HomeMy WebLinkAbout4659AA Ordinance - Broadmoor Master Plan - PMC Chapter 25.97 Broadmoor Overlay District Sriveners Errors SCRIVENER'S ERRORS
Updated PMC Sections 25.97.046(3)(d); 25.97.055(4)(c); 25.97.060(1)(d); 25.97.060(2)(b); and
25.97.060(6)(c)(i)
Updates are in yellow highlight.
ORDINANCE NO. 4659AA
AN ORDINANCE OF THE CITY OF PASCO, WASHINGTON,
APPROVING THE BROADMOOR MASTER PLAN AND CREATING
CHAPTER 25.97"BROADMOOR OVERLAY DISTRICT,"RELATED TO 2022
COMPREHENSIVE PLAN DOCKET AND BROADMOOR MASTER PLAN.
WHEREAS, the Broadmoor Master Plan provides a framewark for the coordinated and
long-term development of a mixed-use, pedestrian friendly community providing a variety of
compatible land uses; and
WHEREAS, the Broadmoor Master Plan formally establishes the Broadmoor Planning
area to encompass the lands bound by Interstate 182, Broadmoor Blvd, Burns Road, and the
Columbia River; and
WHEREAS, the Broadmoor Master Plan is supported by the accompanying Final
Environmental Impact Statement, which identifies affected environments, and mitigation
measures; and
WHEREAS, the creation of the Broadmoor Overlay District establishes the necessary
development regulations necessary to carry out the vision intended in the Broadmoor Master Plan.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Adopting the Broadmoor Master Plan, attached hereto as Exhibit A.
Section 2. That a new Chapter 25.97 entitled `Broadmoor Overlay District" of the
Pasco Municipal Code shall be and hereby is created and shall read as follows:
Chapter 25.97
BROADMOOR OVERLAY DISTRICT
Sections:
25.97.010 Purpose.
25.97.011 Plannin�principles.
25.97.020 ApplicabilitLr.
25.97.030 Use in combination.
25.97.040 Land-use and zonin t� able.
25.97.045 Block standards.
25.97.046 Circulation and connectivity.
25.97.050 _ Permitted and prohibited uses.
Ordinance—2"d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97- 1
25.97.055 Medium Density Residential.
25.97.060 Mixed Residential and Commercial.
25.97.065 Commercial.
25.97.070 Open Space.
25.97.080 Communitti° Center and Corridor Standards.
25.97.085 Public Street Environment and Public Realm.
25.97.090 Parking.
25.97.093 Si�7e�, and li tin�.
25.97.095 Landscapin�.
25.97.100 Environmental Protection.
25.97.110 Permit Review.
25.97.120 Plan Monitorin�.
25.97.010 Purpose.
The intent of the Broadmoor OverlaY District is to �uide and regulate develoPment
in accordance with the policv and objectives of the Broadmoar Master Plan. Where
not specifically stated within the provisions of this Chapter, deference shall be
afforded to the standards within the Broadmoor Master Plan.
25.97.011_ Plannin�principles.
The followin� plannin� principles have been established for the Broadmoor
Overlav District, as references in the Broadmoor Master Plan:
(1) Encoura e a pedestrian and transit friendlY, walkable, environment.
a Develo ments shall im lement develo ment atterns that romote
walkability.
�2) Establish a connected communitv with ample choices in the circulatian
network.
(a) Create an efficient bike, pedestrian_ and vehicular circulation
network within the area and with connections to the rest of the Citv. A
ublic trans ortation s stem to be utilized to connect residential and
commercial land use districts with each other as well as with the re s�,ion•
{3) Provide a varietv of housin�: choices with a �riority on hi�her densitv
developments.
(a) The area should include a wide ran�;e of housin� types, such as
sin�le-family�homes,townhomes,condominiumsx apartments, etc.,that can
meet the demands and preferences of current and future residents.
(4) Create economic o a��ortunities for all income�rou�s•
Ordinance—2nd Scrivener's Enors-Broadmoor Master Plan&Creating PMC 25.97-2
(a? Provide flexibilitv and choices for a varietv of small businesses,
entrepreneurship, and #;eneral economic ��rowth. Promote businesses in
commercial, non-residential, and mixed-use areas to improve the economic
vitality of the Cit�
(5) Promote environmental �rotection and network open s}�aces.
(a) The area should be connected by open spaces, t�reenbelts,
recreational facilities {trails, pathwavs}, and roadways.
�6} Develo�a an aestheticall��l�leasin�; coininunit>> with quality desi�n.
(a) The design guidelines will promote a complementar�� scale and size
of nei�,hborhood blocks, buitdin�; form, and landscape desi�n. It will create
a balance_between residential and commercial uses that will �roinote
sustainable livin�and workin� conditions.
�,�7) Provide infrastructure and public facilities to meet the need of residents.
(a) The area will have necessarv infrastructure to support �rowth and
ensure efficient use of public facilities. This area should also provide
amenities and services as g;rowth takes place�such as schools,parks,police
and fire services, and recreational opt�ortunities. ^
(68) Offer flexibilitv and creativitv with monitorin�
f a) The design and development will encoura�,e creativity. In order to
�promote creative design and a walkable communitv,there will be provisions
of choices and flexibility in the development. Development of the area will
be monitored on a _periodic basis to meet the plannin� vision of the
Broadmoor area.
25.97.020 Applicability.
The provisions of this Chapter shall applv to all lands bound by Interstate I-182,
Burns Road, Broadmoor Blvd, and the Columbia River, as illustrated below:
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-3
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In the development re�;ulations. "sha11" is used to i•eflect nlanda�or�� elements. and
"should" affords flexibilitv if the Director of Community and Economic
Development finds that the project meets the intent of the Master Plan.
25.97.030 Use in combination.
This chapter shall be used in addition to and in combination with all other district
and development regulations contained in this title. The requirements and intent of
this chapter shall take precedence over the requirements of the underlying district
re�;ulations.
25.97.040 Land-use and zonina table
$1'r�arlrtrnrlP l..ari(�� TT��<, T��,SI Il�ltlOri PeP1111tteC� 7i017111 '
Lo�� :tv Rc�� R-1
Me �ensit� ial R-2, R-3, R-4
��1� Residential and Mixed Residential and
�rcial Commercial, C-1*, R-3*, R-4*
C-1
�_� ����� i� O en S ace
Reclar..,.. .._. R-T
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-4
ial I-1
ed only when in conformance with the Mixed Residential and
C;omi��ercial development standards as part of a mixed-use site ��lan or
}ro�ect.
25.97.045 Block standards.
The intent of urban blocks standards is to ensure that block sizes and lavouts
promote efficient connectivitv. The interconnected and gridded layout of streets
and smaller blocks shall provide increased accessibility and a pedestrian-friendly
environment.
�� Blocks shall be desi�ned and subdivided to create a network of circulation
as illustrated below:
' �--_______-_-_-_____- Step l: Lar�;e lots i5 acres or more) shall
be subdivided further or developed with an
; internal road network as required by the
, City to create a hi�y connected,
accessible develo�ment.
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� �� �; ;�� .��� buildin�placement shall be accordin� to
� ;� �; �`�- � � j the land use re�ulations.
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(2) Block Dimensions and Street Connectivity Standards.
Spacin� Principal Minor Nei�hborhood Local
Guidelines Arterials Arterials Collectors Collectors Access
Streets
Maximum Block
Len�(Public 660 feet 660 feet 660 feet 660 feet 660 feet
Street to Public -
Street
'Vlinimum Block
Si7P��'���?ic Street 300 feet 250 feet 200 feet �150 feet 125 feet
to i �treet�
'�� _ Block 2,000 feet
�����ur��� uetween
Bicycle and 330 feet 33U feet 330 feet 330 feet 330 feet
Pedestrian
Facilities
i a) In cases when block len�th exceeds 660 feet, or the block �erimeter
exceeds 2000 feet mid-block edestrian connections shall be rovided.
Exceptions are allowed when proposed buildin�s exceed the block length.
In such cases, mid-block connections can be provided through the site or
buildin as appropriate.
{3} Residential Blocks.
[a) The width of the block shall be sufficient to allow two tiers of lots
with easements. Block length shall be measured alon,� the street centerline
of intersectin;� streets.
(i�_ Exceptions of block len�th mav be allowed for the protection
of natural sources, steep slopes, or where lots front the shoreline.
i4) Commercial and Mixed-Use Blocks.
Ordinance—2nd Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-6
(a1 Block lengths in the Commercial, or Mixed Residential and
Commercial ma.�permitted an increase in the block dimension standards
of PMC 25.97.045(2�if the block includes mid-block connections for public
or civic spaces, pedestrian walkways, allevs, or open �aces, to create
alternative forms of connections. Block len�.ths shall not exceed 1.5 times
the len.�th allowed of PMC 25.97.045(2).
�i) _ Exceptions of block length may be allowed for the protection
of natural sources stee slo es or where lots front the shoreline.
25.97.046 Circulation and connectivity.
(1) Street Classifications.
�a) Streets shall be connected to develop a complete network. An
interconnected circulation system shall provide connections to local
shopping, services, housing, and amenities, as well as connections between
adjacent developments.
�b} Alleys shall be allowed for service access, such as gara�es for
residential uses, and loadin�services for commercial uses.
2 Facilit S acin� Standards.
Functional Classification Maximum S acin
Princi al Arterial 1 t� 2 miles
Minor Arterial
Collector
Nei borhood Collcr
Local Access Strec� � .
Bic cle and Pedestrian Facilities 330 feet
(31 Street connectivity standards.
