HomeMy WebLinkAbout2026.03.09 Council Workshop Packet
AGENDA
City Council Workshop Meeting
7:00 PM - Monday, March 9, 2026
Pasco City Hall, Council Chambers & Microsoft Teams Webinar
Page
1. MEETING INSTRUCTIONS for REMOTE ACCESS - Individuals, who would
like to provide public comment remotely, may continue to do so by filling out
the online form via the City’s website (www.pasco-wa.gov/publiccomment)
to obtain access information to comment. Requests to comment in meetings
must be received by 4:00 p.m. on the day of this workshop.
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 1-332-249-0718 and use access
code 393 271 316#.
Audio equipment available for the hearing impaired; contact the Clerk for
assistance.
Servicio de intéprete puede estar disponible con aviso. Por favor avisa la
Secretaria Municipal dos dias antes para garantizar la disponiblidad.
(Spanish language interpreter service may be provided upon request.
Please provide two business day's notice to the City Clerk to ensure
availability.)
2. CALL TO ORDER
3. ROLL CALL
(a) Pledge of Allegiance
4. VERBAL REPORTS FROM COUNCILMEMBERS
5. EXECUTIVE SESSION
(a) Discussion with legal counsel about current or potential
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litigation per RCW 42.30.110(1)(i) (10 minutes)
6. ITEMS FOR DISCUSSION WITH OPPORTUNITY FOR PUBLIC
COMMENT – the public may comment on each topic scheduled for
discussion, up to 2 minutes per person with a total of 8 minutes per item. If
opposing sides wish to speak, then both sides receive an equal amount of
time to speak or up to 4 minutes each side.
3 - 21 (a) Water Use Efficiency Program Element of the Water System Plan
(10 minute staff presentation)
Presentation by Ryan Withers, PE, RH2 Engineering, Inc, the
consultant for the Water System Plan update.
22 - 36 (b) Comprehensive Plan - Economic Development Element
Discussion (10 minute staff presentation)
37 - 58 (c) Q Ordinance - Amending the Zoning Classification of certain real
property located north of W. Agate St., south of W Pearls St.,
west of N. 6th Ave and east N. 5th Ave, in Pasco, Franklin
County, Washington from C-1 (Retail Business) to R-1 (Low
Density Residential) (5-minute Staff Presentation)
59 - 87 (d) Resolution - Franklin County Conservation District - Annexation
and Shrub Steppe Mitigation ILA (5 minute staff presentation)
88 - 117 (e) Resolution - Broadmoor TIF AREA - Amendment No. 6 with PBS
for Engineering Services (5 minute staff presentation)
7. MISCELLANEOUS COUNCIL DISCUSSION
8. EXECUTIVE SESSION
(a) To consider site selection or acquisition of real estate purchase
or lease if likelihood that disclosure would increase price per
RCW 42.30.110(1)(b) (7 minutes)
9. ADJOURNMENT
10. ADDITIONAL NOTES
118 - 119 (a) Adopted Council Goals (Reference Only)
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AGENDA REPORT
FOR: City Council
TO: Harold Stewart, City Manager City Council Workshop
Meeting: 3/9/26
FROM: Maria Serra, Director
Public Works
SUBJECT: Water Use Efficiency Program Element of the Water System Plan
I. ATTACHMENT(S):
Presentation
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
Presentation by Ryan Withers, PE, RH2 Engineering, Inc, the consultant for the
Water System Plan update.
III. FISCAL IMPACT:
N/A
IV. HISTORY AND FACTS BRIEF:
Background
The Water Use Efficiency (WUE) Rule was implemented as part of the 2003
Municipal Water Law. It exists to help reduce the demand that growing
communities place on our State's water resources. This rule applies to all
municipal water suppliers and requires that the suppliers meter all service
connections, maintain less than 10% distribution system leakage, maintain a
WUE program, and evaluate WUE measures.
Impact (other than fiscal)
The WUE program is an essential element within the Water System Plan,
which is currently under development for completion in 2027.
V. DISCUSSION:
Recommendation
No formal action is requested at this time. Staff requests Council's feedback
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regarding proposed measures and goals.
Constraints (time or other considerations)
The WUE goals must be updated every 10 years as part of Water System Plan
updates.
Next Steps
Based on Council's input, the project team will confirm measures for moving
forward. A public forum will be held in May of 2026 and staff will return for City
Council to adopt WUE goals at a meeting in summer of 2026.
Alternatives
- Council may suggest additional measures for consideration.
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City of Pasco _______
Water Use Efficiency Program
Introductory Presentation
Ryan Withers, PE
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Water Use Efficiency (WUE) Rule
•Implemented as part of the 2003 Municipal Water Law
•Goal is to help reduce the demand growing
communities place on our State’s water resources
•Applies to all municipal water suppliersPa
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WUE Rule Requirements
•Meter all service connections
•Maintain less than 10% distribution system leakage
•Maintain a WUE Program
•Evaluate WUE measuresPa
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WUE Program
•Identify measures to implement
•Identify goals for reduced water usage
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Why Conserve?
•Limited and expensive water rights
•Extend existing supply capacity
•Less water use = lower water bills
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Baseline Supply
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Historical Supply and Demand Patterns
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Demand per ERU
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Demand per ERU
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Historical Supply and Demand per ERU
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Annual Supply Volume (MG)Average Demand per ERU (gpd/ERU)
Average Demand per ERU w/o Conservation (gpd/ERU)
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Demand per ERU
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Previous WUE Program
•Presented in City’s 2019 WSP
•Complies with DOH’s WUE requirements
•Implement smart meters
•Maintain 470 gpd/ERU
•Update the large water user audit program
•Encourage xeriscaping
•Offer plumbing retrofit kits
•Perform water conservation education
•Maintain 8% or less distribution system leakage (DSL)
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Distribution System Leakage
•Goal: 8% or less
•DOH Requirement: 10% or less
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2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025
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Annual DSL Percentage Rolling 3-Year Average DSL Percentage
Requirement: 10% DSL
Goal: 8% DSL
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2026 WUE Program
•Recommended Measures
•Water conservation education (Conservation District and Annual Consumer Conservation Report)
•Water bill showing consumption history
•Notify customers about suspected leaks
•Continue providing free low-flow plumbing fixtures
•High efficiency showerheads
•Bathroom faucet aerators
•Toilet leak detection tablets and tank banks
•Voluntary lawn watering calendar
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2026 WUE Program
•Considered, but not recommended measures
•Mandatory lawn watering calendar
•Water main leak detection
•Tiered rate structure
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WUE Goals
•Proposed 2026 WUE Goals
•Reduce average day demand per ERU from 330 gallons to 300 gallons by 2036
•Would result in 2 MGD of reduced water use
•Maintain distribution system leakage of 10% or less
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WUE Program Next Steps
•Consider Council feedback
•Update WUE measures and goals
•Hold public forum to solicit feedback (May 2026)
•City Council to adopt WUE goals at future meeting (summer 2026)
•Submit annual WUE performance reports to DOH
•Update WUE goals every 10 years as part of Water System Plan updates
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| RH2 Engineering
Questions?
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AGENDA REPORT
FOR: City Council February 9, 2026
TO: Harold Stewart, City Manager City Council Workshop
Meeting: 3/9/26
FROM: Haylie Matson, Director
Community & Economic Development
SUBJECT: Comprehensive Plan - Economic Development Element Discussion
I. ATTACHMENT(S):
Powerpoint
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
Discussion
III. FISCAL IMPACT:
No direct fiscal impact from this discussion.
