOR agrees it shall not knowingly enter into any lower tier covered transaction with a
person who is proposed for debarment under the applicable Code of Federal Regulations, debarred, suspended,
declared ineligible, or voluntarily excluded from participation in this covered transaction.
5.The RECIPIENT/CONTRACTOR further agrees by signing this agreement , that it will include this clause titled
“CERTIFICATION REGARDING SUSPENSION, DEBARMENT, INELIGIBILITY OR VOLUNTARY
EXCLUSION” without modification in all lower tier covered transactions and in all solicitations for lower tier covered
transactions.
6.Pursuant to 2CFR180.330, the RECIPIENT/CONTRACTOR is responsible for ensuring that any lower tier covered
transaction complies with certification of suspension and debarment requirements.
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Page 17 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
7.RECIPIENT/CONTRACTOR acknowledges that failing to disclose the information required in the Code of Federal
Regulations may result in the delay or negation of this funding agreement, or pursuance of legal remedies, including
suspension and debarment.
8.RECIPIENT/CONTRACTOR agrees to keep proof in its agreement file , that it, and all lower tier recipients or
contractors, are not suspended or debarred, and will make this proof available to ECOLOGY before requests for
reimbursements will be approved for payment. RECIPIENT/CONTRACTOR must run a search in
<http://www.sam.gov> and print a copy of completed searches to document proof of compliance.
B. FEDERAL FUNDING ACCOUNTABILITY AND TRANSPARENCY ACT (FFATA) REPORTING
REQUIREMENTS:
CONTRACTOR/RECIPIENT must complete the FFATA Data Collection Form (ECY 070-395) and return it with the
signed agreement to ECOLOGY.
Any CONTRACTOR/RECIPIENT that meets each of the criteria below must report compensation for its five
top executives using the FFATA Data Collection Form .
·Receives more than $30,000 in federal funds under this award.
·Receives more than 80 percent of its annual gross revenues from federal funds.
·Receives more than $25,000,000 in annual federal funds.
Ecology will not pay any invoices until it has received a completed and signed FFATA Data Collection Form . Ecology is
required to report the FFATA information for federally funded agreements , including the required Unique Entity Identifier in
www.sam.gov <http://www.sam.gov/> within 30 days of agreement signature. The FFATA information will be available to
the public at www.usaspending.gov <http://www.usaspending.gov/>.
For more details on FFATA requirements, see www.fsrs.gov <http://www.fsrs.gov/>.
C. FEDERAL FUNDING PROHIBITION ON CERTAIN TELECOMMUNICATIONS OR VIDEO SURVEILLANCE
SERVICES OR EQUIPMENT:
As required by 2 CFR 200.216, federal grant or loan recipients and subrecipients are prohibited from obligating or expending
loan or grant funds to:
1.Procure or obtain;
2.Extend or renew a contract to procure or obtain; or
3.Enter into a contract (or extend or renew a contract) to procure or obtain equipment, services, or systems that use
covered telecommunications equipment, video surveillance services or services as a substantial or essential component
of any system, or as critical technology as part of any system. As described in Public Law 115-232
<https://www.govinfo.gov/content/pkg/PLAW-115publ232/pdf/PLAW-115publ232.pdf>, section 889, covered
telecommunications equipment is telecommunications equipment produced by Huawei Technologies Company or ZTE
Corporation (or any subsidiary or affiliate of such entities ).
Recipients, subrecipients, and borrowers also may not use federal funds to purchase certain prohibited equipment, systems, or
services, including equipment, systems, or services produced or provided by entities identified in section 889, are recorded in
the System for Award Management (SAM) <https://sam.gov/SAM/> exclusion list.
Template Version 12/10/2020 Page 343 of 355
Page 18 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
Template Version 12/10/2020 Page 344 of 355
Page 19 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
GENERAL TERMS AND CONDITIONS
Pertaining to Grant and Loan Agreements With the state of Washington, Department of Ecology
GENERAL TERMS AND CONDITIONS
For DEPARTMENT OF ECOLOGY GRANTS and LOANS
06/24/2021 Version
1. ADMINISTRATIVE REQUIREMENTS
a) RECIPIENT shall follow the "Administrative Requirements for Recipients of Ecology Grants and Loans – EAGL Edition ."
(https://fortress.wa.gov/ecy/publications/SummaryPages/1701004.html)
b) RECIPIENT shall complete all activities funded by this Agreement and be fully responsible for the proper management of all
funds and resources made available under this Agreement .
c) RECIPIENT agrees to take complete responsibility for all actions taken under this Agreement , including ensuring all
subgrantees and contractors comply with the terms and conditions of this Agreement . ECOLOGY reserves the right to request
proof of compliance by subgrantees and contractors.
d) RECIPIENT’s activities under this Agreement shall be subject to the review and approval by ECOLOGY for the extent and
character of all work and services.