�a) Provide pedestrian and vehicular connections that link adjacent uses
and circulation patterns, includin� buildin�;s, public spaces, parkin a�
roadways, sidewalks, and pathways.
�b) An interconnected grid block and street netwark is required.
(c) The street and block network is not required to be ortho�onal and
can chan�e shape in response to site features and/or topo�raphical,however,
streets shall be interconnected.
(d) The street system of a proposed subdivision shall be designed to
connect to existing, �roposed, and planned streets adjacent to the
subdivision. Wherever a �roposed development abuts un-platted land or a
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-7
future development phase of an existing development, street stubs shall be
provided to allow access to future abuttin�; subdivisions and to extend the
street svstem into the surroundin� area. Street ends shall contain
turnarounds constructed to T'N;�� �;r� ','���International Fire Code
standards and shall be desi�ned to facilitate future extension in terms of
gradinQ, width, and temporarv barricades.
{e) Dedicatin�;or deeding propertv for ri�ht-of-wav or a portion thereof
to the Citv 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 followin� can be demonstrated:
i Facts su ort that such dedication is reasonabi necessa as
a result of the impact created bv the proposed development;
(ii) Such dedication will result inproportionate miti�alion of the
impact in the reasonably foreseeable future;
(iii) Connectivity to the existinQ or foreseeable future 1�ublic
ri�ht-of-wav is feasible; and
(iv) One or more of the following circumstances are met:
(A) A city transportation plan indicates the necessity of a
new or additional right-of-wa� or gortion thereof for street
purposes;
{B) The dedication is necessarv to provide additions of
ri�ht-of-way to existing right-of-way to meet cit.�
standards;
�C} The dedication is necessary to extend ar to com�lete
the existing or future nei�hborhood street pattern;
(D) The dedication is necessarv to com�lv with road
standards and cit, t�portation plans;
(E) The dedication is necessary to provide a public
transportation system that sup�orts future development of
abuttin�property consistent with the Comprehensive Plan or
Pasco Municipal Code.
(fl Cul-de-sacs/dead-end streets are qrohibited; except, where the
Comprehensive Plan or preliminarv plat indicates a street is to continue past
the subdivider's propertv, the Citv mav allow the dead end until such time
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-8
as the street can be built throu,�h at a later date. Shared driveways and road-
ends for shorelinepublic access are not considered cul-de-sacs/14ead-ends.
{�,) Shared driveway access from residential streets is allowed for
attached dwellin.� units; for detached sin�le-familv residential lots, one
shared access for four lots is allowed. For commercial develo�ments,access
must be shared with the adjacent development/parcels according to PMC
25.97.046[4).
(h} Street standards shall comply with the standards mentioned in PMC
25.97.085 Public street environment and public realm, and Pasco
Transportation System Master Plan(TSMP}.
E i) Mana�ement of driveways and access will be in place on the
followin corridars: Broadmoor Boulevard Sandifur Parkwa Burns
Road, Dent Road, and Road 108.
{4) Access inana�:ement standards.
S acin Principal �Tinor 'vei�hborhood Local
Guidelines Arterials Arterials Collectors Collectors Access
Streets
Minimum
Drivewav
Spacin� 300 fcct 2�0 fcct 150 fcct 7_5 feet N�'1'�
Drivewa � to
Drivewa �
Minimum Full-
Access Drivewa� 300 feet 2�0 feet 150 feet 75 feet 25 feet
�acin�, (Setback
from Intersection)
Minimum Ri =�ht_
In/Ri � t-Out
Driveway 150 feet 125 feet 75 feet 50 feet ?5 feet
�acin� .�Sethack
f
� and/or drivewati� �, � °� c�eterir ��le
> >� ,ase
(51 Additional Standards for Mixed Residential and Commercial Land Uses.
(a) Mixed Residential and Commercial land use shall have prima�
automobile access from arterial and/or collector streets with transit and
bicycle circulation. Mixed-use developments shall provide pedestrian and
bicycle access and circulation to surroundin�residential areas.
Ordinance—2"d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-9
{b) Primary vehicular access to mixed-use developments shall be
provided from perimeter arterial streets and/or perimeter collectar streets to
local access roads.
(c} Internal circulation shall be provided through an internal street
system and local access roads.
�d} Private streets are allowed to.provide internal site circulation within
developments and accordin�to the standards a�proved bv the Citx
�e? The internal transportation network of the Mixed Residential and
Commercial land use shall be desi�,med to maximize multi-modal travel
options. All transportation infrastructures shall meet the intent of the CitY's
Com le�e Streets Ordinance PMC 12.15 Best ractices criteria PMC
12.15.050 and comply with the International Fire Code. Dedication of
public ri�ht-of-wav is not required when private streets are used. Private
streets ma,�y be used with the approval of the City Engineer. Private
streets may only be used for internal circulation streets.
�6} Ap_plications and permits for development in the Broadmoor OverlaX
District shall coordinate with Ben Franklin Transit and/or a licable ublic
transportation providers to identifv appropriate locations for public transportation
facilities and accommodations.
25.97.050 Permitted and Arohibited uses.
The standards of this Cha ter shall be a licable to ro'ects within the Broadmoor
OverlaY District.
(1) Permitted Land Uses.
(a) This section establishes the land uses allowed in each land use
desi�,7nation and the corresponding permit requirements. A �arcel or
buildin__�ject to the Broadmoor Master Plan or Overlay District shall be
occu ied with onl the land uses allowed ermitted b this section. For land
uses not identified in this section,the Director of Community and Economic
Development may determine that the use is not permitted, or determine the
aqqropriate definition and the proposed use to be permitted, provided the
Planning Director makes the findin�s in writin�; that the use will be
compatible and consistent with the purposes of the Broadmoor Master Plan.
(b} Uses within Reclamation land use are not identified in this
development re�ulations. Uses in this land use category shall be determined
by the City u�on completion of a reclamation study,bv the Department of
Natural Resources.
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97- 10
(c } 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
re�ulation of the PMC unti12035. After that, the industrial land use will be
amended to Medium Densitv Residential.
(d) Mixed Residential and Commercial land uses shall be allocated in
each Mixed Residential and Commercial land use plannin�, area as
illustrated in the Broadmoor Master Plan. Mix of land use shall contain a
minimum of 20% residential and 20% of non-residential use in each
planning area.
(i} Mixed Residential and Commercial land use can coordinate
with another land use that is located within close roximit 1/4
mile) 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 area can have a commercial
development next to the Medium Densitv Residential land use area
in accordance with the mixed-use standards for commercial uses.
Each sin�le use�residential and non-residential) in this case can be
considered a part of a combined mixed-use development.
� Residential Use Table.
"P"—�� _ _ � et to ap�licable standards in this code. Allowed use� � t�ermitted in
struetta_ Ireadx�one through a site and buildin� review��roc . _
"C"�ermitted subiect to the_conditional use provisions
"X"—not permitted
Uses not listed in this table are not allowed.
Mixed
L; � � LDR MDR R-C C OS
Sin 71e-famil home� P P X X X
Sin�le-famil, home�_ _ P P P X X
• Townhomes/row houses
• Duplexes,triplex, foumlex
• Cotta�e House, Court .ard Housina_(4_12
units
Live/work unit X P P X �i
,�, ...._, _. . �� �� ���i,le X P P (:' X
iiniums
��es/Factoiy-assembled P P C X :1
I�uines
Nursin homes and assisted livin facilities C C P � ��i
Adult famil home 6 or fewer P P P X X
Familv home da �care facilit � P P P X X
Bed and breakfast P P P X X
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97- 11
3 Cc� al Us�
"P"—permitted < j _ � app( .�ndards in this code. Allowed uses will be_permitted in
structures that have alroad�onc tl�rou�h a site and buildin�review 1�rocess.
"C"—permitted subiect to the conditional use provisions
"X"—not permitted
Uses not listed in this table are not allowed.
Mixed
Land Use LDR MDR R-C C OS
Administrative and professional offices. X X P P �i
banks. dancin Y schools
� " ' ' ' ' �ntal offices X X P P X
X X X P X
__ _ i,��iil shops and automobile X X X P X
S?
X X P P X
hreweries and similar• X X P P X
Retails stc sho s e.g..bakeries, X X P P �
„_. __ � ,, _ __.__,._. .. C� — —
_ . _ _.. —... -- --. -- —
-- �:° 1 X X P P �
�� � � l X X P P X
� X X P P �
ial uses (e.�., X X P P X
i
�rian clinics for household ��ets X X P P X
(no boarding or outdoor treatment
facilities
Wholesale P k
1. Allowed for live work units and for nei� . �oin�ner�ial us�s �ti���« t�uildi� t� ��an
10 000 s -ft in size• does not include aut�-�t:..,,�l uses and drive-throu=hs busi�
(4? Civic Use Table.
"P"—permitted sublect to a�plicable standards in this code. Allowed uses will be permitted in
structures that have alreadv �one through a site and buildin�review rocess,
"C"— permitted subject to the conditional use provisions
"X"—not permitted
Uscs not listcd in tlr .-e not
Mixed
i �� LDR 1�1DR R-C C OS
c c P P c
C C P P C
C C P P C
_ .._.._. P P P P C
Communit�� event centers, civic f�cilities_ P P P P P
,
,-��,rc,.�,,. �.... ���r��,>,-.,
C C P P X
r �laces of worshi� C C C P X
- ��r.;��,��t.ions C C P P C
Ordinance—2nd Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97- 12
"P"—permitted subiect to apUlicable standards in this code. Allowed uses will be E�crmitted in
structures that have already�one throu�*h a site and building review process.