IV. HISTORY AND FACTS BRIEF:
establishes economic Element existing Economic The Development
development as an ongoing City priority focused on supporting business
growth, infrastructure investment, and regional partnerships. The element
industrial supply, land and adequate maintaining emphasizes commercial
encouraging redevelopment, promoting tourism and downtown revitalization,
and coordinating with partners such as the Port of Pasco and Tri-Cities
economic development organizations. It also highlights the importance of
infrastructure, transportation access, and the Tri-Cities Airport in supporting
long-term economic growth.
While business the existing Economic Development Element focuses on
recruitment, infrastructure coordination, land supply, and regional partnerships,
recent by element the strengthen opportunities identified engagement to
job growth, higher-wage retail diversification economic addressing and
leakage, infrastructure capacity constraints, healthcare access, tourism and
recreation-based economic activity, permitting efficiency, and Pasco’s long-
term economic identity as a growing regional city.
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As part of the Comprehensive Plan periodic update, the City is updating its
Economic Development Element to ensure policies align with Pasco’s growth,
infrastructure capacity, workforce needs, and long-term economic vision.
To inform this work, the City has gathered input through multiple engagement
efforts, including:
Internal staff coordination meetings
Meetings with the City’s Comprehensive Plan consultants
Planning Commission discussions
Stakeholder conversations
Public outreach conducted as part of the Comprehensive Plan update
The themes below reflect common topics and priorities identified through these
discussions. These themes are anticipated to be addressed in the updated
Economic Development Element and future implementation strategy.
Impact (other than fiscal)
use, land align will help Development Economic the Updating Element
infrastructure planning, and economic development priorities with Pasco’s long-
term growth and community vision, while providing policy guidance for future
business development and investment decisions.
V. DISCUSSION:
The following themes were identified through internal coordination, consultant
engagement, Planning Commission discussion, and public outreach conducted
as These are themes update process. Comprehensive Plan the of part
intended to guide development of policies within the Economic Development
Element and inform future implementation priorities.
Economic Diversification and Higher-Wage Jobs
higher-wage supporting and employment Pasco’s Diversifying economy
opportunities emerged as a key theme during the engagement process. While
agriculture and food processing remain foundational to the local economy,
there is interest in supporting growth in sectors such as advanced
manufacturing, aerospace, healthcare, and professional services. Workforce
development partnerships and investments in facilities such as the AIM Center
were identified as important components of this effort.
Retail Development and Commercial Land Supply
Retail and commercial development has not kept pace with population growth,
contributing to retail leakage to neighboring communities. Preserving adequate
commercial and industrial land capacity is important to supporting future job
creation, tax base stability, and long-term economic resilience.
Infrastructure Capacity and Economic Growth
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Infrastructure planning continues to be closely tied to economic development.
Key considerations for future industrial and commercial growth include power
capacity, water rights, wastewater capacity, and transportation systems.
Electrical substation capacity in Franklin County has been identified as a
regional constraint that may affect future development opportunities.
Healthcare Access and Regional Services
Healthcare access was identified as both an economic development and
quality-of-life consideration. While Pasco has experienced growth in clinics and
outpatient services, long-term planning discussions have identified the potential
need for expanded regional hospital capacity, particularly on the west side of
the city as population continues to grow.
Tourism, Recreation, and Downtown Revitalization
Tourism and recreation represent opportunities to strengthen Pasco’s
and activity, economic event-based identity. Sports economic tourism,
improved connections between recreation facilities, commercial districts, and
the Columbia River have been identified as potential areas of focus. Planning
Commission discussion also emphasized the Columbia River as a major
community asset that could be more prominently incorporated into the City’s
economic development vision. Implementation of the Downtown Master Plan
remains an important component of strengthening the downtown business
environment.
Permitting Efficiency and Customer Service
Pasco’s permitting efficiency and customer service were consistently identified
as to online improvements permitting advantages. competitive Continued
systems, payment options, and internal coordination remain important tools for
supporting business investment and development activity.
Defining Pasco’s Economic Identity and Vision
As Pasco continues to grow, engagement conducted through the
Comprehensive Plan update highlighted the importance of clearly defining the
City’s long-term economic identity and vision. Historically viewed as a smaller
agricultural community, Pasco is increasingly functioning as a major regional
city. Aligning land use decisions, infrastructure investments, and economic
development policies with that evolving identity will be an important component
of the Economic Development Element.
Implementation Considerations
The updated Economic Development Element is anticipated to include policy
direction supporting development of a more formal economic development
strategy. This strategy could focus on business retention, industry
diversification, infrastructure coordination, and partnerships with regional
organizations such as the Port of Pasco, Franklin PUD, TRIDEC, Visit Tri-
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Cities, and regional chambers of commerce.
Recommendation
Staff seek Council input on any economic development topics not addressed in
this report. All feedback is welcome.
Constraints (time or other considerations)
The Economic Development Element must be completed by the end of the
year as part of the City’s Comprehensive Plan periodic update.
Next Steps
Staff will continue drafting the Economic Development Element using the
themes identified through engagement and will return to Council for additional
policy direction as the Comprehensive Plan update progresses.
Alternatives
One option (not recommended by staff) is to prepare the Economic
Development Element to satisfy minimum state requirements rather than
developing a Pasco-specific element supported by an implementation strategy.
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Comprehensive Plan -
Economic
Development
Element Discussion
March 9, 2026
Pasco City Council
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OVERVIEW
-Background
-Economic Development Themes
-Feedback & Next Steps
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ECONOMIC DEVELOPMENT THEMES
Economic
Diversification and
Higher-Wage JobsPa
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ECONOMIC DEVELOPMENT THEMES
Retail Development
and Commercial
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ECONOMIC DEVELOPMENT THEMES
Infrastructure
Capacity and
Economic Growth
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ECONOMIC DEVELOPMENT THEMES
Healthcare Access
and Regional
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ECONOMIC DEVELOPMENT THEMES
Tourism, Recreation,
and Downtown
Revitalization
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ECONOMIC DEVELOPMENT THEMES
Permitting Efficiency
and Customer
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ECONOMIC DEVELOPMENT THEMES
Defining Pasco’s
Economic Identity
and Vision
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ECONOMIC DEVELOPMENT THEMES
Implementation
Considerations
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AGENDA REPORT
FOR: City Council February 4, 2026
TO: Harold Stewart, City Manager City Council Workshop
Meeting: 3/9/26
FROM: Haylie Matson, Director
Community & Economic Development
SUBJECT: real certain of Classification Zoning Amending - Ordinance Q the
property located north of W. Agate St., south of W Pearls St., west of N.
6th Ave and east N. 5th Ave, in Pasco, Franklin County, Washington
from C-1 (Retail Business) to R-1 (Low Density Residential) (5-minute
Staff Presentation)
I. ATTACHMENT(S):
Draft Ordinance
Hearing Examiner Decision
Workshop Presentation
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
Discussion
III. FISCAL IMPACT:
None
IV. HISTORY AND FACTS BRIEF:
Background:
The subject site was annexed into the City of Pasco on March 15, 1949.
Historically, the property has been used as a church and housed a religious
non-profit until 2023.
On November 4, 2025, Y E Martin Zavala Sosa, the property owner, submitted
an application to rezone Parcel No. 113391027. Public notice was mailed on
November 26, 2025, to property owners within 300 feet of the proposed site
and published in the Herald on November 26, 2025. On December 10, 2025,
the Hearing Examiner conducted a public hearing to review the request to
rezone the parcel from C-1 to R-1, as illustrated on the proposed zoning map
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(Exhibit B). In accordance with Pasco Municipal Code (PMC) Subsection
25.210.060(2), the Hearing Examiner recommended approval of the rezone on
December 18, 2025, finding it consistent with the Comprehensive Plan, and
forwarded the recommendation to the City Council for final consideration.