2. AMENDMENTS AND MODIFICATIONS
This Agreement may be altered, amended, or waived only by a written amendment executed by both parties. No subsequent
modification(s) or amendment(s) of this Agreement will be of any force or effect unless in writing and signed by authorized
representatives of both parties. ECOLOGY and the RECIPIENT may change their respective staff contacts and administrative
information without the concurrence of either party.
3. ACCESSIBILITY REQUIREMENTS FOR COVERED TECHNOLOGY
The RECIPIENT must comply with the Washington State Office of the Chief Information Officer , OCIO Policy no. 188,
Accessibility (https://ocio.wa.gov/policy/accessibility) as it relates to “covered technology.” This requirement applies to all
products supplied under the Agreement , providing equal access to information technology by individuals with disabilities,
including and not limited to web sites/pages, web-based applications, software systems, video and audio content, and electronic
documents intended for publishing on Ecology’s public web site .
4. ARCHAEOLOGICAL AND CULTURAL RESOURCES
RECIPIENT shall take all reasonable action to avoid, minimize, or mitigate adverse effects to archaeological and historic
archaeological sites, historic buildings/structures, traditional cultural places, sacred sites, or other cultural resources, hereby
referred to as Cultural Resources.
The RECIPIENT must agree to hold harmless ECOLOGY in relation to any claim related to Cultural Resources discovered ,
disturbed, or damaged due to the RECIPIENT’s project funded under this Agreement .
RECIPIENT shall:
a) Contact the ECOLOGY Program issuing the grant or loan to discuss any Cultural Resources requirements for their project :
• Cultural Resource Consultation and Review should be initiated early in the project planning process and must be completed
prior to expenditure of Agreement funds as required by applicable State and Federal requirements .
* For state funded construction, demolition, or land acquisitions, comply with Governor Executive Order 21-02, Archaeological
and Cultural Resources.
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Page 20 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
• For projects with any federal involvement, comply with the National Historic Preservation Act of 1966 (Section 106).
b) If required by the ECOLOGY Program, submit an Inadvertent Discovery Plan (IDP) to ECOLOGY prior to implementing
any project that involves field activities. ECOLOGY will provide the IDP form.
RECIPIENT shall:
• Keep the IDP at the project site.
• Make the IDP readily available to anyone working at the project site .
• Discuss the IDP with staff, volunteers, and contractors working at the project site.
• Implement the IDP when Cultural Resources or human remains are found at the project site .
c) If any Cultural Resources are found while conducting work under this Agreement , follow the protocol outlined in the project
IDP.
• Immediately stop work and notify the ECOLOGY Program, who will notify the Department of Archaeology and Historic
Preservation at (360) 586-3065, any affected Tribe, and the local government.
d) If any human remains are found while conducting work under this Agreement , follow the protocol outlined in the project
IDP.
• Immediately stop work and notify the local Law Enforcement Agency or Medical Examiner /Coroner’s Office, the
Department of Archaeology and Historic Preservation at (360) 790-1633, and then the ECOLOGY Program.
e) Comply with RCW 27.53, RCW 27.44, and RCW 68.50.645, and all other applicable local, state, and federal laws
protecting Cultural Resources and human remains.
5. ASSIGNMENT
No right or claim of the RECIPIENT arising under this Agreement shall be transferred or assigned by the RECIPIENT .
6. COMMUNICATION
RECIPIENT shall make every effort to maintain effective communications with the RECIPIENT 's designees, ECOLOGY, all
affected local, state, or federal jurisdictions, and any interested individuals or groups.
7. COMPENSATION
a) Any work performed prior to effective date of this Agreement will be at the sole expense and risk of the RECIPIENT .
ECOLOGY must sign the Agreement before any payment requests can be submitted .
b) Payments will be made on a reimbursable basis for approved and completed work as specified in this Agreement .
c) RECIPIENT is responsible to determine if costs are eligible. Any questions regarding eligibility should be clarified with
ECOLOGY prior to incurring costs. Costs that are conditionally eligible require approval by ECOLOGY prior to expenditure .
d) RECIPIENT shall not invoice more than once per month unless agreed on by ECOLOGY .
e) ECOLOGY will not process payment requests without the proper reimbursement forms , Progress Report and supporting
documentation. ECOLOGY will provide instructions for submitting payment requests .
f) ECOLOGY will pay the RECIPIENT thirty (30) days after receipt of a properly completed request for payment.
g) RECIPIENT will receive payment through Washington State’s Office of Financial Management’s Statewide Payee Desk .