"C"— t�ermitted subiect to the conditiona]use provisions
��X��_ d'
�,
Uses r. l�iis table are ,ved.
Mixed
� ��n�l Lrse LDR MDR R-C C OS
Da �car�° � C C P P X
Parks. �� �� �� �' P P P P P
��) Other[:ses.
"P"-�,�t-�nitted subject to aE��zlicat�le standards in this code. Allowed uses will be pern�itteci in
structures that have already none through a site and buildinS�_revie���.��rocess.
"C"— permitted subiect to the conditional use�irovisions
"X"—not permitted
Uses not listed in this table are not allowed.
Nlixed
Land Use LDR M1IDR R-C C OS
Cc�tta�we industries (repair, crafts. Hi-tech X X C C �
Cr��' )
��tOI'S Y X P P X
� � X X P P �
� . ...�� _�...:��_�ulextractic�ns X X X X X
L} Prohibited Uses.
"X"—not ermitted
Land Uses All Land Uses
1. A .iles/Car dealership
2. At.�.�,,,.,,_,,�. �.,sembl�services�
3. Repair auto bod,�ps'
4. Mini-storage facilities
5. Pawn shons
6. Adu1t bookstores or entertainment facilities
7. Truck stops—diesel fuel sales
8. Truck terminals
9. Heavy machinery sales and service
10. Contractor's plant or stora e Yards
11. Mobile home and trailer sales and service X
12. Veterinarian clinics for livestock, including outdoor treatment
facilities
]3. Any outdoor manufacturin�,testing, processin�, or similar activit�r
14. On-site hazardous substance processin�and handlin�or hazardous
waste treatment and stora�e facilities
15. Junkvards,automobile wreckin�yards, scrap iron, scra�paper�or ra�j
stora�e, sortin�, or balin�
16. Recreational vehicle parks
17. Outdoor stora�e of RVs,_boats. and trailers �not individual lot sl�ecificl
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97- 13
"X"—not �ermitted
Land Uses All Land Uses
Notes:
1. Allowed in Commercial land use,when such uses are adequately� screened with landscaping buffer
from abuttin�;residential and mixed-use neighborhoods, and the site and building desi�n is compatible
with the surrounded uses
2.Prohibited in Commercial land use allowed as art of residential nei hborhoods when screened in
such a way that they are not visible from public streets,abuttin�residential and mixed-use
nei*hborhoods. Such screenin�must be com atible with the desi n of the surroundin nei hborhoods.
25.97.055 Medium Densitv Residential.
The intent of inedium density residential land use is to allow small lot sin�.le-familv
homes, both attached and detached, as well as duplexes, triplexes or multiplexes,
and townhomes.
(1) Densit�
f a) Minimum Density: 6 dwellin� units per acre
b Maximum Den"sit : 29 dwellin units er acre
(2} Lot Standards
Buildin Tv e R-2 R-3 R-4
Sit��rle-f�r1���1�� �let�cl�Prl {»�i�������,��m y 5,000 sfldu 3000 sf/du ?000 sf/du
Sii � —— -- - -- - -
� ; 3,000 sf/du 2,000 sf/du 1 5(
Du ,,.. , , �„ .,� ,,�_. � , ..�:,�� 2,500 sf/du 2,000 sf/du 1 5�
Cottage/courtyard housing �minimum lot 2,000 sf/du 1.800 sf/du 1.�(
size for 4 units minimum to 12 units
maximum]2
Multi�lex(minimum� Rased �n the C�rri�,r��?�e��f��it�c ['lan densitv, site desi��n
,
Notes: Lot size avera�ir��� �� l�� � lvera�in r.
L1 Lof standards shall com�ly with the standards for R-2, R-3 and R-4
zonin�; districts. A maximum 20% of deviation from lot size, width, and
fronta e can be allowed if the avera�e of all lots in the development
complies with the standards, and if the development achieves a better
Uualitv of development by deviatin� from these standards. Lot size
averaging must not reduce the net densitv. Above Table indicates lot size
requirements.
(b} Lot width, fronta�e, covera�e, and buildin hei�ht and setback shall
be accordin�,to standards for R-2, R-3 and R-4 zonin�districts.
f 3} �lcccss and dri��c«�avs.
Ordinance—2°d Scrivener's Enors-Broadmoor Master Plan&Creating PMC 25.97- 14
L} For multiple units, the distance or length of the driveway approach
to the parkin� shall be no less than 15 ft.
(b) Vehicular access and driveway locations shall be located to
minimize impact on pedestrian/bike routes.
(c) Shared drivewa�s are allowed for maximum 4 detached dwellin�
units.
(d} Duplexes, triplexes and fourplexes shall have shared driveway
access from public street.
{e} Minimum width of shared drivewav, and/or internal access roads
shall be 26 ft with a turnin�radius of 26 ft except for PMC 21.20.060.
(fl 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 followin�desi n approaches shall be followed:
(i} Use shared driveways in order to reduce individual
driveways from the main access road.
�ii) Driveway access from private streets and/or alle ��s.
(iii} Place the sidewalk behind the curb-cut and with minimum
20-foot drivewav depth from the back of the sidewalk.
(g) For multi-units, internal access roads connectin�parkin� lots and
dwellin�units shall be easily identifiable.
(h� For apartments and multiplexes, dedicated pedestrian network
between parkin� lots, public streets and sidewalks, open spaces, and
community facilities shall be provided.
�i) Developments shall provide pedestrian and bicycle access within
and onto the site. Access points onto the site shall be provided (a)
approximatel.��ry 330' to 660' feet alon� existin� and pro�osed
perimeter sidewalks and walkwavs, and (b) at all arrival points to the site,
including abuttin� street intersections, crosswalks, and transit and school
bus stops. In addition, access points to and from adiacent lots shall be
coordinated to provide circulation patterns between sites.
(i) Walkwavs shall form an on-site circulation svstem that minimizes
the conflict between pedestrians and traffic at all points of pedestrian access
Ordinance—2"a Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97- 15
to on-site parkin� and building entrances. Walkwavs shall be provided
when the pedestrian access point onto the site, or anyparkin�pace,is more
than 60' feet from the buildin�, entrance or principal on-site destination.
ik} A cluster or multiple clusters of dwellin�units and parkin� shall be
considered to break down the long and linear circulation pattern.
{1) A network of pedestrian connections shall be provided between
parkin�, lots, street sidewalks, open spaces, communit�facilities and
buildin�s.
(m� Pedestrian walkwavs shall connect with public parks, open spaces
and/or common areas within the development and in the vicinit�
�) Pedestrian access must be clearly visible from the street and parking
lots. `
(o) Minimum width of a hard surfaced walkway shall be according_to
the ADA standards.
(p) Walkways must be adequately lit to_meet the industry and City
standards. All li htin��material and surface standards shall meet the PMC.
fq) Walkways must be maintained bv the owner or owner's association.
{4) Setbacks
(a) Building setbacks shall be in accordance with the table below:
Minimum Buildin� Se�acks
HOME TYPE
Front �
SF�I�U —1)etacl�ie�, llu�klexe,s fLi�in�w Unit. 15'* _
SFDU—Attach<<�, T��:�-�Ihome; Cotta�e Housin�,
1�'*'� -�- ��� �.
Multiple�AF�a� —
*Permitted wh� ,he�d;��ara�e is setbacl�at least 20'. or acc�sse�d via rear alle�� or shared..pi-ivalc
driveway; no encroachment of a_utilitx easement Uermitted
**Permitted when sharecl dri�=ewa,r is used and��arkin� is located in middle or rear of develo ment
+ When buildin�is�cces�ed directly from public streets, standards of SFDUs-Detached shall at�:
^Multigle�Apartments or mixed=use buildin�s vermitted without a minimum setback if abuttin�a
� r .z ,i� ,� e� .,� „s.��..,- ,,,.i F,,_ t _ ,�r parking locate�cl _�, ,r,., �,� .,t� -,r �;:a.ti ,�rj�> _,r� � _5'
1 j� < <� l�en the abuttin�w. ��1t1�i i�� �
Ordinance—2nd Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97- 16
�b) Front yard setback for sin�le-family detached dwellin s and
duplexes shall be as follows:
�} The livin�;unit of a home may be set back from the back of
the sidewalk or propertv line whichever is closer to the buildin�
minimum of 15 feet if the attached ��e is setback at least 20 feet
from the back of the sidewalk, or if the �arages are accessed from
allevways or private shared drivewaY.
{ii) A setback of 15 ft from the back of the sidewalk is allowed
when parking and garages are located on the rear side.
(c} Front yard setback for single family attached dwelling units and
multiplexes shall be as follows:
(i) A setback 12 ft from the back of the sidewalk or propertv_
line whichever is closer to the buildin� is allowed when shared
driveway is used, and parkin� area is located in the middle�,side of
rear side of the development. Building structure shall not encroach
�on an, _utility easements reguired by the City.
(ii) When buildin�,s are accessed directly from a public street
without a shared drivewav, subsection �} (4}(� of this section
shall applv.
�iii, Multiplex/apartments buildings, or townhomes as part of a
mixed-use buildin�are allowed without any setback when the�v abut
an 8 ft ar wider sidewalk �includin�street tree planting boxes}, and
the buildin has garage parking or parking is located on the side or
back of the buildin�.
(iv) For sidewalks less than 8 ft wide, multiplex buildin�s shall
add a minimum of 5 ft of landscapin in between the sidewalk and
building_ or expand the sidewalk for an_ additional 5 ft to be
maintained b the ro ert owner, or the homeowners' association.
Additional setback mav be required to accommodate easements,
street or sidewalk improvements, or public plazas.