No appeals of this recommendation have been received.
Surrounding properties are zoned and developed as follows:
North: R-1 Low Density Residential
East: C-3 General Business
South: R-1 Low Density Residential
West: R-1 Low Density Residential
Impact (other than fiscal):
The Pasco City Council has made community safety a priority. The property
being discussed has been empty since 2023, which can make it more likely to
attract vandalism or graffiti. Changing the zoning from C-1 to R-1 would give
the property owner more options to use the building, which could help reduce
these safety concerns.
V. DISCUSSION:
Conclusion & Recommendation:
Staff and the Hearing Examiner find that the requested rezoning is consistent
with the Comprehensive Plan. The proposal supports orderly growth, aligns
with long-term development objectives, and provides a framework for future
residential development while ensuring that any future projects will be reviewed
for compliance and potential mitigation. Accordingly, both Staff and the Hearing
Examiner recommend that the City Council approve the requested rezones
through the associated Ordinance.
Constraints (Time or other considerations):
The city is required to issue a decision within 120 days from date of complete
application in accord with Title 4 of the PMC. The applicant was issued a
Notice of Complete Application on December 10, 2025. Although the statutory
deadline has not yet arrived, staff respectfully recommends that the City
Council proceed with a timely review and processing of the application to
ensure orderly consideration and to serve the best interests of the community.
Staff Analysis & Hearing Examiner Findings:
Following the conclusion of an open record hearing on the properties rezone
petition, the Hearing Examiner shall issue findings and conclusions based on
the record, pursuant to PMC Subsection 25.210.060(1)(a) through (e), applying
the initial review criteria set forth in PMC Section 25.210.030. The findings and
conclusions are as follows:
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(a) The proposal is in accord with the goals and policies of the
Comprehensive Plan
The Comprehensive Plan designates the site as Low Density Residential. The
requested zoning is consistent with this designation and supports policies
promoting development, the future extension of City infrastructure, and
balanced residential growth.
(b) The effect of the proposal on the immediate vicinity will be materially
detrimental
The proposed zoning is compatible with the Comprehensive Plan. Surrounding
developments to the south and west are consistent with the density outlined in
the comprehensive plan of 3 to 6 dwelling units per acre, development to the
north exceeds the 3 to 6 dwelling unit density as it has been developed into an
apartment complex. Future development will be required to comply with City
regulations for buffering, traffic, and setbacks, ensuring that potential impacts
are minimized.
(c) There is merit and value in the proposal for the community as a whole
Applying zoning consistent with the Comprehensive Plan creates opportunities
for housing development, supports the efficient extension of infrastructure, and
promotes balanced growth. The proposal advances the City’s long-term goals.
(d) Conditions should be imposed in order to mitigate any significant
adverse impacts from the proposal
No conditions are necessary as part of this rezone request. The application, as
well as any future development, will be subject to the applicable provisions of
the PMC and the City of Pasco Design and Construction Standards.
(e) A concomitant agreement should be entered into between the City and
the petitioner, and, if so, the terms and condition of such an agreement
A concomitant agreement is not necessary for this proposal. The requested
rezoning complies with all applicable City standards and requirements without
the need for additional terms or conditions beyond those already provided in
the PMC and adopted development regulations.
Next Steps:
If the Ordinance is adopted, the City Clerk’s Office will record it with the
Franklin County Auditor, and staff will issue a Notice of Decision to all affected
parties.
Alternatives:
In accordance with PMC Section 25.210.080, if the City Council determines by
majority vote that further review is warranted, a closed record hearing is
required, and at least 14 days’ notice shall be given prior to the hearing. At the
conclusion of the hearing, the Council may approve the reclassification with or
Page 39 of 119
without modifications, enter into a concomitant agreement with the petitioner,
or deny the reclassification. The Council may adopt the Hearing Examiner’s
findings and conclusions or formulate alternative findings to support its decision
to approve, modify, or deny the application.
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Ordinance – Sosa Rezone C-1 to R-1 (Z2026-010)- 1
FILED FOR RECORD AT REQUEST OF:
City of Pasco, Washington
WHEN RECORDED RETURN TO:
City of Pasco, Washington
Attn: City Clerk
525 North 3rd Avenue
Pasco, WA 99301
____________________________________________________________________________
ORDINANCE NO. _______
AN ORDINANCE OF THE CITY OF PASCO, WASHINGTON,
AMENDING THE ZONING CLASSIFICATION OF CERTAIN REAL
PROPERTY LOCATED NORTH OF W. AGATE ST., SOUTH OF W PEARLS
ST., WEST OF N. 6TH AVE AND EAST N. 5TH AVE, IN PASCO, FRANKLIN
COUNTY, WASHINGTON FROM C-1 (RETAIL BUSINESS) TO R-1 (LOW
DENSITY RESIDENTIAL); PROVIDING FOR SEVERABILITY AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, Y. E. Martin Zavala Sosa, the petitioner seeks to rezone Parcel No.
113391027, located at 1734 N 5th Ave, Pasco, Washington; and
WHEREAS, a complete and adequate petition for change of zoning classification meeting
the requirements of Pasco Municipal Code (PMC) Section 25.210.030 was received by the City of
Pasco (City) and, after notice was issued under PMC Section 25.210.040, an open record hearing
was conducted by the Pasco Hearing Examiner upon such petition on December 10, 2025; and
WHEREAS, based upon substantial evidence and demonstration of the Petitioner that: (a)
the proposal is in accord with the goals and policies of the adopted Comprehensive Plan; (b) the
effect of the proposal on the immediate vicinity is not materially detrimental; (c) there is merit and
value in the proposal for the community as a whole; (d) any impacts of the rezone application and
anticipated development will be mitigated by the regulations and requirements of the Pasco
Municipal Code and the City of Pasco Design and Constructions Standards; (e) a concomitant
agreement is not required under these circumstances; and (f) the proposal is consistent with and
satisfies all criteria in PMC Section 25.210.060; the Hearing Examiner issued findings and a
recommendation to approve the rezone which is incorporated by reference as Exhibit A.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO,
WASHINGTON DO ORDAIN AS FOLLOWS:
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Ordinance – Sosa Rezone C-1 to R-1 (Z2026-010)- 2
Section 1. The Pasco City Council hereby adopts the above recitals, together with the
content of the associated Agenda Bill, as findings in support of this ordinance. Further, the Pasco
City Council adopts the findings and recommendation of the Hearing Examiner, which is hereby
incorporated by reference as Exhibit A, as findings in support of this ordinance.
Section 2. That the Zoning Ordinance for the City of Pasco, Washington, and the
Zoning Map, accompanying and being part of said Ordinance shall be and hereby is changed from
C-1 (RETAIL BUSINESS) to R-1 (LOW DENSITY RESIENTIAL) for the real property as shown
in the Exhibit B attached hereto and described as follows:
LOTS 4,5,6, BLOCK 1, HOLT’S ADDITION TO PASCO, ACCORDING TO
THE PLAT THEREOF RECORDED IN VOLUME B OF PLATS, PAGE 72,
RECORDS OF FRANKLIN COUNTY WASHINGTON.
SITUATE IN THE COUNTY OF FRANKLIN, STATE OF WASHINGTON.