To receive payment you must register as a statewide vendor by submitting a statewide vendor registration form and an IRS W -9
form at website, https://ofm.wa.gov/it-systems/statewide-vendorpayee-services. If you have questions about the vendor
registration process, you can contact Statewide Payee Help Desk at (360) 407-8180 or email PayeeRegistration@ofm.wa.gov.
h) ECOLOGY may, at its sole discretion, withhold payments claimed by the RECIPIENT if the RECIPIENT fails to
satisfactorily comply with any term or condition of this Agreement .
i) Monies withheld by ECOLOGY may be paid to the RECIPIENT when the work described herein , or a portion thereof, has
been completed if, at ECOLOGY's sole discretion, such payment is reasonable and approved according to this Agreement , as
appropriate, or upon completion of an audit as specified herein.
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Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
j) RECIPIENT must submit within thirty (30) days after the expiration date of this Agreement, all financial, performance, and
other reports required by this Agreement. Failure to comply may result in delayed reimbursement.
8. COMPLIANCE WITH ALL LAWS
RECIPIENT agrees to comply fully with all applicable federal, state and local laws, orders, regulations, and permits related to
this Agreement, including but not limited to:
a) RECIPIENT agrees to comply with all applicable laws, regulations, and policies of the United States and the State of
Washington which affect wages and job safety .
b) RECIPIENT agrees to be bound by all applicable federal and state laws , regulations, and policies against discrimination.
c) RECIPIENT certifies full compliance with all applicable state industrial insurance requirements .
d) RECIPIENT agrees to secure and provide assurance to ECOLOGY that all the necessary approvals and permits required
by authorities having jurisdiction over the project are obtained. RECIPIENT must include time in their project timeline for the
permit and approval processes.
ECOLOGY shall have the right to immediately terminate for cause this Agreement as provided herein if the RECIPIENT fails to
comply with above requirements.
If any provision of this Agreement violates any statute or rule of law of the state of Washington , it is considered modified to
conform to that statute or rule of law.
9. CONFLICT OF INTEREST
RECIPIENT and ECOLOGY agree that any officer, member, agent, or employee, who exercises any function or responsibility
in the review, approval, or carrying out of this Agreement, shall not have any personal or financial interest, direct or indirect, nor
affect the interest of any corporation, partnership, or association in which he/she is a part, in this Agreement or the proceeds
thereof.
10. CONTRACTING FOR GOODS AND SERVICES
RECIPIENT may contract to buy goods or services related to its performance under this Agreement . RECIPIENT shall award
all contracts for construction, purchase of goods, equipment, services, and professional architectural and engineering services
through a competitive process, if required by State law. RECIPIENT is required to follow procurement procedures that ensure
legal, fair, and open competition.
RECIPIENT must have a standard procurement process or follow current state procurement procedures . RECIPIENT may be
required to provide written certification that they have followed their standard procurement procedures and applicable state law
in awarding contracts under this Agreement .
ECOLOGY reserves the right to inspect and request copies of all procurement documentation , and review procurement
practices related to this Agreement. Any costs incurred as a result of procurement practices not in compliance with state
procurement law or the RECIPIENT's normal procedures may be disallowed at ECOLOGY’s sole discretion .
11. DISPUTES
When there is a dispute with regard to the extent and character of the work, or any other matter related to this Agreement the
determination of ECOLOGY will govern, although the RECIPIENT shall have the right to appeal decisions as provided for
below:
a) RECIPIENT notifies the funding program of an appeal request .
b) Appeal request must be in writing and state the disputed issue(s).
c) RECIPIENT has the opportunity to be heard and offer evidence in support of its appeal .
d) ECOLOGY reviews the RECIPIENT’s appeal.
e) ECOLOGY sends a written answer within ten (10) business days, unless more time is needed, after concluding the review.
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Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
The decision of ECOLOGY from an appeal will be final and conclusive , unless within thirty (30) days from the date of such
decision, the RECIPIENT furnishes to the Director of ECOLOGY a written appeal. The decision of the Director or duly
authorized representative will be final and conclusive.
The parties agree that this dispute process will precede any action in a judicial or quasi-judicial tribunal.
Appeals of the Director's decision will be brought in the Superior Court of Thurston County . Review of the Director’s decision
will not be taken to Environmental and Land Use Hearings Office .
Pending final decision of a dispute, the RECIPIENT agrees to proceed diligently with the performance of this Agreement and in
accordance with the decision rendered.
Nothing in this Agreement will be construed to limit the parties’ choice of another mutually acceptable method , in addition to the
dispute resolution procedure outlined above.
12. ENVIRONMENTAL DATA STANDARDS
a) RECIPIENT shall prepare a Quality Assurance Project Plan (QAPP) for a project that collects or uses environmental
measurement data. RECIPIENTS unsure about whether a QAPP is required for their project shall contact the ECOLOGY
Program issuing the grant or loan. If a QAPP is required, the RECIPIENT shall:
• Use ECOLOGY’s QAPP Template/Checklist provided by the ECOLOGY, unless ECOLOGY Quality Assurance (QA)
officer or the Program QA coordinator instructs otherwise.