�v) Side yard setback shall be 5 ft for all housin t�Lyt�es•
�vi) No side ti�ard setback is required for attached dwellin�; units
in zero lot lines; corners of zero lot lines shall have 5 ft setback. �
�vii, Rear yard setback shall be 15 feet for all housin�tvpes.
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97- 17
(viii) Rear vard setback for sin�le familv attached dwelling units
and multiplexes shall be 15 feet minimum.
(ix) Lots with alleyways or private driveways and �arages
accessed from alle,y_shall have 5 ft rear yard setback for the 7ara Je
portion from allev. Additional setback mav be required if needed for
vehicle turnin�; radius into garage. Rear vard setback for the living
portion shall be accordin�to standards identified in this section.
{5} Desi�n Considerations
{a} All residential site and buildin�design standards in the PMC 25.175,
such as treatment of the corner lots, entrance, orientation, open space,
landscaping, si��e, lightin�,building height,bulk and scale shall applv.
�� Residential develo�ments_should orient to surroundin�; uses,
includin� residential and non-residential areas, in a wav that encoura es
compatible development patterns, character, and appearances.
(c) Where appropriate, incorporate and enhance significant natural
features as site amenities and/or design elements.
d Address the critical issues of site la out that influence a com atible
and inte�rated nei�;hborhood character, includin�, but not limited to,
vehicular access, pedestrian connectivitv, buildin� orientations, and
common spaces.
(e} Limit street connections for individual residential homes off maior
roadways, includin� highways, principal arterials, and other desi nated
mobilit�corridors,to miti�ate development im�acts on the roadwav svstem.
(fl Site entrvwavs, primarv 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.
(�) Strate ��i��y locate common and open s�aces and site amenities to
encoura�e and sup�aort pedestrian activities.
25.97.060 Mixed Residential and Commercial.
The purpose of Mixed Residential and Commercial land use is to encourage mixed-
use develo�ments for efficient use of land and public services, increase economic
return, reduce transportation costs, encourage human interaction, create place-
Ordinance—2"d Scrivener's Enors-Broadmoor Master Plan&Creating PMC 25.97- 18
making with day and evening activities, create a more sustainable development
pattern, and increase develogment opportunities.
Mixed use for the Broadmoor area is to accommodate uses that are compatible,
supportive,and complement each other. Various land uses in the Mixed Residential
and Commercial land 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 settin�
(1) Density and mix of uses.
�a) Density maximums of the Com�rehensive Plan shall not apply to
the Mixed Residential and Commercial Use within the Broadmoor Overlav
District.
(b) At least 20% of the combined �ross floor area of the buildin�
proposed within each of the four Mixed Residential and Commercial land
use planning areas iM-1, M-2, M-3, M-4) shall be devoted to residential
uses, and at least 20% to a non-residential use. The 80% /20% thresholds
for residential, commercial, and non-residential uses shall be a�plied based
on the followin�criteria:
{i) Use within a specific mixed-use area(M1, M2, M3 or M4).
(ii) Use is located within and/or overlapping a mixed-use area
and/or different land use,
(iii) Uses are within '/ mile proximitY of each other.
ic) Parkin� �arages or portions of �ara�,es devoted to non-residential
uses may be counted towards this requirement, however surface parking
shall not.
ld) ��4�:�� ���ig�le--��� One sin�e use can be a
maximum of 80%of the total development and/or the floor area, whichever
�plies• -
(e) The Director of Communitv and Economic Development may
ap�rove ratios and/or density lower than the minimum up to 10% if the
�roject meets the overall intent of the Mixed Residential and Commercial
land use.
f fl Public uses shall be based on desi��eneral standards.
��_ Residential Mix.
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97- 19
a For vertical mixed-use ro'ects minimum 20% of the buildin area
for vertical mixed use, or 20% of the total building project wide shall be
residential.
{b) . Minimum density of 21 dwelling units per acre for the
residential�ortion of the site shall be required.
�3) Commercial/Non-Residential Mix.
{a) Minimum 20% of the buildin� area for vertical mixed use, or 20%
of the total buildin�/floor area on the site shall be commercial or a non-
residential use.
(41 Lot Standards.
{a} Lot standards are flexible and shall be accordin� to the mixed-use
block standards in 25.97.045.
{b} Residential portions of developments for horizontal mixed-use shall
be in conformance to the lot standards as required in 25.97.055{2), and
standards for R-2, R-3 and R-4 zoning districts.
(5) Height.
�a} Mixed use with �round floor retail shall have a maximum hei ht�of
90 feet includin��per-level step backs.
{b} Residential buildin� shall maintain maximum building hei�ht
accordin�to correspondin zoning classification unless otherwise provided
in this Section.
�c) Maximum buildin� height_ for multiplex/multifamily adiacent to
commercial areas in a horizontal mixed-use shall be 90 feet includin�up�er-
level step backs.
�6} Active Ground and Building Desi�
(al For vertical mixed use, and commercial portion of horizontal mixed
use, �round levels shall be desi�,ned to promote easy pedestrian access.
Human scale desi�n shall include:
{i) Linka�;es between sidewalks and buildin access.
{ii) Store frontage with at least 50%of transparent fa�ade on the
street side and/or pedestrian access side.
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-20
(iii� Buildin� form and scales that relate to pedestrians, such as
wider sidewalk at the �round level, awnin 7,�, canopies, per�olas, etc.
(b) For vertical mixed use, and commercial portion of horizontal mixed
use,buildin�,s should be designed with architectural features such as:
[i) Proiectin� or recessed elements, varvin�roofline, or u�per-
level step back.
(ii) Modulation and articulation. Vertical articulation of
buildin�s shall be at least at ever�� 50 feet.
(c) At least 30% of the floor area of the ground floor or a portion 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.
(i) Parkin �arages can be included in this count ��when
they do not consist of more than 25% af the site or street fronta�e.
These standards shall be applicable for street fronta�es including
arterial and collector street fronta�,es when they are the main street
fronta�es.
f d} Commercial building frontages shall have at least 50% of
transparent fa�ade 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 fa�ade, displav windows, artwork,
li�hting, and enhanced landscapin�treatment.
(e} Service areas such as utilities, dum�sters, loadin� docks, etc. shall
be located in the less visible side of the site to avoid ne�;ative visual impacts
on the street environments. Thev 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 landsca�ing, and/or fencing that are
consistent with the overall buildin j�=�n.
�f __Roof-mounted mechanical eq��ment must be located and screened
so the equi�rment is not visible from the ground level of adjacent streets or
properties. Color of roof-mounted equi�ment should be matched with the
exposed color of the roof to minimize visual impacts whenever possible.
�) Standards 25.97.085 Public Street Environment and Public Realm
shall a�ply to activate buildin 3�,s' �:round level with the street environment.
Ordinance—2°d Scrivener's Enors-Broadmoor Master Plan&Creating PMC 25.97-21
(7) Access and drivewavs.
f a) Standard driveway width for individual dwellin�units tattachedL
residential uses: 15 feet minimum; 20 feet maximum.
(b) Shared drivewav width for all attached dwellin� units shall be 26
feet minimum, 30 feet maximum. This doesn't applv to multiplexes and/or
vertical mixed-use buildin�s.
f c) Additional access and driveway standards from 25.97.055(3) shall
apply for residential uses in a horizontal mixed-use setting_
(d) For vehicular and pedestrian accesses, refer to Circulation and
Connectivity Standards in 25.97.046.
e Each mixed-use buildin must have clearl visible front entrance
accessible by_pedestrians.from the street. Residential entries should be
desi�ned to provide separation between front doors and the street
environment.
(fl Street crossin�s/crosswalks for pedestrian shall be desi ng e�
enhance visibility and safety, the,y shall use clear demarcation, painted
pavement surface, raised sidewalk at the crossin;�, or similar treatment.
(8) Compatibilit�
(a} Land uses in mixed-use sites shall be selected and desigried to
encoura�.e interaction amon�uses. Examples include but are not limited to
commercial developments that are si�nificantlY used for shoppin� bv on-
site or ad�acent residents or office workers.
{b) All buildin�;s and improvements on the site shall be located and
desi�ned to look and function as an inte�ated development and to
encourage pedestrian travel between buildin�s and uses.
(c) Multiple uses can be desi��ed to be compatible with each other
visually and functionally through massing, building _material, fa4ade
treatment, and orientation.
(9) Setbacks.
(a) Residential buildin�;s in horizontal mixed-use developments shall
comply with the setback standards in Section 25.97.055{4) and
25.97.060(10), whichever is applicable.
(b) Commercial and vertical mixed-use buildings:
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-22
(i] No setback is required for buildin�s. However, buildings
shall not encroach on utility easements.
(ii) Setbacks shall be consistent to make a pedestrian-friendly
street fronta e exce t when buildin s setbacks are used to create
lazas o en s ace and ublic amenities.
�iii} Majority of setback areas shall be dedicated to public realm
for pedestrian activities such as wider sidewalk,plazas,public open
�aces, outdoor seating areas,etc.
(10} Building Placement and Relationship with Streets.
(a) For horizonal mixed use project site ap�lications, commercial
portion of the development should be primarily on thepublic street fronta�e
while residential uses can be located further away from the primary street.
�b) Parkin� shall be located behind the buildings and shall not be
allowed between buildin�s and the street within community centers and
corridors, except as allowed in section 25.97.090.