SUBJECT TO: THIS CONVEYENCE IS SUBJECT TO COVENANTS, CONDITIONS,
RESTRICTIONS AND EASEMENTS, IF ANY AFFECTING TITLE WHICH MAY APPEAR
IN THE PUBLIC RECORD, INCLUDING THOSE SHOWN ON ANY RECORDED PLAT OR
SURVEY.
Section 3. Severability. If any section, subsection, sentence, clause, phrase or word
of this ordinance should be held to the 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.
Section 5. Effective Date. This ordinance shall take full force and effect five (5) days
after approval, passage and publication as required by law.
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Ordinance – Sosa Rezone C-1 to R-1 (Z2026-010)- 3
PASSED by the City Council of the City of Pasco, Washington this ___ day of _____,
202_.
Charles Grimm
Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ ___________________________
Krystle Shanks Ogden Murphy Wallace, PLLC
Deputy City Clerk City Attorney
Published: _____________________________
Page 43 of 119
CITY OF PASCO
LAND USE HEARING EXAMINER
IN THE MATTER OF )RECOMIVIENDED FINDINGS OF
)FACT,RECOMIVIENDED
CONCLUSIONS OF LAW,
22025-010 )RECOMMENDED DECISION AND
Zavala Sosa Rezone )RECOMIVIENDED CONDITIONS
OF APPROVAL
THIS MATTER having come on for hearing in front of the City of Pasco Hearing Examiner on December
10 2025,the Hearing Examiner having taken evidence hereby submits the following Recommended
Findings of Fact,Recommended Conclusions of Law,Recommended Decision and Recommended
Conditions of Approval as follows:
I.RECOMMENDED FlNDINGS OF FACT
1.APPLICANTS:Y E Martin Zavala Sosa,4012 Yuma Dr.,Pasco WA 99301
2.REQUEST:Rezone:Recommendation to rezone C-l (General Commercial)to R—l (Low Density
Residential).
3.TIMELI'NE
3.1.November 4,2025 Application Submitted.
3.2.November 26,2025 Application Deemed Complete.
3.3.November 26,2025 Application Noticed for Public Hearing to Property Owners within 300
feet.
3.4.November 26,2025 Application Noticed for Public Hearing to the Tri-City Herald.
3.5.December 3,2025 Public Hearing Staff Report Published
4.PROPERTY DESCRIPTION:
4.1.Parcel No.:113391027
4.2.Legal:LOTS 4 TO 7,BLOCK 1,HOLT'S ADDITION
4.3.Property Size:Approximately 0.57 acres (24,999.99square feet)
4.4.General Location:The subject property is addressed as 1734 N 5th Ave.Pasco,WA 99301,
generally west of N 5th Ave,south of W Pearl St,north of W Agate St.The proposal is subject to
the provisions of the Pasco Municipal Code.
5.ACCESS:The site will have access from N 5th Ave.
6.UTILITIES:Municipal sewer is available in the alley to the west the subject property.Municipal water
and sewer are available within N 5th Ave.east of the site.
7.LAND USE AND ZONING:The site is currently zoned C-1,and the applicant is requesting a rezone
to R—l.Surrounding properties are zoned and developed as follows:
7.1.North:R—l Low Density Residential/Multi-family dwellings
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7.2.East:C—3 General Business/Washington Department of Transportation facility
7.3.South:R-l Low Density Residential/Single Family Homes
7.4.West:R—l Low Density Residential/Single Family Homes
8.COMPREHENSIVE PLAN:The City’s Comprehensive Plan designates the site as Low Density
Residential,which supports a variety of housing types at a density range of 3 to 6 dwelling units per
acre,as outlined in Pasco Municipal Code (PMC)Table 25.215 .015.Permitted zoning designations
within this land use category include R—S—20(Suburban),R-S-12 (Suburban),R—S—l(Suburban),R—l,
R—l-A(Low Density Residential Alternate),and R—l-A2 (Low Density Residential Alternate).
9.ENVIRONMENTAL DETERMINATION:The City has determined this proposal to be exempt under
Washington Administrative Code 197-11—800(6)Land use decisions.(c)Where an exempt project
requires a rezone,the rezone is exempt only if:(i)The project is in an urban growth area in a city or
county planning under RCW 36.70A.040;(ii)The proposed rezone is consistent with and does not
require an amendment to the comprehensive plan;and (iii)The applicable comprehensive plan was
previously subjected to environmental review and analysis through an EIS under the requirements of
this chapter prior to adoption;and the EIS adequately addressed the environmental impacts of the
rezone.No further Washington State Environmental Policy Act (SEPA)review is required for this
proposal.
10.Hearing Examiner Analysis
10.1.Y E Martin Zavala Sosa is requesting to rezone Parcel No.1133910270 from C—lto R-l.
The subject site comprises approximately .57 acres.
10.2.The existing C—lzoning is not consistent with the City’s Comprehensive Plan.Approval
of the requested rezone would bring the property into conformance with the adopted
Comprehensive Plan land use designation.
10.3.This rezone request does not include a project-speci?c development proposal;therefore,
no speci?c project action is under consideration at this time.However,a Preliminary Plat,SEPA
checklist,and Tra?ic Impact Analysis (TIA)were submitted concurrently with this application.
The Preliminary Plat will be scheduled for a future Hearing Examiner meeting,once SEPA review
and related requirements are complete.
1 1.History
11.1.In September 2020,a Non-Project Environmental Impact Statement (EIS)was completed
for the City’s Comprehensive Plan.As part of this EIS,the City expanded its Urban Growth Area
(UGA)using “Altemative 3:Recommended Growth Target High Density,Preferred Alternative.”
Alternative 3 proposed higher—densityland uses through a combination of UGA expansion on the
northern city borders (smaller in area than Alternative 2)and increased infill and redevelopment
at higher densitieswithin the City.
11.2.The subject site was within City limits prior to the adoption of Alternative 3.
11.3.According to the applicant the property was previously occupied by Casa de Avivamiento,
a religious non-pro?t,that no longer operates from the site.
12.The initial review criteria for considering a rezone application are explained in PMC.25.210.030.The
criteria are listed below as follows:
12.1.The date the existing zone became effective:
12.1.1.The property has been zoned C—lsince 5/21/1980,the property WZLS annexed into the city
in 3/15/1949 through ordinance #0649.
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12.2.The changed conditions,which are alleged to warrant other or additional zoning:
12.2.1.The applicant states “Pasco’s Comprehensive Plan currently allows,and encourages,the
change to rezone this property.Also,the surrounding 3 properties are zoned as the proposed
R—l”.Additionally the applicant adds that with the zone change the applicant will be able to
keep the current structure and convert the use to residential housing,thus curbing vandalism
of the property.To better align with the City’s Comprehensive Plan and support feasible future
development,the applicant is requesting a rezone from the current C-l designation.The
existing C-l zone is intended as a commercial district and does not allow development
consistent with the land use standards and density objectives of the Comprehensive Plan
which designates the property as Low Density Residential.
12.3.Facts to justify the change on the basis of advancing the public health,safety and general
welfare:
12.3.1.The existing C—l zoning does not align with the adopted Comprehensive Plan land use
designation,limiting the property’s ability to develop in a manner that promotes public health,
safety,and general welfare.The applicant states the property has been vacant for three years
and has been vandalized,as a result of the vacancy.