• Follow ECOLOGY’s Guidelines for Preparing Quality Assurance Project Plans for Environmental Studies , July 2004
(Ecology Publication No. 04-03-030).
• Submit the QAPP to ECOLOGY for review and approval before the start of the work .
b) RECIPIENT shall submit environmental data that was collected on a project to ECOLOGY using the Environmental
Information Management system (EIM), unless the ECOLOGY Program instructs otherwise. The RECIPIENT must confirm
with ECOLOGY that complete and correct data was successfully loaded into EIM , find instructions at:
http://www.ecy.wa.gov/eim.
c) RECIPIENT shall follow ECOLOGY’s data standards when Geographic Information System (GIS) data is collected and
processed. Guidelines for Creating and Accessing GIS Data are available at :
https://ecology.wa.gov/Research-Data/Data-resources/Geographic-Information-Systems-GIS/Standards. RECIPIENT, when
requested by ECOLOGY, shall provide copies to ECOLOGY of all final GIS data layers, imagery, related tables, raw data
collection files, map products, and all metadata and project documentation.
13. GOVERNING LAW
This Agreement will be governed by the laws of the State of Washington , and the venue of any action brought hereunder will be
in the Superior Court of Thurston County.
14. INDEMNIFICATION
ECOLOGY will in no way be held responsible for payment of salaries , consultant's fees, and other costs related to the project
described herein, except as provided in the Scope of Work.
To the extent that the Constitution and laws of the State of Washington permit , each party will indemnify and hold the other
harmless from and against any liability for any or all injuries to persons or property arising from the negligent act or omission of
that party or that party's agents or employees arising out of this Agreement .
15. INDEPENDENT STATUS
The employees, volunteers, or agents of each party who are engaged in the performance of this Agreement will continue to be
employees, volunteers, or agents of that party and will not for any purpose be employees, volunteers, or agents of the other
party.
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Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
16. KICKBACKS
RECIPIENT is prohibited from inducing by any means any person employed or otherwise involved in this Agreement to give up
any part of the compensation to which he/she is otherwise entitled to or receive any fee, commission, or gift in return for award
of a subcontract hereunder.
17. MINORITY AND WOMEN’S BUSINESS ENTERPRISES (MWBE)
RECIPIENT is encouraged to solicit and recruit, to the extent possible, certified minority-owned (MBE) and women-owned
(WBE) businesses in purchases and contracts initiated under this Agreement .
Contract awards or rejections cannot be made based on MWBE participation; however, the RECIPIENT is encouraged to
take the following actions, when possible, in any procurement under this Agreement :
a) Include qualified minority and women's businesses on solicitation lists whenever they are potential sources of goods or
services.
b) Divide the total requirements, when economically feasible, into smaller tasks or quantities, to permit maximum participation
by qualified minority and women's businesses.
c) Establish delivery schedules, where work requirements permit, which will encourage participation of qualified minority and
women's businesses.
d) Use the services and assistance of the Washington State Office of Minority and Women 's Business Enterprises (OMWBE)
(866-208-1064) and the Office of Minority Business Enterprises of the U.S. Department of Commerce, as appropriate.
18. ORDER OF PRECEDENCE
In the event of inconsistency in this Agreement, unless otherwise provided herein, the inconsistency shall be resolved by giving
precedence in the following order: (a) applicable federal and state statutes and regulations; (b) The Agreement; (c) Scope of
Work; (d) Special Terms and Conditions; (e) Any provisions or terms incorporated herein by reference, including the
"Administrative Requirements for Recipients of Ecology Grants and Loans"; (f) Ecology Funding Program Guidelines; and (g)
General Terms and Conditions.
19. PRESENTATION AND PROMOTIONAL MATERIALS
ECOLOGY reserves the right to approve RECIPIENT’s communication documents and materials related to the fulfillment of
this Agreement:
a) If requested, RECIPIENT shall provide a draft copy to ECOLOGY for review and approval ten (10) business days prior to
production and distribution.
b) RECIPIENT shall include time for ECOLOGY’s review and approval process in their project timeline .
c) If requested, RECIPIENT shall provide ECOLOGY two (2) final copies and an electronic copy of any tangible products
developed.
Copies include any printed materials, and all tangible products developed such as brochures, manuals, pamphlets, videos, audio
tapes, CDs, curriculum, posters, media announcements, or gadgets with a message, such as a refrigerator magnet, and any
online communications, such as web pages, blogs, and twitter campaigns. If it is not practical to provide a copy, then the
RECIPIENT shall provide a description (photographs, drawings, printouts, etc.) that best represents the item.
Any communications intended for public distribution that uses ECOLOGY’s logo shall comply with ECOLOGY’s graphic
requirements and any additional requirements specified in this Agreement . Before the use of ECOLOGY’s logo contact
ECOLOGY for guidelines.
RECIPIENT shall acknowledge in the communications that funding was provided by ECOLOGY .