L) Vertical mixed-use buildings of non-residential buildin�s that are
art of mixed-use ro'ects must be located close to the street.When abuttin
a corridor street, such buildin�s shall be within 10 feet inward of the
property line, and for all other streets within Mixed-Residential and
Commercial land use, buildin�s shall be within 20 feet inward of the
property line, except for when buildin�s are set back to create plazas, open
space and public amenities.
i This does not revent additional buildin�s to be located
away from the street in a multiple building settin�
{d) Corners of communitvi centers and corridar intersections shall be
treated with plazas, wider sidewalks, landscaping, artwork, and street
furniture such as seatin�,benches, bike racks, etc.
(e) The primary access to buildin,�,s shall be visually prominent and
easil accessible b edestrians. Street fronta es and intersections shall be
enhanced with sidewalk�front courtlplazas.
�f� Separate buildin�s shall be connected throu�h pedestrian linka�
delineated throu�h landscapin�;, differentiated surface materials, or texture.
(�,) Blank fa�ade shall be treated with trellises, modulation of the
fa�ade, display windows, artwork, li �htin=, etc.
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-23
25.97.065 Commercial.
The intent of this land use is to allow various commercial uses to serve the area
such as retail, wholesale, service, and ancillary office uses, as well as agpropriate
public uses such as government that meet the vision for the Broadmoor area to
become a vibrant pedestrian-friendly communitv with quality desi.n.
(1) Development standards.
�a) Development standards such as density, intensity, setback, hei�
parkin�, etc. shall be accordin� to the City's zonin� codes far commercial
uses. Additional standards are described below that will take precedence in
the case of a conflict with the Citv's zonin� codes for commercial uses.
i2) Buildin�.Placement and Relationship with Streets.
(a) Buildin�s shall be located close to the street to enhance streetscape
character.
(i) Parkin� shall not be allowed between buiidin�s and the
street.
(ii) In cases when parkin� abuts the street, standards from
Section 25.97.090(2 shall a�plv.
b Commercial buildin s abuttin Mixed Residential and Commercial
land use, and/ar located within the community centers and corridors shall
be within 10 feet inward of the propertv line except for when buildings are
set back to create plazas, open space and public amenities.
�c) Parkin�shall not be allowed between buildings and the street within
communitvi centers and corridors. Corners of such communitvi centers and
corridors shall be treated with plazas, wider sidewalks, landscapin�,
artwork, and street furniture such as seatin�, benches, bike racks, etc.
(d) Both pedestrian and vehicular access to the site shall be clearlX
visible and safe.
{e} Buildin�s should be oriented to face public streets, open space, or
lp azas•
�f} Blank facades should not face public streets. In case when such
facades are unavoidable, blank facades shall be treated accordin to the
standards in Section 25.97.065i3�_Buildin� Desi n.
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-24
(�) Buildings are encoura�ed to be oriented to reduce exposure to
stron�;_est summer sunli�ht and glare from reflecting surfaces.
(h) Service areas shall be located awa, from public streets.
�3) Buildin�,Design.
a Buildin 7 desi =ns should a ro riatel address buildin scale mass
and form, and the use of materials, architectural elements, and details to
ensure a compatible and aesthetic built environment.
(b) 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 parkin�lots.
(c) Primary�edestrian entrances must face public streets, open spaces,
or plazas, whichever is available.
d The street facin facade shall be desi ned to break down the bulk
and mass into pedestrian scale bv using the at least two of the modulation
and articulation techniques as follows:
(i) Chan�e in the roof or wall plane. For wall plane �fa�ade
modulation},use recesses and/or projections.
�ii) Proiected or recessed elements, canopies, cornices, etc.
(iii) Ugper-level step back when feasible.
f e) Blank fa�;ades shall be treated with trellises, modulation of the
fa�ade, displav windows, artwork, li ting, etc.
Commercial buildin s with fa ades facin ublic streets ublic
open spaces, or plazas shall have at least 25% of the fa�ade area composed
of clear vision glass unless a specific alternative desi�n provides a better
facade treatment and is approved bv the Director of Communitv and
Economic Development in conformance with subsection (3}.
f Q} For�round floor retail, at least 40% of the �round floor fa�ade shall
be oriented towards, or face public streets or �ublic open spaces or plazas,
unless a specific alternative design provides a better fa�ade treatment and is
ap�roved bY the Director of Community and Economic Development in
conformance with subsection (3).
(h} Service areas such as utilities, dumpsters, loadin�; docks, etc. shall
be located in the less visible side of the site to avoid ne�ative visual impacts
Ordinance—2"d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-25
on the street environment. The shall not face a ma'or ublic street. In cases
where there are no other options, backside facin�public streets must be
screened from public view with landscaping and/or fencin�consistent with
the overall buildin�desi�n.
i Roof-mounted mechanical e ui ment must be located and screened
so the equipment is not visible from the �round 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.
25.97.070 Open Saace.
Open �ace_land use provides various functions, such as active and passive
recreation, public realm, pedestrian interaction, contrasts to the built environment,
environmental protection, etc.
(1) Intent and a�plicabilit�
�a� Provide various recreational o�portunities in parks and recreational
areas.
(b) Protect public andlor private natural areas.
�) Offer scenic qualities in a built environment.
(d} Protect sensitive or fra�ile environmental areas and functions of the
environment.
{e} Preserve the cagacity and water quality of the stormwater draina�e
s sy tem•
Provide edestrian and bic cle trans ortation eonnections.
{�) Open space requirements are applicable to all developments within
the Broadmoor Master Plan area. Open spaces are intended to be included
within other land uses even if the land use desi�nation is not Open Space.
This includes plazas, trails, courtyards etc.
(2) Standards.
a Standards for various t es of o en s aces shall be in com liance
with zoning= streetsca�e critical areas, and shoreline regulations and parks
and recreation standards as applicable. However, certain open spaces
identified in this section may retain the underlyin= z�, oning and land use
designation of the primary use, such as private plazas, courtvards etc.
Ordinance—2°d Scrivener's Errars-Broadmoor Master Plan&Creating PMC 25.97-26
(b) 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.
(c} Developments shall provide ogen space in the form of parks, plazas,
court.�s, bike and trail connections and natural and landscaped open
space. Lands for public parks and open space shall be required in
accordance with the Citv's Parks, Recreation and Open Space Plan's LOS
requirements.
fd) Additional desi��n considerati�ns for Open S��Zce:
Natural Onen Trails/Greenwav
S aces Parks Plazas s
t),����i� s}�a�c _�n open space Yi�rks arc a An open space re for
tvpes ir7tended for combination of available for civic }���:�a�_ian and
l�reservation in its active and passive purposes and bicvcle usera_tliev
natural condition; this recreational use�: .���,�,mercial mav be placed
also includes such as sports ities. within
environmentallv (active), fishintr c]in�fronta�es developments and
critical areas; (passive�as �I�uald define natural areas. This
unstructured and indicated in the these spaces. includes trails
limited number of City's PROS Plan. Plazas are indicated in the
structures can be Parks can be public primarilX PROS Plan, as
allowed. and/or private. hardscane well as private
combined with trails.
landsca ir:��
Fronta�tie/ Acccss can be At least two street At least o�� Connectivity
flc�css restricted to rotect fronta�es are frontage is. poin�s with str�et
the sensitive nature of required. rec�uired. sidewalks, and
the environment; �ublic access
public streets and points required.
pedestrian trails shall
provide access
�� � ������i�ng to existin�
Size Accordin�� to the b�%idth: 10 feet Width: � feet
PROS Plan minimum. minimum.
standarcis. Length: 20 feet
minimum.
Facilities to Si�na�e, trails. Sis�naze. tr�ils. Seatin� ������a�e.benches,
consider benches,drinkin� benches, s�orts arran e� ments: kin
fountains, restrooms. facilities. drinkin� water feature�. �lains.
fountains, drinkin�
restrooms: fountains, bike
additional facilities racks.
according to the
PROS Plan.
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-27
(3} Residential Open Space Standards.
(a) Open spaces within residential development should provide private
oven space or courtvard for residents. Open spaces should be consolidated
whenever possible, in accordance with the City's open s�ace and
landscapin� standards (PMC 25.180.080}.
{b) 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.
25.97.080 Communitv Center and Corridor Standards.
Communitvi center and corridor standards shall applv to the center and street
corridor locations in addition to all other standards in the underlyin�land use and
zoning districts. Community center standards shall a�plv to abuttin�properties at
the intersections and within 200 feet of the intersections indicated below. Street
corridor standards shall a 1 mostl to mixed-use and abuttin= street corridors
indicated below:
• Gateway center at Broadmoor Boulevard and Sandifur Parkwav intersection
• Mixed-use center at Road 100 and Sandifur Parkwa intersection
• Waterfront nei�hborhood center at the future north-south roadwa.�
Sandifur Parkway intersection
(1) Gateway Center Design Standards.
Within the Broadmoor area lots at the intersection of Broadmoor Boulevard and
Sandifur Parkwa shall be treated with the followin :
(a} Landscapin�
(b} Gatewa_y signa�e at the intersection.
�) Buildin�;s located close to the intersection.
2 Mixed-Use Center Desi n Standards.
This will provide a central location for various gedestrian-oriented uses and
activities such as restaurants, shoppin�„ transit access,housing, etc•
(a) Buildings shall be located close to the intersection.
�b) Buildin�;s shall face the corner and be accessed b�t�edestrians from
the sidewalk.
Ordinance—2nd Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-28
c Buildin desi ms shall a ro riatel address buildin� scale mass, ,
and form, and the use of materials, architectural elements, and details to
ensure a compatible and aesthetic contribution to the built environment.
� Parkin� lots shall not be allowed at the corner. Locate parking,
toward the interior of the site and inte rate arkin areas to establish an
attractive built environment that provides accessibility to public spaces and
buildin s.