12.3.2.The proposed R—l zoning would bring the property into conformance with the
Comprehensive Plan,facilitating orderly,ef?cient residential development that is compatible
with surrounding uses.The rezone would support an appropriate residential density and allow
for appropriate residential uses.Additionally,the proposal is consistent with City Council—
approved Comprehensive Plan amendments,which have been determined to be in the public
interest and supportive of the City’s objectives for housing diversity,coordinated growth,and
effective provision of public facilities.
12.4.The effect it will have on the value and character of the adjacent property and the
Comprehensive Plan:
12.4.].The proposed Low Density Residential (R-l)zoning is compatible with surrounding
properties and is expected to support and enhance the value,character,and residential
integrity of the area.By aligning with the Comprehensive Plan’s Low Density Residential
designation,the rezone promotes orderly and compatible growth while maintaining the
neighborhood’s intended character.Any ?lture development actions,including subdivision or
residential construction,will be subject to review under SEPA to ensure that potential impacts
on the natural and built environment,as well as on adjacent property values,are properly
identi?ed and mitigated.
12.4.2.The proposed zoning change is not anticipated to have a materially detrimental impact on
the surrounding area.The R-l designation supports residential development that is
compatible with neighboring properties,located to the north,south,and west of the subject
property.Future development will be required to comply with all applicable City development
standards,including setbacks,landscaping,buffering,and traffic mitigation,to minimize
potential impacts on adjacent properties.
12.4.3.The proposed rezone will facilitate development consistent with the Comprehensive Plan
and is expected to maintain the intended low—densityresidential character of the area while
supporting the City’s broader objectives for housing,coordinated growth,and public
infrastructure extension.
12.5.The effect on the property owner or owners if the request is not granted:
12.5.1.If the rezone request is not granted,the subject site would limit the applicant and they state
the building would likely remain vacant.The current 01 zoning only allows dwelling units
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12.6.
as a conditional use permit,with speci?c regulation.Under these standards,the site would
remain vacant as the applicant has stated.The lack of residential housing in an area
surrounded by low density housing is likely to limit the orderly,efficient use of the land.In
addition,development under C—l zoning would not meet the Comprehensive Plan’s
designation of low density residential in the area,further highlightingthe inconsistencywith
the City’s adopted land use policies.
The Comprehensive Plan land use designation for the property:
12.6.1.The City of Pasco Comprehensive Plan designates the site as Low Density Residential.
12.7.Such other information as the Hearing Examiner requires:
12.7.1.The rezone application is consistent with and supports the intent of the Comprehensive
Plan as well as the City Council’s goals.Staff directs the reader to the applicant’s submitted
materials for additional perspective on how the proposal addresses the criteria discussed
above,speci?cally criteria 2 through 5.
13.Pursuant to PMC 25.210.040,Public notice for this hearing was mailed to property owners within 300
feet of the boundaries of the proposal on November 26,2025,in compliance with this requirement.
14.Pursuant to PMC 25.210.040,Public notice for this hearing was published in the Tri—CityHerald on
November 26,2025,in compliance with this requirement.
15.Pursuant to PMC 25.210.060(2),the Hearing Examiner’s rezone recommendation based on its ?ndings
and conclusions must be forwarded to the City Council.
16.The requested R—l zoning designation request is consistent with the Comprehensive Plan and aligns
with the designated land use for the subject site.
17.Following the conclusion of an open record hearing on a property rezone petition,the Hearing Examiner
shall issue ?ndings and conclusions based on the record,determining whether:
17.1.The proposal is in accord with the goals and policies of the Comprehensive Plan;
17.1.1.The Land Use Element of the Comprehensive Plan designates the site as Low Density
17.2.
Residential.The proposed R—lrezone is consistent with the Land Use Map designation and
advances the goals and policies of the Comprehensive Plan.In particular,it supports Land
Use Policy LU-2-A,which emphasizes maintaining su?‘icient land for residential uses
proximate to appropriate transportation and utility infrastructure.By aligning the zoning with
the Comprehensive Plan designation,the rezone helps ensure orderly,compatible,and
ef?cient development in the area.
The effect of the proposal on the immediate vicinity will be materially detrimental;
‘
17.2.1.The proposed zoning change is not anticipated to create materially detrimental impacts to
17.3.
the immediate vicinity.The requested R—ldesignation is compatible with adjacent residential
uses and is consistent with the Comprehensive Plan’s Low Density Residential land use
designation.Any future development will be required to comply with all applicable City
standards,including setbacks,landscaping,buffering,and traf?c mitigation,ensuring that
potential impacts on neighboringproperties are minimized and appropriately managed.
There is merit and value in the proposal for the community as a whole;
17.3.1.There is merit and value in the proposed rezone in that it aligns with the guidance of the
Comprehensive Plan for the subject site.The Plan identi?es the site for Residential use,and
applying the R-l zoning designation is consistent with that guidance.The rezone will create
opportunities for additional housing,helping to meet the community’s evolving residential
Z2025-010
Zavala Sosa Rezone
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needs.Additionally,the proposal promotes planned and orderly growth,facilitates theef?cient extension of City infrastructure,and supports the long—termgoals of the community,including enhancing livability,connectivity,and service delivery for existing and futureresidents.
17.4.Conditions should be imposed in order to mitigate any signi?cant adverse impacts fromtheproposal;
17.4.1.No conditions are necessary as part of this rezone request.The application,as well as any?rture development,will be subject to the applicable provisions of the PMC and the City ofPascoDesignandConstructionStandards.Subsequent project actions,including PreliminaryPlatreview,SEPA,and TIA evaluation,will assess potential signi?cant adverse impacts.Accordingly,the imposition of conditions at this stage is not warranted.
17.5.A concomitant agreement should be entered into betweenthe City and the petitioner,and,if so,the terms and conditions of such an agreement.
17.5.1.A concomitant agreement is not necessary for this proposal.The requested rezoningcomplieswithallapplicableCitystandardsandrequirements,and no additional terms orconditionsbeyondthosealreadyestablishedinthePMCandadopteddevelopmentregulationsarewarranted.Accordingly,no further commitments or agreements are required.
18.An open record public hearing was held,a?er legal notice,on December 10,2025.
19.Appearing and testifying on behalf of the Applicant was Y.E.Martin Zavala Sosa.Mr.Zavala Sosatesti?ed that he was the applicant and property owner.He stated that he reviewed the staff report andhadnoobjectionstoanyoftherepresentationscontainedtherein.
20.No member of the public testi?ed at this hearing.
21.The following exhibits were admitted into the record:
21.1.Ex A Staff Report;
21.2.Ex.B Remainder of Flaming Staff File.
22.The City of Pasco Hearing Examiner considered all evidence within the record in rendering thisdecision.
23.Any Conclusion of Law that is more correctly a Finding of Fact is hereby incorporatedas such by thisreference.
II.RECONIMENDED CONCLUSIONS OF LAW
1.The Hearing Examiner has been granted the authority to render this decision.
2.As conditioned,this project is consistent with the Pasco Comprehensive Plan and Pasco MunicipalCode.
3.Any Finding of Fact that is more correctly a Conclusion of Law is hereby incorporatedas such by thisreference.
In.RECOMJVIENDEDDECISION
Based on the above Findings of Fact and Conclusions of Law,22025—010 is hereby recommended to beAPPROVED.