20. PROGRESS REPORTING
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Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
a) RECIPIENT must satisfactorily demonstrate the timely use of funds by submitting payment requests and progress reports to
ECOLOGY. ECOLOGY reserves the right to amend or terminate this Agreement if the RECIPIENT does not document
timely use of funds.
b) RECIPIENT must submit a progress report with each payment request . Payment requests will not be processed without a
progress report. ECOLOGY will define the elements and frequency of progress reports .
c) RECIPIENT shall use ECOLOGY’s provided progress report format.
d) Quarterly progress reports will cover the periods from January 1 through March 31, April 1 through June 30, July 1 through
September 30, and October 1 through December 31. Reports shall be submitted within thirty (30) days after the end of the
quarter being reported.
e) RECIPIENT must submit within thirty (30) days of the expiration date of the project, unless an extension has been approved
by ECOLOGY, all financial, performance, and other reports required by the Agreement and funding program guidelines .
RECIPIENT shall use the ECOLOGY provided closeout report format.
21. PROPERTY RIGHTS
a) Copyrights and Patents. When the RECIPIENT creates any copyrightable materials or invents any patentable property
under this Agreement, the RECIPIENT may copyright or patent the same but ECOLOGY retains a royalty free , nonexclusive,
and irrevocable license to reproduce, publish, recover, or otherwise use the material(s) or property, and to authorize others to
use the same for federal, state, or local government purposes.
b) Publications. When the RECIPIENT or persons employed by the RECIPIENT use or publish ECOLOGY information ;
present papers, lectures, or seminars involving information supplied by ECOLOGY; or use logos, reports, maps, or other data
in printed reports, signs, brochures, pamphlets, etc., appropriate credit shall be given to ECOLOGY.
c) Presentation and Promotional Materials. ECOLOGY shall have the right to use or reproduce any printed or graphic
materials produced in fulfillment of this Agreement , in any manner ECOLOGY deems appropriate. ECOLOGY shall
acknowledge the RECIPIENT as the sole copyright owner in every use or reproduction of the materials .
d) Tangible Property Rights. ECOLOGY's current edition of "Administrative Requirements for Recipients of Ecology Grants
and Loans," shall control the use and disposition of all real and personal property purchased wholly or in part with funds
furnished by ECOLOGY in the absence of state and federal statutes , regulations, or policies to the contrary, or upon specific
instructions with respect thereto in this Agreement .
e) Personal Property Furnished by ECOLOGY. When ECOLOGY provides personal property directly to the RECIPIENT
for use in performance of the project, it shall be returned to ECOLOGY prior to final payment by ECOLOGY . If said property
is lost, stolen, or damaged while in the RECIPIENT's possession, then ECOLOGY shall be reimbursed in cash or by setoff by
the RECIPIENT for the fair market value of such property .
f) Acquisition Projects. The following provisions shall apply if the project covered by this Agreement includes funds for the
acquisition of land or facilities:
1. RECIPIENT shall establish that the cost is fair value and reasonable prior to disbursement of funds provided for in this
Agreement.
2. RECIPIENT shall provide satisfactory evidence of title or ability to acquire title for each parcel prior to disbursement of
funds provided by this Agreement. Such evidence may include title insurance policies, Torrens certificates, or abstracts, and
attorney's opinions establishing that the land is free from any impediment, lien, or claim which would impair the uses intended by
this Agreement.
g) Conversions. Regardless of the Agreement expiration date , the RECIPIENT shall not at any time convert any equipment ,
property, or facility acquired or developed under this Agreement to uses other than those for which assistance was originally
approved without prior written approval of ECOLOGY. Such approval may be conditioned upon payment to ECOLOGY of
that portion of the proceeds of the sale, lease, or other conversion or encumbrance which monies granted pursuant to this
Agreement bear to the total acquisition, purchase, or construction costs of such property.
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Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
22. RECORDS, AUDITS, AND INSPECTIONS
RECIPIENT shall maintain complete program and financial records relating to this Agreement , including any engineering
documentation and field inspection reports of all construction work accomplished.
All records shall:
a) Be kept in a manner which provides an audit trail for all expenditures.
b) Be kept in a common file to facilitate audits and inspections.
c) Clearly indicate total receipts and expenditures related to this Agreement .
d) Be open for audit or inspection by ECOLOGY, or by any duly authorized audit representative of the State of Washington ,
for a period of at least three (3) years after the final grant payment or loan repayment, or any dispute resolution hereunder.
RECIPIENT shall provide clarification and make necessary adjustments if any audits or inspections identify discrepancies in the
records.
ECOLOGY reserves the right to audit, or have a designated third party audit, applicable records to ensure that the state has
been properly invoiced. Any remedies and penalties allowed by law to recover monies determined owed will be enforced.
Repetitive instances of incorrect invoicing or inadequate records may be considered cause for termination.