�� Sidewalks shall be minimum 10 feet wide.
Public s aces lazas and/or outdoar seatinU are re uired at each
intersection.
(�) Ground floor retail should have transparent fa�ade to_provide
visibilitv.
h Landsca in with shade trees shall be rovided.
�i) All other Mixed Residential and Commercial land use standards
shall applv. �
f 3) Waterfront Nei�hborhood Desi n�Standards.
This will rovide a central location for various edestrian-oriented uses and
activities as well as access to the trails and shoreline-based recreation.
(a} All standards for Mixed-use Center and Mixed Residential and
Commercial land use shall applv.
b Develo ments should connect to the trail s stem to rovide access
to the shoreline accordin�to the Citv's Linka�e Plan and shoreline access
as indicated in the Shoreline Master Pro am.
(c) Developments should consider and provide visual access to the
shoreline when possible.
(d) Developments should maintain environmental protection.
(4) Street Corridor Desi,�n Standards.
Street corridors will romote walkabilit and create an outdoor environment for
yarious pedestrian-oriented uses and activities such as restaurants,sho�ping,transit
access,housin , etc.
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-29
�a) All standards in Section PMC 25.97,060(10� and 25.97.065{2) shall
apply•
�b) Parking standards for corridors in PMC 25.97.090 shall applv.
�} Street Environment and Public Realm standards in Section
25.97.085 shall a�ply.
25.97.085 Public Street Environment and Public Realm.
The intent of street standards is to create an outdoor environment reflectin� the
character of each land use. Streets within Mixed Residential and Commercial land
use shall be pedestrian oriented to allow active outdoor pedestrian ambience. For
mixed-use areas, street sidewalks should grovide public realm with walking,
sho�pin , seatin�, and various interactions. Streets should provide connectivit�
accessibility, window sho�pin�, and various recreational o�portunities. For
residential streets, access and circulation for both pedestrian and vehicular traffic
shall be incorporated into desi�n.
(1) Street Environment Standards.
(a) Sidewalks in the Mixed Residential and Commercial and
commercial land use shall be wide in accordance with the Broadmoor
Master Plan.Businesses fronting such sidewalks shall be allowed to provide
outdoor seatin� and activities when such activities maintain a clear width
accordin�to ADA standards.
�b) Streetscape shall comply with Landscaping Standards of 25.97.095.
(c) Mixed-use streets shall include street furnishing such as outdoor
seatin benches bike racks artworks lanter boxes etc. Front side of
mixed-use buildings shall include plazas, outdoor seating areas, and/or
landscapi�
(d) Buildin f�, desi�n, facades treatment and architectural details shall
create visual interest at the street level.
�) Develogments standards under Sections 25.97.060(10) and
25.97.065(� shall ap_plv for an effective street environment.
�#� The Pasco Transportation Svstem Master Plan {TSMP) �rovides
lists of specific street types and desi�n standards based on traffic demand,
and the character of the land use they will serve. Street and sidewalk
standards shall maintain the standards illustrated in the Broadmoor Master
Plan.
Ordinance—2°a Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-30
�2) Court�ards and Plazas.
(a) Private and semi-private outdoor spaces shall be incorporated in
mixed-use develo ments. Private outdoor court ard areas are for residents
only. Semi-private plaza areas for visitors shall also be provided in areas
adiacent to the retail/commercial uses.
(b} Plazas can be located at major street intersections and connected
with sidewalks and pedestrian trails.
{� Buildings shall be oriented towards plaza areas to create an active
street environment.
(3) Mid-block Connections.
[a� Mid-block connections shall be allowed through the site and through
the buildin�s to enhance pedestrian connections throu�h the nei�hborhoods.
�b) They shall be used when block len h exceeds the required
standards.
(c� Access to mid-block pathwavs should be clearly visible and should
be desi�ned to invite pedestrians. They shall be connected with sidewalks.
(d} Mid-block connections shall be well-lit for safetv.
e The should connect with sidewalks and other street level uses such
as outdoor seatin�and dining,art-work,water features etc.
4 Alle s.
{a) A11evs are to be used for service access, such as. gara�es for
residential uses, and loadin� services for commercial uses.
{b) Alleys are encoura�ed in all land uses.
�51 Service and Internal Connections.
(a? Standards for private streets and lanes:
{i� Private street improvements for streets providin� access to
uses that are not sin�le-family residential shall meet the standards
for local access roads, at a minim_um, with the exception being that
sidewalk must be resent on at least one side and on street arkin
must be resent on one side. This will result in a roadwa section,
with curb and Jutter, that measures 32 feet back-to-back of curb.
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-31
Street li�htin� will be provided per the tvpe chosen at the
developer's discretion unless otherwise specified by the Cit�
�ii_ Private street improvements for streets providing access to
sin le-familY residential uses shall be desi;�ned to meet International
Fire Code requirements for fire a�paratus, including pavement
markings and si�nage for "No Parking—Fire Lane." Sidewalks are
not required when pedestrian paths are provided with a desi�n
accommodatingpedestrian circulation that is separated from vehicle
traffic movements. Street li�htin� will be �rovided per the txpe
chosen at the developer's discretion unless otherwise specified by
the Cit .
(iii) Private streets must not interfere with vehicle, public
transportation,or non-motorized access to�ublic areas,and may not
reclude the connection of the trans ortation s stem.
(iv) Stormwater facilities must be designed to treat and retain all
stormwater on site without any runoff entering City ri�ht-of-wa�
(v) Ever�private street shall be named, and names shall be
clearly posted in accordance with the Manual of Uniform Traffic
Control Devices �MUTCD) standards.
(b) Allevs shall have a minimum width of 20 feet.
(6} Multi-use Trails.
a Trails in the Broadmoor areas can be multi-use/ shared use in
coniunc�ion with existin� sidewalks, or standalone pathwaYs. These will
provide walkin,�and bikin�opportunities. Dependin�on their location,thex
can serve both recreational and transportation needs.
25.97.090 Parkin�.
{1) Standards for Residential Developments.
�a� _ Locate parkin� toward the interior of the site, or backside of the
buildin�s; inte�rate parkin� areas to establish an attractive built
environment that provides accessibilitv to public spaces and buildings.
(b} Two on-site parking stalls per dwelling unit is required in eQ neral
except for when they are specificallX mentioned in PMC 25.97.090(4).
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-32
� For multi-unit apartments containin�.l studio units, a reduction in
arkin for studio units can be considered at one arkin= er each studio
apartment.
(d� An average of 25%reduction in minimum parkin�;is allowed for all
dwelling units in a multi�lex within '/ mile of transit.
e For multi lexes/a artments rima arkin o en or covered and
gara�es 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 primarv
street fronta�e, no more than 10% of the total parking stalls, or 35% of the
street fronta�e, whichever is less in lengih can be used for�arkin�
t Far multi lexes/a artments arkin located near the street must be
screened with a minimum of 15 ft landscaping buffer between the sidewalk
and parkin�. Landscaping buffer shall include trees and shrubs. See
Residential Site Landsca�in�for additional details in Chapter 25.180.
7 For multi lexes/a artments arkin must be visible and ade uatel
lit from open areas,_pedestrian walkways, and dwelling units in order to
ensure safetv.
(h) Large parking lots in apartment or multi-unit develo�aments with
more than 660 liner feet of parking shall be broken into a few smaller
parking lots.
(2) Standards for Mixed-Use and Non-Residential Developments.
(a} Parking in the Mixed Residential and Commercial land use shall be
accordin�;to the requirements in PMC 25.97.090{4}.
�b) Residential and commercial parking shall be physicallv separated or
clearly desi nated.
(c) Vehicular access and drivewavs shall be located to minimize impact
on pedestrian/bike routes and optimize regional traffic flow.
(d) Parkin� lots shall not occupy the corner directly facin� a street
intersection.
i On local nei hborhood collector and collector streets in
Mixed Residential and Commercial land use and within communit
centers and corridors arkin >shall not be located between the street
and the prima�r buildin�. The City may allow an individual buildin�
or development to have surface garking on no more than 50%of the
street fronta�e in Commercial land use. and no more than 30% on
Ordinance—2nd Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-33
the centers and corridor streets accordin�to the Street Connectivity '
Standards. Parkin 7��:arages can be included in the count as buildin�
when they do not consist of more than 25% of the site or street
frontage. These standards shall also be a�plicable for arterial and
collector street fronta�es when they are the main street fronta,�es.
�A) In cases when parking.abuts the street, at least 15 feet
buffer between the street and the parkin� lot shall be used.
Such buffer shall include sidewalks, plazas, landscapin�etc.
Corners of the parking lots facin� a public intersection shall
also be treated with a minimum of 75' square-feet of public
amenities, green space, landsca�in�,benches, etc.
{B) Sin�le buildings containing sin�le use or business
tha� exceed 100,000_ square feet�first floor onlv}, and/or
when the site faces three of more public street fronta re�, s ma�
applv for an exemption to standards in PMC 25.97.090(2) in
Commercial land use. In such cases followin� standards
shall apply:
1. Street fronta e ma be counted as an
ag�re�ate of all �ublic street fronta�es instead of
each public street for surface parkin�,and 50%of the
a��,re�ated public street frontages can front surface
arkin .
2. The site shall include additional landscapin�
and public space treatment alon�the fronta�es, with
a minimum of a 20' buffer and 200 square feet of
public/pedestrian amenities at intersection corners.
Additionally, the landscaping buffer shall include
street trees at every 100 ft.
3. Parkin� lot shall include clearly designated
and enhanced walkwavs at every 120 ft; such
walkwa s shall be treated with se arate avement
material landsca in and/or edestrian stri in .