Z2 025 -0 l 0
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Dated this |8 day of December,2025
CITY OF PASCO HEARlNG EXAMINER
WM
ANDREW L.KOTTKAMP
ZZOZS-OI0
Zavala Sosa Rezone
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Pasco City Council
March 9, 2026
Regular Workshop
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Introduction of
Ordinance-Sosa C-1
to R-1 Rezone-Z 2025-
010
March 9, 2026
Pasco City Council
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Quasi-Judicial Action
PMC
Comp Plan Map
Proposed City Zoning Map
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How Quasi-Judicial Decisions Are
Handled in Pasco
Quasi-Judicial Process Overview (Why This Workshop)
•Quasi-judicial actions apply existing law to a specific property and require a public hearing
before the Hearing Examiner
•The Hearing Examiner conducts the hearing, creates the official record, and issues a written
recommendation with findings and conclusions
•From issuance of the recommendation until final Council action, ex parte communication is
prohibited; Council may rely only on the hearing record
•A 10-day appeal period follows the recommendation; if appealed—or if Council determines
further review is needed—a closed record hearing is required with at least 14 days’ notice
•Closed record hearings allow no new evidence and limit participation to summaries from prior
commenters
•At the conclusion, City Council must enter findings and either approve (with or without
modification), enter a concomitant agreement, or deny the request
•Staff and the City Attorney are available to assist Council and ensure the proper process is
followed
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Rezone -PMC
Requirements for zoning petition (PMC 25.210.030):
•A rezone petition must identify when the current zoning took effect, explain the changed conditions and justification for therequest, address impacts on adjacent properties and the Comprehensive Plan, note the property’s Comprehensive Plan designation, state the effect on the owner if denied, and include any additional information required by the Hearing Examiner.
Hearing Examiner –Findings and recommendations (PMC 25.210.060):
•After an open record hearing on a rezone petition, the Hearing Examiner must issue findings and conclusions addressing whether the proposal aligns with the Comprehensive Plan, avoids material detriment to the vicinity, provides community benefit, requires conditions to mitigate impacts, and/or necessitates a concomitant agreement with the City.
Process Milestones:
•Public Hearing held: December 10, 2025
•Hearing Examiner Recommendation December 19, 2025: Approval of R-1 Zoning
City Council Consideration:
1) Approve the recommended rezoning (with or without modifications)
2) Enter into a Concomitant Agreement (PMC 25.210.100)
3) Deny the proposed rezone
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Questions?
Thank you!
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AGENDA REPORT
FOR: City Council January 28, 2025
TO: Harold Stewart, City Manager City Council Workshop
Meeting: 3/9/26
FROM: Richa Sigdel, Deputy City Manager
City Manager
SUBJECT: Resolution - Franklin County Conservation District - Annexation and
Shrub Steppe Mitigation ILA
I. ATTACHMENT(S):
Draft Resolution
Exhibit A - Petition for Inclusion of Additional Territory Within the Franklin
Conservation District
Proposed Interlocal Agreement
Presentation from Conservation District
Franklin Conservation District Rates & Charges
Annexation Procedure
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
Discussion
III. FISCAL IMPACT:
The Franklin Conservation District applies a standard property assessment of
$5.00 per parcel plus $0.10 per acre, which results in an average additional
charge of approximately $5.03 per residential unit per year. These
assessments currently account for only about 4% of the Conservation District’s
overall budget, with the majority of its funding coming from shrubsteppe
mitigation fees and grants.
While the annexation and ILA will have impact on the City's residents and
developers, City of Pasco’s budget is not impacted by either. If the City Council
approves annexation, property owners will pay the assessment directly to the
Conservation District. Additionally, the shrubsteppe mitigation ILA streamlines
the development process by allowing developers to pay a negotiated fee to the
Conservation District rather than creating their own mitigation plans or
engaging in individual negotiations with the District.
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IV. HISTORY AND FACTS BRIEF:
Background
The state of subdivision legal a (FCD) District Conservation Franklin is
government mandated by RCW 89.08 to develop and administer voluntary,
non-regulatory and of conservation use natural the for programs wise
resources in Franklin County. The FCD was established in 1951 and is
governed by a 5-member board of elected and appointed supervisors who
establish priorities and set policy.
The FCD plays an important role in managing and protecting natural resources
in the region. Their main focus is on promoting sustainable land and water use
practices, supporting environmental conservation, and addressing issues
related to soil health, water quality, and wildlife habitat preservation.
In 2001, City of Pasco City Council, opted to be excluded from the FCD. At that
time, some parts of the City were part of the Conservation District whereas
others were not. City decided to exclude opt out of the Conservation District
and reconsider annexation of the whole City at a later date.
Conservation District provides various services that the City currently benefits
from:
1. Technical benefits to water rights transfers; this work is expected to
grow in near future.
2. Shrubsteppe mitigation for Broadmoor area and Process Water Reuse
Project area.
3. Contracts for educational and outreach needs, both on water
conservation and stormwater pollution prevention.
Additional service that Conservation District can provide if the City is annexed
are assistance to City residents on Heritage gardens that in creating water-
wise landscapes and gardens that incorporate native plants of Washington
State.
In 2025, the region experienced changes in the Washington State Department
of Fish and Wildlife’s interpretation of shrubsteppe mitigation requirements.
Several efforts are underway to address these challenges, including:
1. Legislative Action: Representative April Connors has introduced a bill to
exempt shrubsteppe mitigation within Urban Growth Areas.
2. Local Ordinance Development: The City is preparing a critical habitat
ordinance to be incorporated into the Comprehensive Plan amendment,
providing greater local control over these matters.
3. Partnership with Conservation District: Another option is for the City to
establish a city-wide contract with the Conservation District, similar to
existing agreements for the Broadmoor and PWRF project areas.
Page 60 of 119
Mitigation requirements for PWRF projects have been completed. The
Conservation District is open to a long-term commitment if the City joins
its district and adopts a city-wide contract that supersedes current
project-specific agreements. The negotiated mitigation fee for the
Broadmoor area is $1,216 per acre. A city-wide contract would be based
on the current market rate of $4,000 per acre. This fee is a one-time fee
to be paid by a developer for a lifetime commitment by the Conservation
District are developers Currently, obligations. mitigation uphold to
negotiating individually with the Conservation District, increasing time
and effort for both.
V. DISCUSSION:
Recommendation:
1. Staff is recommending that Council approve the Conservation District's
request for the City to be annexed into the Conservation District.
2. Furthermore, staff is requesting Council's approval on an interlocal
agreement that provides for shrubsteppe mitigation throughout the City
limit, superseding the current project specific contracts.
Constraints:
None
Next Steps:
If Council approves of staff's recommendation:
1. Staff will present a resolution requesting the City’s annexation into the
Franklin Conservation District.
2. Staff will prepare and bring forward a city-wide Interlocal Agreement
(ILA) for shrubsteppe mitigation.
3. in process annexation the initiate The District Conservation will
accordance with the procedures outlined in the document attached to
this report, titled “Procedure for Annexation of Territory within a
Conservation District.”
Alternatives:
1. Reject Annexation and Approve ILA: Council may choose to decline
annexation into the Conservation District while approving the Interlocal
Agreement (ILA). However, the District has expressed a preference for
the City to become part of the District before committing to long-term
mitigation measures.
2. Approve Annexation and Reject ILA: Council may approve annexation
but decline the ILA. This approach would forgo the opportunity to
establish a streamlined process for shrubsteppe mitigation, leaving
developers to negotiate individually or create their own mitigation plans.
3. Reject Both Annexation and the ILA: Council may choose to reject both
the annexation and the interlocal agreement. If so, City residents would
not receive additional services such as support for heritage gardens or
Page 61 of 119
expanded educational programming. The District has already
discontinued the Salmon Run program with the Pasco School District
due to funding constraints. For shrub-steppe mitigation, staff will
continue monitoring legislative changes and will focus on developing a
strong critical habitat ordinance to minimize future impacts.