All work performed under this Agreement and any property and equipment purchased shall be made available to ECOLOGY
and to any authorized state, federal or local representative for inspection at any time during the course of this Agreement and for
at least three (3) years following grant or loan termination or dispute resolution hereunder.
RECIPIENT shall provide right of access to ECOLOGY, or any other authorized representative, at all reasonable times, in
order to monitor and evaluate performance, compliance, and any other conditions under this Agreement .
23. RECOVERY OF FUNDS
The right of the RECIPIENT to retain monies received as reimbursement payments is contingent upon satisfactory performance
of this Agreement and completion of the work described in the Scope of Work .
All payments to the RECIPIENT are subject to approval and audit by ECOLOGY , and any unauthorized expenditure(s) or
unallowable cost charged to this Agreement shall be refunded to ECOLOGY by the RECIPIENT .
RECIPIENT shall refund to ECOLOGY the full amount of any erroneous payment or overpayment under this Agreement .
RECIPIENT shall refund by check payable to ECOLOGY the amount of any such reduction of payments or repayments within
thirty (30) days of a written notice. Interest will accrue at the rate of twelve percent (12%) per year from the time ECOLOGY
demands repayment of funds.
Any property acquired under this Agreement , at the option of ECOLOGY, may become ECOLOGY's property and the
RECIPIENT's liability to repay monies will be reduced by an amount reflecting the fair value of such property.
24. SEVERABILITY
If any provision of this Agreement or any provision of any document incorporated by reference shall be held invalid , such
invalidity shall not affect the other provisions of this Agreement which can be given effect without the invalid provision , and to
this end the provisions of this Agreement are declared to be severable .
25. STATE ENVIRONMENTAL POLICY ACT (SEPA)
RECIPIENT must demonstrate to ECOLOGY’s satisfaction that compliance with the requirements of the State Environmental
Policy Act (Chapter 43.21C RCW and Chapter 197-11 WAC) have been or will be met. Any reimbursements are subject to
this provision.
26. SUSPENSION
When in the best interest of ECOLOGY, ECOLOGY may at any time, and without cause, suspend this Agreement or any
portion thereof for a temporary period by written notice from ECOLOGY to the RECIPIENT . RECIPIENT shall resume
performance on the next business day following the suspension period unless another day is specified by ECOLOGY.
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Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
27. SUSTAINABLE PRACTICES
In order to sustain Washington’s natural resources and ecosystems , the RECIPIENT is fully encouraged to implement
sustainable practices and to purchase environmentally preferable products under this Agreement .
a) Sustainable practices may include such activities as: use of clean energy, use of double-sided printing, hosting low impact
meetings, and setting up recycling and composting programs.
b) Purchasing may include such items as: sustainably produced products and services, EPEAT registered computers and
imaging equipment, independently certified green cleaning products, remanufactured toner cartridges, products with reduced
packaging, office products that are refillable , rechargeable, and recyclable, 100% post-consumer recycled paper, and toxic free
products.
For more suggestions visit ECOLOGY’s web page, Green Purchasing,
https://ecology.wa.gov/Regulations-Permits/Guidance-technical-assistance/Sustainable-purchasing.
28. TERMINATION
a) For Cause
ECOLOGY may terminate for cause this Agreement with a seven (7) calendar days prior written notification to the
RECIPIENT, at the sole discretion of ECOLOGY, for failing to perform an Agreement requirement or for a material breach of
any term or condition. If this Agreement is so terminated, the parties shall be liable only for performance rendered or costs
incurred in accordance with the terms of this Agreement prior to the effective date of termination .
Failure to Commence Work. ECOLOGY reserves the right to terminate this Agreement if RECIPIENT fails to commence work
on the project funded within four (4) months after the effective date of this Agreement, or by any date mutually agreed upon in
writing for commencement of work, or the time period defined within the Scope of Work .
Non-Performance. The obligation of ECOLOGY to the RECIPIENT is contingent upon satisfactory performance by the
RECIPIENT of all of its obligations under this Agreement. In the event the RECIPIENT unjustifiably fails, in the opinion of
ECOLOGY, to perform any obligation required of it by this Agreement , ECOLOGY may refuse to pay any further funds,
terminate in whole or in part this Agreement, and exercise any other rights under this Agreement .
Despite the above, the RECIPIENT shall not be relieved of any liability to ECOLOGY for damages sustained by ECOLOGY
and the State of Washington because of any breach of this Agreement by the RECIPIENT . ECOLOGY may withhold
payments for the purpose of setoff until such time as the exact amount of damages due ECOLOGY from the RECIPIENT is
determined.
b) For Convenience
ECOLOGY may terminate for convenience this Agreement , in whole or in part, for any reason when it is the best interest of
ECOLOGY, with a thirty (30) calendar days prior written notification to the RECIPIENT, except as noted below. If this
Agreement is so terminated, the parties shall be liable only for performance rendered or costs incurred in accordance with the
terms of this Agreement prior to the effective date of termination .