4. Safe pedestrian walkwavs shall be provided
from the parking lot to the buildin�; and public
sidewalks.
5. Parkin�lot standards of PMC 25.97.095 shall
apply•
Ordinance—2"d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-34
(ii) Portions of site fronta�,es that are devoted to off-street
parkin�;or access shall include desi�;n features such as landscapin�
screenin�to maintain visual continuity of the street and sidewalk to
the fullest extent possible.
(iii) Parkin�lots shall include bicycle racks near the sidewalk or close
to the buildin�.
iv On-street arkin or off-street ublic arkin I lots ma be
used in combination with dedicated off-street arkin to
accommodate parkin�demand from individual developments.
{v) Parking lots among abuttingLparcels/businesses shall be
connected.
(vi) Parking lot standards of PMC 25.97.095 shall a�ply.
(vii) Parking lots shall have pedestrian connectivit��., walkways,
mid-block connections etc. at every 250 ft.
viii Coordinate with ublic trans ortation rovider for
conformance with planned transit systems to the transportation
network and plan for the inte�,ration of apgropriate transit facilities
and infrastructure.
(ix) Parkin�;lots near transit centers shall include shared Uarkin�
between businesses and transit riders. In such cases, sta x�g� erin time
of the share parkin�lots shall be considered.
3 Parkin Reductions.
(a) The number of parkin�stalls required can be lowered by 15% for parkin�
areas greater than 16,000 square feet.
�b? If adjoinin� developments can be developed and designed
efficientl and economicall as one facilit the total combined re uired
parking stalls may be reduced bv 10%.
f c� The required number of parkin� stalls can also be reduced bv 20%
if the developer includes access to bus stop on a transit route, or shared
parkin� spaces with adjacent developments.
(d} For structured parkin�,�up to 20% reduction in reguired I�axking
shall be allowed.
Ordinance—2nd Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-35
{e) Parkin� lots lar�er than the minimum required in the code should
have a 10%increase in the total landscapin area�number of trees� shadin�,
and_pedestrian walkways in addition to other desi�n standard requirements.
(4) Parking Reyuirements.
Use Cate or � Minimum Maximum
RESIDENTIAL USES
Sin�le-famil detached 1 2
Acces��,i-�� d<<��ll;�n��„���t: 0.5 1
��r•�, - -` -- -- — –
1 2
� ,_ �r; },�;�� �"ur}i�:� 1 �er du 2 �er du
_��_..tments/Multifamily 0.75 per du 1.Sper du
dwellin s/Condominiums
Manufactured homes/factorv- Accordin�to the ty��e of
assembled homes developments, sin�le-familv or
� multi_lex
Nur << � rd a„i�rcd 0.?� ;�cr becl O.S.per bcci
li��i� -
Ad�� �� ::e�f�� or fewerj Same as -sint,le-famil��
re uirements
Familv home day care facilitti� Same as single-familv_
re uirements
COMMERCIAL, OFFICE,EDUCATIONAL,AND GOVERNMEN'I' USES
er 1 000 s uare feet of Tross floor area unless otherwise s ecified
Churches, �laces of worshi�, 1 per 100 square feet main ' .j,� }_sc�uare feet of main
clubs, fraternal societies assembl area � area
- --
Commercial lod�ing�hotel, 0.5_per room �, a�m
motel,bed and breakfast, short-
term vacation rentals
EDUCATIONAL USES
Elementar� schools l.per classroom and 1 per 1.5 per classroom
em lo ee
Middle schools 1 �cr cla�sr-�����, 2 �� ��
Hi rh school 7 ,� � 10. c� �om
jJniversities,colle�es,business, 0.� �� �student and 0.8 0._5 ���r l�i L�,��uilent and(�.S per
��rofessional,technical and trade per ����p�o�.��� emplo�
schools
<r�ms or fitness centers 3 5
Museums and art alleries �.S 4
Offices: administrative, 2 4
�rofessional �overnment
Medical and dental offices Same�+ �nd services
Libraries Same a:: ,�.:.�,�.,
Communit � event centers Based on site lannin f standards
Portable food vendors/food None rec�uired None rec�uired
trucks
Ordinance–2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-36
Use Cate or � 'Vlinimum 1Vlaximum
Restaurants/bars/breweries, 0.5��er 3 seats 1.0 per 3 seats
�t�ineries, and clisl�'1e��es - --
6 -- - °s 3 5
f ,� � �;�m sale Same as retail and services
I
Car wash re air Same as retail and services
'�'�'1;t,�� �tations_ �asoline and/or Same as retail and services
i
�ian clinics for Same as retail and services
��r�_ _ f�� t boardin�f or
oul�! ricilities
REt_ _ 1�AND ENTERTAINMENT USES
er 1 000 s uare feet of ross floor area unless otherwise s �
Pi�h1ic and private parks and To be deterrrirled durin���
use a � ��rocess
�
i ertainment.�indoor or 1 er� _ 1 �er 5 seats
1 er 4 seats 1 �er 2.7 seats
Institutional Uses
Hos itals 1 �er bed 1.5 er bed
Police and fire stations 2 4
25.97.093 Si�na�e and li�htin�.
{1) Developments shall consolidate business sig�na�e,one on each public street.
This does not include wall-mounted signa�;e in front of the businesses. Pole si,�ns
are discouraged. If used, pole si�ns shall be aesthetically pleasin� with creative
desi��, use of masonry, or similar material, and integratin�landscapin�
2 Pro'ects shall include edestrian-scale wa findin r si ns to be laced in
clearly visible areas. Such si�na�e can be placed on sidewalks, open spaces,and/or
plazas when it does not block the sidewalk and vehicular visibilit�
f3) All li�ht related to signa�e shall be in compliance with the PMC 12.32,
Outdoor Lightin�
4 Si na e in the communi centers should be desi �ned to reflect the centers'
characteristics and uses.
(5} Material used for si�na�e shall be durable in nature and consistent with the
desi n of the ro'ect.
{6) The following signs shall be prohibited:
� Si�ms with flashin�/strobin� li�
(�.. _ F�illboat-c� �i�.i�s.
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-37
c Si Tns which b colorin sha e wordin = or location resemble or
conflict with traffic control si ms or devices.
(d) Si�ns that create a safety hazard.
(7) Parkin�; lot and private street lightin� shall meet industry and City
illumination standards.
25.97.095 Landscapin�
(1} General Standards.
(a�Deyelo�ments shall conform with the landscaping standards of
PMC 25.180, especiallv PMC 25.180.060 for streets in the Broadmoor area,
and PMC 25.180.070, Parkin�Lot Landscapin�
b Landsca in should maintain the selection of lants listed from the
Washin on Native Plant List for Franklin Count wn s.or . Xerisca e
methods for drought-tolerant landscapin� should be used. Plant material
shall be a mixture of drou�ht-tolerant deciduous and evergreen trees.
Drou�ht-tolerant plant materials may contribute up to 50% of the required
landscapin��round cover and street trees.
c Preservation of mature trees should be considered durin an
development.
(d) Replacement of existing trees shall be 1:1.5 ratio.
f2) Street Frontage.
a Street trees shall be lanted alon ublic streets as shown in Section
25.97.085 Street Environment and Public Realm.
(b} Developments must include street trees aliKned in clusters of varied
s�acin�; or equal spacing depending on the street and neighborhood
character.
�c} Where street trees are planted with equal spacin�,�acin� shall be
30 feet maximum from each center.
d Street tree minimum size at installation should be 1.5-inch cali er.
(e) Street tree locations must be coordinated with the street lighting and
utility plans to minimize interference.
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-38
(fl All landscaping elements, �lant materials, and street trees shall be
planted or installed by the developer and maintained b,�property owners
or business owners. A maintenance a reement amon� adioinin� propertX
owners shall be re uired• the a reement shall run with the land.
(3) Landscapin�for Parkin� Lots and Buffers.
a The arkin lots must be landsca ed with lar e cano t e trees as
listed in the recommended tree listin� or as approved by the Cit ,y that
provide shade without obstructin�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 bv these„trees within 12
years of plantin�
(b) Lar�;e parkin� lots shall be broken into smaller ones with
landscaping and pedestrian connections. A landscaped area shall be within
75 feet of anv parking stall.
� Safe pedestrian walkways shall be provided from the parking lot to
the building and public sidewalks.
(d) Parking lots between the building and an arterial street shall have a
minimum buffer of 15 feet between the parkin� lot and the property line.
Sin�le buildin�s in Commercial land use exceeding 100,000 square feet
(first floor only} that applv for an exemption accordin� to PMC
25.97.090 2 shall include additional landsca in and buffer accordin to
PMC 25.97.090 2 d .
{e} Parking lots adjacent to local access streets and alleys shall have a
minimum buffer of 5 feet between the parkin�lot and the property line.
(f� All developments shall provide interior parking landscape areas at
the followin rates:
(i) If narkin�, lots have 10 to 30 parkin� stalls, then 20 square
feet of interior parkin�landscape per parkin�stall shall be provided.
f ii) If parkin� lots have 31 to 50 parking stalls, then 25 square
feet of interior parkin�landscape per parkin�stall shall be provided.
(iii) If parkin�,lots have 51 or more parkin�stalls,then 30 square
feet of interior parkin�,landscape per parking stall shall be provided.
Ordinance—2nd Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-39
{��_ Interior parkin�;lot landscape areas distributed as plantin�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.
h Priorit for location of interior arkin � lot landsca in shall be:
(i) First, at the interior ends of each parkin�y in a multiple
lane parking area. This area shall be at least 5 feet wide and shall
extend the len�th of the adjacent parking stall. This area shall
contain at least one tree.