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Resolution - Petition for Inclusion of City of Pasco into the Franklin Conservation District - 1
RESOLUTION NO. ______
A RESOLUTION OF THE CITY OF PASCO, WASHINGTON,
APPROVING A PETITION FOR THE INCLUSION OF THE INCORPORATED
CITY OF PASCO TERRITORY INTO THE FRANKLIN CONSERVATION
DISTRICT.
WHEREAS, the City Council has determined that annexation into the District will benefit
Pasco residents by promoting sustainable land use practices, protecting critical habitat areas, and
fostering long-term ecological resilience; and
WHEREAS, under the proposed annexation, property owners within the City will pay a
modest annual assessment directly to the District ensuring stable support for District services; and
WHEREAS, RCW 89.080.10 encourages incorporated cities to participate in the practices,
programs, and projects of the state conservation commission and the conservation districts, and
provides a petitions method for annexation into adjacent conservation district.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF PASCO, WASHINGTON:
That the Petition for the inclusion of the City of Pasco incorporated territory into the
Franklin Conservation District attached as Exhibit A be approved, and
Be It Further Resolved, that this resolution shall take effect immediately.
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Resolution - Petition for Inclusion of City of Pasco into the Franklin Conservation District - 2
PASSED by the City Council of the City of Pasco, Washington, on this ____ day of
________________, 20__.
Charles Grimm
Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ ___________________________
Krystle Shanks Ogden Murphy Wallace, PLLC
Deputy City Clerk City Attorney
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Resolution - Petition for Inclusion of City of Pasco into the Franklin Conservation District - 3
EXHIBIT A
Washington State Conservation Commission
Olympia, Washington 98504
PETITION FOR INCLUSION OF ADDITIONAL TERRITORY
WITHIN THE
FRANKLIN CONSERVATION DISTRICT
TO: The Washington State Conservation Commission
Pursuant to the Conservation Districts Law (Chapter 89.08 RCW) the undersigning
government authorities of the City of Pasco and the Franklin Conservation District, respectfully
represent:
First: That heretofore the Franklin Conservation District was duly organized as a
governmental subdivision of this state, and a public body corporate and politic.
Second: That there is need, in the interest of the public health, safety, and welfare, for the
inclusion of the territory hereinafter described within the said Franklin
Conservation District.
Third: That the territory proposed for inclusion within the said district includes
substantially the following:
Incorporated City of Pasco, Washington
WHEREFORE, the undersigned petitioners respectfully request that the State
Conservation Commission duly define the boundaries of the additional territory; and that the
State Conservation Commission determine that such additional territory be so included and made
a part of the Franklin Conservation District.
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Resolution - Petition for Inclusion of City of Pasco into the Franklin Conservation District - 4
Franklin Conservation District City of Pasco, Washington
_____________________________
Chair
_____________________________
Mayor
_____________________________
Vice Chair
_____________________________
Secretary
_____________________________
Treasurer
_____________________________
Member
Date: ____________________________
Page 66 of 119
INTERLOCAL
AGREEMENT FOR
PRIORITY HABITAT MITIGATION
This Interlocal Agreement (Agreement) for habitat mitigation required as a result of development
occurring on sites containing critical areas as defined in Section 29.25 of the Pasco Municipal Code
(PMC) is entered into by and between the City of Pasco (the City) and the Franklin Conservation District
(the District), referred to individually as Party and collectively as Parties, pursuant to the Interlocal
Cooperation Act, Chapter 39.34 Revised Code of Washington (RCW).
WHEREAS, Chapter 39.34 of the RCW permits local government units to make the most efficient use of
their powers by enabling them to cooperate with other localities and thereby to provide services and
facilities in a manner that will accord the best geographic, economic, population, and other factors
influencing the needs and development of local communities; and
WHEREAS, the City finds that critical areas provide a variety of valuable and beneficial biological and
physical functions that benefit the City and its residents; and
WHEREAS, the beneficial functions and values provided by critical areas include, but are not limited to,
water quality protection and enhancement, fish and wildlife habitat, support of trophic relationships, flood
storage, conveyance and attenuation, ground water recharge and discharge, erosion control, historical and
archaeological and aesthetic value protection, and recreation; and
WHEREAS, the City has established goals that seek to protect unique, fragile, and valuable elements of
the environment, including ground and surface waters, wetlands, and fish and wildlife and their habitats;
direct activities not dependent on critical area resources to less ecologically sensitive sites; mitigate
unavoidable impacts to critical areas by regulating alterations in and adjacent to critical areas; and prevent
cumulative adverse environmental impacts to water quality, wetlands, and fish and wildlife habitat, and
the overall net loss of wetlands, frequently flooded areas and habitat conservation areas; and
WHEREAS, the City shall not approve any permit or otherwise issue any authorization to alter the
condition of any land, water, or vegetation, or to construct or alter any structure or improvement in, over,
or on a critical area or associated buffer, without first assuring compliance with the requirements of
Pasco Municipal Code 29.25; and
WHEREAS, the District was founded in 1951 as a political subdivision of the State of Washington under
RCW 89.08; and
WHEREAS, the District’s function is to make available technical, financial, and educational resources,
whatever their source, and focus or coordinate them so that they meet the needs of the local citizens and
land managers for the conservation of soil, water and related natural resources; and
WHEREAS, the District’s mission is to facilitate responsible stewardship of natural resources for the
residents of Franklin County through the application and administration of various volunteer and
cooperative partnership programs using all available funding sources; and
WHEREAS, the District has an express interest in the preservation and enhancement of priority habitat
as a means to provide soil stabilization and food and cover for wildlife; and
WHEREAS, a partnership between the City and the District would result in the establishment of a
Habitat Mitigation ILA Page 1
Page 67 of 119
process for the enhancement and protection of priority habitat such as shrub-steppe habitat, wetlands,
riparian habitat and other critical areas identified in PMC 29.25;
NOW, THEREFORE, in consideration of the mutual covenants contained herein, and upon approval in
accordance with RCW 39.34, the Parties do hereby agree as follows:
I. TERMS OF AGREEMENT
1. This Agreement is for the coordination of mitigation of impacts to priority habitat as a result of
development.
2. The duration of this Agreement will be from the date last signed until either Party determines that
the arrangement is no longer needed.
3. The City will identify impacts to priority habitat, and the required measures to mitigate those
impacts, during the development review process through the use of critical area reports submitted
by the developer and best available science.
4. The District shall participate in mitigation by accepting fees in lieu of dedication or preservation
of onsite habitat. The amount of said fees will be determined by the City and will be in an amount
equal to the value of land that would otherwise be purchased for preservation.
5. The District shall use said fees for the purchasing of habitat and/or conservation easements or for
the enhancement of degraded habitat located in Benton County. If no suitable site within
Franklin County can be identified, protection or enhancement may occur in any neighboring
county that shares a border with Franklin County.
6. The mitigation fee shall be set at $4,000 per acre, with a mandatory review and renegotiation
occurring at three-year intervals..
7. Fees in lieu of dedication or preservation shall be used for the enhancement of, or protection
through purchase or conservation easement of the same type of habitat located on the site to be
developed. For example, if shrub-steppe habitat is to be impacted on a development site, fees in
lieu of protection paid to the District must be used for the preservation or enhancement of shrub-
steppe habitat.
8. The District shall provide an Annual Report detailing how the fees received were utilized to meet
the objection of this Agreement. The Annual Report will identify the City of Pasco permit
number associated with the fee, location of the affected site, method of preservation or
enhancement (conservation easement, purchase of habitat, enhancement of habitat, etc.), location
of preservation or enhancement site and how much of the fee was spent.