Non-Allocation of Funds. ECOLOGY’s ability to make payments is contingent on availability of funding . In the event funding
from state, federal or other sources is withdrawn, reduced, or limited in any way after the effective date and prior to the
completion or expiration date of this Agreement, ECOLOGY, at its sole discretion, may elect to terminate the Agreement, in
whole or part, or renegotiate the Agreement, subject to new funding limitations or conditions. ECOLOGY may also elect to
suspend performance of the Agreement until ECOLOGY determines the funding insufficiency is resolved . ECOLOGY may
exercise any of these options with no notification or restrictions, although ECOLOGY will make a reasonable attempt to provide
notice.
In the event of termination or suspension, ECOLOGY will reimburse eligible costs incurred by the RECIPIENT through the
effective date of termination or suspension. Reimbursed costs must be agreed to by ECOLOGY and the RECIPIENT . In no
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Page 27 of 27State of Washington Department of Ecology
Agreement No:
Project Title:
Recipient Name:
WROCR-2123-Pasco-00033
City of Pasco Aquifer Storage and Recovery (ASR) Feasibility Study–PhaseII
PASCO CITY OF
event shall ECOLOGY’s reimbursement exceed ECOLOGY’s total responsibility under the Agreement and any amendments .
If payments have been discontinued by ECOLOGY due to unavailable funds , the RECIPIENT shall not be obligated to repay
monies which had been paid to the RECIPIENT prior to such termination .
RECIPIENT’s obligation to continue or complete the work described in this Agreement shall be contingent upon availability of
funds by the RECIPIENT's governing body.
c) By Mutual Agreement
ECOLOGY and the RECIPIENT may terminate this Agreement, in whole or in part, at any time, by mutual written agreement.
d) In Event of Termination
All finished or unfinished documents, data studies, surveys, drawings, maps, models, photographs, reports or other materials
prepared by the RECIPIENT under this Agreement, at the option of ECOLOGY, will become property of ECOLOGY and the
RECIPIENT shall be entitled to receive just and equitable compensation for any satisfactory work completed on such
documents and other materials.
Nothing contained herein shall preclude ECOLOGY from demanding repayment of all funds paid to the RECIPIENT in
accordance with Recovery of Funds, identified herein.
29. THIRD PARTY BENEFICIARY
RECIPIENT shall ensure that in all subcontracts entered into by the RECIPIENT pursuant to this Agreement , the state of
Washington is named as an express third party beneficiary of such subcontracts with full rights as such .
30. WAIVER
Waiver of a default or breach of any provision of this Agreement is not a waiver of any subsequent default or breach , and will
not be construed as a modification of the terms of this Agreement unless stated as such in writing by the authorized
representative of ECOLOGY.
End of General Terms and Conditions
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QUALITY OF LIFE
Promote a high-quality of life through quality programs, services and appropriate investment and re-
investment in community infrastructure including, but not limited to:
• Completion of Transportation System Master Plan and design standard updates to promote greater
neighborhood cohesion in new and re-developed neighborhoods through design elements, e.g.;
connectivity, walkability, aesthetics, sustainability, and community gathering spaces.
• Completion of the Parks, Recreation and Open Space Plan and development of an implementation
strategy to enhance such services equitably across the community. • Completion of the Housing Action and Implementation Plan with a focus on a variety of housing to address
the needs of the growing population.
FINANCIAL SUSTAINABILITY
Enhance the long-term viability, value, and service levels of services and programs, including, but not
limited to:
• Adopting policies and strategic investment standards to assure consistency of long-range planning to include
update of impact fees, area fees to specific infrastructure, and SEPA mitigation measures related to new
development, e.g.; schools, traffic, parks, and fire.
COMMUNITY TRANSPORTATION NETWORK
Promote a highly functional multi-modal transportation system including, but not limited to:
• Application of the adopted Transportation System Master Plan including development of policies, regulations,
programs, and projects that provide for greater connectivity, strategic investment, mobility, multi -modal
systems, accessibility, efficiency, and safety.
COMMUNITY SAFETY
Promote proactive approaches for the strategic investment of infrastructure, staffing, and equipment
including, but not limited to:
• Adoption and develop implementation strategies for Comprehensive Fire Master Plan aimed at maintaining the
current Washington State Rating Bureau Class 3 community rating.
• Collaboration with regional partners to influence strategies to reduce incidences of homeless by leveraging
existing resources such as the newly implemented 0.1% mental health sales tax, use of resource navigator
programs, and other efforts. • Development of an implementation strategy for the Comprehensive Police Master Plan to support future service
levels of the department to assure sustainability, public safety, officer safety, crime control, and compliance
with legislative mandates.