(ii) Second, with the remainin��quired square foota�f
landscape area bein�yuall�distributed throughout the interior of
the parkin� lot either as islands between stalls or landscape strips
between the two rows of a parking bay or alon�the perimeter of the
parking lot. Interior landscape islands shall be at least 5 feet wide
and shall extend the len�th of the adjacent parking stalls. Landscape
strips must be a minimum 5 feet wide.
25.97.100 Environmental Protection.
An develo ment in environmentall sensitive areas shall be avoided unless it is
mitigated accordin�to local, state and federal re�ulations.
[1) Develogments shall complv with the City's Critical Areas Ordinance and
Shoreline Master Pro�ram regulations as applicable. Mitigation of existin�; PHS
areas has been coordinated with WDFW. This miti�,ation plan in the Broadmoor
Area EIS shall be followed far environmental protection.
�2) Install and use stormwater best mana�ement practices (BMPs) to include
control structures {i.e., silt fencin , etc.) per Stormwater Mana�ement Manual for
Eastern Washington, 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 re�ular basis to ensure
the inte ��y of BMPs.
3 Monitor the adverse im act and the com ensation ro'ects and take
a ro riate corrective measures on a eriodic basis as r uired.
25.97.110 Permit Review.
Development permits shall undergo a site plan permit and review process for all
non-residential developments in Commercial and Open Space land uses, and
residential developments of multi-unit developments in Medium Density
Residential land uses.
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-40
Residential development such as subdivision ap�lications within Medium DensitX
Residential land use shall com 1 with Pasco's subdivision re�ulations PMC Title
21} and related application processes.
Developments in the Mixed Residential and Commercial land use shall follow
requirements in Section 25.97.110
�1) Site Plan Review Process.
The following information must be submitted as deemed a�plicable bv the
Community and Economic Development Department:
�) Site description.
(i) Phvsical characteristics of the site such as slope, ve�etation
etc.
ii Infrastructure facilities and ca acit includin=water sewer
roads.
(b) Existin�Site Conditions Map.The existin�site conditions map must
include the followin� information on site and within 150 feet of the
proposed master plan boundar�(as ap�licable]:
(i} The applicant's entire �ropertv and the surrounding
property. The propertv boundaries, dimensions and �ross area must
be identified. Existing aerial photos may be used;
(ii7 Ownership of master plan area and ownership of all propertx
within 150 feet of the proposed master plan;
iii To o a hic contour lines shown at one-foot intervals for
slopes of 10 percent or less. For slopes greater than 10 percent,
contour lines must be shown at two-foot intervals. Slopes greater
than 25 percent must be identified;
(iv) The location, names, and widths of existing.�ublic and
private streets, alleys, drives, sidewalks, bike lanes,multi-use trails,
transit routes and facilities, rights-of-wav, and easements. Existing
aerial photos ma_y be used�
(_v) The location of existin� irrigation canals and ditches,
pipelines, draina�e wavs, waterwa�s, railroads, and anv natural
features such as rock outcrop�ings, wooded areas, and natural
hazards. Existin a�photos may be used; �
Ordinance—2nd Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-41
{vi) The location of existing sanitary and storm sewer lines,
water mains, septic facilities, culverts, and other under�round and
overhead utilities;
�vii) Potential natural hazard areas, includin�y areas identified
as subiect to a 100-vear flood, areas subject to hi�h water table�and
areas ma�ped by the City, Countv, or State as havin�a potential for
�lo�ic hazards;
(viii} Resource areas, including wetlands on the Cit�'s Local
Wetlands Inventorv, streams, surface mines. and wildlife habitat
identified bv the City or any natural resource re ulator�gencies as
requiring protection;
ix Locall or federall desi nated historic and cultural
resources on the site and the adjacent parcels;
{x) Date, north arrow, scale,names,and addresses of all persons
listed as owners on the most recently recorded deed; and
xi Name address, email address and tele hone number of
project designer, en�ineer, survevor, and/or planner, if applicable.
(c) Proposed Site Plan
fi} Description of the followin�:
A Develo ment bounda sub'ect to Broadmoor area
master plan.
{B) Pro�ect description, types of used proposed,
approximate location, and approximate timin� of each
proposed phase of development. The phasing„plan mav be
tied to necessary infrastructure im�rovements. May also
reference submitted maps or diagrams.
�C) How the proposed water, sewer, and street system
will serve the size and txpe of development and uses planned
for this area.
�D) How the location and sizin�; of water and sewer
facilities on site will be consistent with existin�and planned
facilities.
Ordinance—2"d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-42
�E� How water flow volumes will be provided to meet
fire flow and domestic demands.
(F) The function and location of any private utilitv
s sy tem•
(G) Description of adjacent land uses within '/ mile
distance.
�ii) Scaled maps, diagrams, and illustrations, that include the
followin� information:
(A) Development boundar�
�B) Phasingplan with land uses.
(iii) Site plan drawin�shall include the followin�
{A) Property boundaries and dimensions.
fB) Adjacent property�,$) land u,se and zonin�,.
(C) Names and location of all existing streets abuttin�the
site.
(D) Building envelopes and square foota�
�E) Distance from property lines and existin� structures
to buildin envelope area.
(F} Vehicle, bikin�, and walking circulation system,
includin�, cross-sections, and where these facilities will
connect with the existing and planned s. sy tem•
(G) Transit routes and facilities within % mile.
H Parkin loadin and service areas includin loadin �
and service areas for waste dis osal.
�I} Parkin�lot area(s}with proposed parkin�stall count
including the number of proposed accessible spaces. Must
include proposed landscape island locations.
(J} Location and size of existin��and/or proposed public
sidewalks, curbs and �utters ad1acent to or on the propert�
Ordinance—2°d Scrivener's Errors-Broadmoar Master Plan&Creating PMC 25.97-43
(K} Pedestrian connections.
(L} North arrow and scale.
(M) Location, txpe and size of any easements.
(N� Location and dimensions ofproposed and/or existin�
drivewa a roaches mid-block connections and/or an
internal circulation.
i0) Other information necessary to show how the site
plan meets the Broadmoor Master Plan.
�iv) Landscape plan includin� parkin� lot landscape,
groundcover (soft or hard surface), tree and plant s�ecies, size at
maturitv.
(v) Architectural concept plan (e.Q., information sufficient to
describe architectural styles,building heights�and�eneral materials.
(vi) Si n and lightin J concept plan �e.g., locations, �eneral size,
style, and materials of signs).
{vii) SEPA checklist.
2 Mixed-Use Pro'ect Review Process.
(a) Sin�;le Mixed-Use Project [vertical or horizontal).
(ii) A mixed-use project that is either vertical or horizontal and
contained within a sin�le buildin� and sin�,le site shall be reviewed
through the site plan review process indicated in Section
25.97.110{1}.
(3) Multiple Building and Multiple Site Mixed-Use Development Projects.
(a) 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 reyuired
accardin� to Section 25.97.110(4) in addition to all the site pan
requirements in Section 25.97.110(1).
(4] Mixed-Use Master Site Plan Requirements.
{a) Development of a multiple buildin� mixed-use site or phased
development of a mixed-use site shall require submittal and a�proval of a
mixed-use master site plan, unless it is alreadv subiect to a previous mixed-
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-44
use master site plan ap��roval. Mixed-use master plans shall include the
followin�:
i All submittals accordin to the site lan review
requirements.
�ii) Mappin�and written description of the mix of uses such as
residential and commercial or non-residential ortions.
iii� If applicable, description of proposed future phasin�
(iv) Written descri�tion of the proposal's consistency with
trans ortation and other service re uirements.
�v A parkin�plan with written descriptions and �phics
describin how residential and non-residential uses can provide
sufficient and coordinated parking to avoid impacts on adjacent
areas.
(bZ_ The overall �mix of land uses within a Mixed-Commercial/
Residential land use area shall be reviewed to allow a minimum of 20%
residential and 20% of non-residential use. Proximit to another use can be
accounted for in the mix of uses accordin to a licable sections of
25.97.060(1}.
c The Director of Communit and Economic Develo ment ma allow
flexibilit in the site use or allocation of use if the ro�ect meets the intent
of the Broadmoor Master Plan.
25.97.120 Plan Monitorin�.
A eriodic monitorin s stem shall be established b the Cit to ensure the
developments implement the vision of the Broadmoor Master Plan The City shall
evaluate if the ro'ected oals for the Broadmoor area are bein=met. The Cit ma
assess an im lementation challen es and develo strate ies such as lan
amendment, bud =et modifications u dated review rocesses etc.
Section 3. Severability. If any section, subsection, sentence, clause, phrase, or word
of this Ordinance is held to be invalid or unconstitutional by a court of competent jurisdiction,
such invalidity or unconstitutionality thereof shall not affect the validity or constitutionality of any
other section, subsection, sentence, clause,phrase, or word of this Ordinance.
Section 4. Corrections. Upon approval by the city attorney, the city clerk or the code
reviser are authorized to make necessary corrections to this Ordinance,including scrivener's errors
or clerical mistakes; reference to other local, state, or federal laws, rules, or regulations; or
numbering or referencing of Ordinances or their sections and subsections.
Ordinance—2°d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-45
Section 5. Effective Date. 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 17th day of April,
2023.
�
1
Blanche Barajas
Mayor
ATTEST: APPROVED AS TO FORM:
� ��
Debra Barham, CMC err erguso aw, C
City Clerk City Atto ys
Published: i � �1 �2
Ordinance—2"d Scrivener's Errors-Broadmoor Master Plan&Creating PMC 25.97-46