ECONOMIC VITALITY
Promote and encourage economic vitality including, but not limited to:
• Implementation of the Comprehensive Land Use Plan through related actions including zoning code changes,
phased sign code update, and development regulations and standards.
• Completion of Area Master Plans and environmental analysis complementing the Comprehensive Land Use
Plan such as Downtown and Broadmoor Master Plans.
• Development of an Economic Development Plan, including revitalization efforts.
COMMUNITY IDENTITY
Identify opportunities to enhance community identity, cohesion, and image including, but not limited to:
• Development of a Community Engagement Plan to evaluate strategies, technologies, and other opportunities
to further inclusivity, community engagement, and inter-agency and constituent coordination efforts.
• Support of the Arts and Culture Commission in promoting unity and the celebration of diversity through art
and culture programs, recognition of significant events or occurrences, and participation/sponsorship of events
within the community.
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CALIDAD DE VIDA
Promover una calidad de vida alta a través de programas de calidad, servicios, inversiones y reinversiones
apropiadas en la infraestructura de la comunidad incluyendo, pero no limitado a:
• Terminar el Plan de Transportación para promover más cohesión entre nuestras vecindades actuales y re-desarrolladas
a través de elementos de diseño, p.ej. conectividad, transitabilidad, sostenibilidad estética, y espacios para reuniones
comunitarias.
• Terminar el Plan de los Parques, la Recreación, y los Espacios Vacíos y el desarrollo de una estrategia de
implementación para mejorar tales servicios justamente a lo largo de la comunidad.
• Terminar el Plan de Acción e Implementación de Viviendas con un enfoque en una variedad de viviendas para tratar las
necesidades del aumento en la población.
SOSTENIBIILIDAD FINANCIERA
Mejorar la viabilidad a largo plazo, el valor, y los niveles de los servicios y los programas, incluyendo, pero no
limitado a:
• Adoptar las políticas y los estándares de inversión estratégica para asegurar consistencia en la planificación a largo
plazo para incluir la actualización de las tarifas de impacto, las tarifas en áreas de infraestructura específica, y las
medidas de mitigación SEPA relacionadas con el nuevo desarrollo, p.ej. escuelas, tráfico, parques, e incendios.
RED DE TRANSPORTACION COMUNITARIA
Promover un sistema de transportación multimodal en alta operación incluyendo, pero no limitado a:
• Aplicar el Plan de Transportación que fue adoptado, incluyendo el desarrollo de las políticas, las reglas, los programas,
y los proyectos que proporcionan más conectividad, inversión estratégica, movilidad, sistemas multimodales,
accesibilidad, eficiencia, y seguridad.
SEGURIDAD COMUNITARIA
Promover métodos proactivos para la inversión estratégica en la infraestructura, el personal, y el equipo
incluyendo, pero no limitado a:
• Adoptar y desarrollar estrategias de implementación para el Plan Comprehensivo para Incendios. Con el propósito de
mantener la clasificación comunitaria actual en la tercera Clase del Departamento de Clasificación del Estado de
Washington.
• Colaborar con socios regionales para influenciar estrategias que reduzcan los incidentes de personas sin hogar al
hacer uso de los recursos actuales como el impuesto de ventas de 0.1% implementado recientemente para la salud
mental, el uso de programas para navegar los recursos, y otros esfuerzos.
• Desarrollar una estrategia de implementación para el Plan Comprehensivo de la Policía para apoyar los niveles futuros
de servicio del departamento para asegurar la sostenibilidad, la seguridad pública, la seguridad de los policías, el
control de crímenes, y el cumplimiento con los mandatos legislativos.
VITALIDAD ECONOMICA
Promover y fomentar vitalidad económica incluyendo, pero no limitado a:
• Implementar el Plan Comprehensivo del Uso de Terreno a través de acciones relacionadas, incluyendo cambios de los
códigos de zonificación, actualización en las etapas de los códigos de las señales, y el desarrollo de las reglas y los
estándares.
• Terminar los Planes de las Áreas y un análisis ambiental el cual complementa al plan integral de uso de la tierra como a
los Planes del Centro y de Broadmoor.
• Desarrollar un Plan de Desarrollo Económico, el cual incluya esfuerzos de revitalización.
IDENTIDAD COMUNITARIA
Identificar oportunidades para mejorar la identidad comunitaria, la cohesión, y la imagen incluyendo, pero no
limitado a:
• Desarrollar un Plan de Participación de la Comunidad para evaluar las estrategias, las tecnologías, y otras
oportunidades para promover la inclusividad, la participación de la comunidad, y los esfuerzos interdepartamentales y de
coordinación de los constituyentes.
• Apoyar a la Comisión de las Artes y Cultura al promover la unidad y la celebración de la diversidad a través de
programas de arte y cultura, reconocer eventos o acontecimientos significantes, y participar/patrocinar eventos dentro
de la comunidad.
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