9. The administrators of this Agreement will be the District Manager for the Franklin
Conservation District and the Community and Economic Development Director for the City of
Pasco, or their designees.
10. The Parties may only modify this Agreement in writing.
11. Any Party hereto may terminate this Agreement upon one hundred and eighty (180)-days'
notice in writing either personally delivered or mailed postage-prepaid by certified mail, return
receipt requested, to the
Habitat Mitigation ILA Page 2 Page 68 of 119
Party's last known address for the purposes of giving notice under this paragraph.
12. The Parties shall comply with all applicable federal, state, and local laws, rules, and regulations in
carrying out the terms of this Agreement.
13. A copy of this Agreement will be filed with the Franklin County Auditor's Office or posted on
the City of Pasco or Franklin Conservation District website as provided in RCW 39.34.040.
II. NOTICES
1. Written notice shall be directed to the Parties as follows:
Franklin Conservation District City of Pasco
Kara Kaelber, District Manager
1724 E. Superior Street,
Pasco, WA 99301
509-416-0440x101
kara-kaelber@franklincd.org
Haylie Matson, Community & Economic
Development Director
525 N 3rd Ave.
Pasco, WA 99301
509-544-4136
matsonh@pasco-wa.gov
DATED this day of. 2026.
Habitat Mitigation ILA Page 3
Page 69 of 119
Page 70 of 119
Promoting the wise use of natural resources.
City of Pasco &
Franklin Conservation District
Partnership
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Promoting the wise use of natural resources.
Who we are:
Franklin Conservation District (FCD) is a legal
subdivision of state government mandated by
RCW 89.08 to develop and administer voluntary,
non-regulatory programs for the wise use and
conservation of natural resources in Franklin
County.
The FCD was established in 1951 and is governed
by a 5-member board of elected and appointed
supervisors who establish priorities and set policy.1724 E Superior St. – Pasco
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Promoting the wise use of natural resources.
History of FCD:
•October 2, 1951 – West Franklin Soil Conservation District (excluding incorporated
cities and towns)
•April 22, 1957 – West Franklin Soil Conservation District (adding territory – no
exclusions)
•June 25, 1959 – Changing the name of West Franklin Soil Conservation District to
the Franklin Conservation District (and adding territory – no exclusions)
•May 23, 1972 – Adding the City of Connell
•October 29, 2001 –Excluding the City of Pasco
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Promoting the wise use of natural resources.
Invitation to join the FCD
The Franklin Conservation District would like to invite the City of Pasco to become
a part of the district.
Annexing into the district allows the district to offer the city and its residents:
•Current and future programs and services
•Educational and financial resources
•Technical planning assistance and other benefits
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Promoting the wise use of natural resources.
What we do:
FCD directly supports:
•Cooperative, voluntary, and
economically feasible solutions to
environmental problems
•Project-dependent financial
assistance
•Educating youth through hands -on
science inquiry about water and soil
quality and conservation issues
Healthy Lands = Healthy Communities = Healthy People
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Promoting the wise use of natural resources.
Programs & Services:
Water Rights:
FCD has provided technical assistance to
water right applications and transfers since
1999. 78 of 202 applications have been
from the City of Pasco.
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Programs & Services:
Shrub Steppe Mitigation:
•Franklin CD manages funds for shrub -
steppe mitigation agreements mandated
for developers affecting shrub -steppe
habitats.
•CD collaborates with the City of Pasco
and WDFW to establish agreements that
will function as a shrub-steppe
mitigation bank, assisting developers in
offsetting impacts from future projects.
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Promoting the wise use of natural resources.
Programs & Services:
Heritage Gardens:
•Assist landowners in creating water -
wise landscapes and gardens that
incorporate native plants of
Washington State.
•Promote water conservation.
•Heritage Gardens also honor the
unique natural and cultural features
of the Columbia River Basin.
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Promoting the wise use of natural resources.
Programs & Services:
Education & Outreach:
•Salmon in the Classroom
•Wheat Week
•Drain Rangers & Jr. Drain Rangers
•High School STEM Academy
•Workshops & Farm Tours
•Community Events
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Promoting the wise use of natural resources.
How we do our work:
The Franklin Conservation District is
funded through a variety of
interlocal agreements, grant funding,
and a system of local funding called
rates & charges.
For every $1.00 of local funds the
district leverages that to $20.00 of
grant funding to bring back to the
community.
74%
7%
3%
4%
12%
FCD Funding
ILA Grants Fee for Service Local Funding Shreb Steppe Mitigation
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Promoting the wise use of natural resources.
Rates & Charges
Local funding makes up ~4% of FCD’s
revenue. This number is decreasing with the
loss of agriculture lands due to urban
development.
How lands are assessed by the County on a
yearly basis:
Rangeland: $1.00 per parcel + $0.01 per acre
Dryland: $2.00 per parcel + $0.02 per acre
Irrigated: $5.00 per parcel + $0.10 per acre
Incorporated: $5.00 per parcel +$0.10 per
acre
74%
7%
3%
4%
12%
FCD Funding
ILA Grants Fee for Service Local Funding Shreb Steppe Mitigation
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Promoting the wise use of natural resources.
How the City of Pasco can help:
Including the City of Pasco into
the Franklin Conservation District
would allow the FCD to:
•Continue to offer programs
and services to City residents
•INCREASE our services and
opportunities to City residents
and offer NEW services and
opportunities.69%
6%
3%
11%
11%
FCD FUNDING
ILA Grants Fee for Service Local Funding Shreb Steppe Mitigation
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Franklin Conservation District
Proposed System of Rates and Charges for Natural Resource Protection
Rates and Charges Authorization (RCW 89.08.405)
System: 10-year authorization for land classes within the Franklin Conservation District
Boundary.
Irrigated Lands (includes rural home sites) = $5.00/parcel, plus $0.10/acre for all parcels
Dryland = $2.00/parcel, plus $0.02/acre for all parcels
Range Lands = $1.00/parcel, plus $0.01/acre for all parcels
Incorporated Lands = $5.00/parcel, plus $.10/acre for all parcels
Franklin County: (Excluding City of Pasco)
Estimated Parcels and Acreages Current (annual)
5,928 Irrigated Parcels @ 259,129 Acres $55,553
712 Dryland Parcels @ 214,332 Acres $5,711
1,167 Rangeland Parcels @ 176,091 Acres $2,928
1,800 Incorporated Parcels @ 15,447 Acres $10,545
Total $74,737
Franklin County: (Including City of Pasco)
Estimated Parcels and Acreages
Proposed (annual)
5,928 Irrigated Parcels @ 259,129 Acres $55,553
712 Dryland Parcels @ 214,332 Acres $5,711
1,167 Rangeland Parcels @ 176,091 Acres $2,928
25,385 Incorporated Parcels @ 36,598 Acres $130,585
Total $194,777
Note: Number of Eligible Parcels and Acreages above were calculated by the Franklin Conservation District. Actual values
will be calculated by the Franklin County Assessor’s Office. The Rates and Charges will be billed to the taxpayer by the
County Treasurer with property taxes, and will be due on the same schedule.
Page 84 of 119
Franklin Conservation District
Proposed Budget
January 1, 2025, through December 31, 2025
Estimated Yearly Revenue
Income from Natural Resource Rates and Charges $194,777
State or Local Grants/Projects $1,322,040
Estimated Total Income $1,516,817
Estimated Yearly Expenses
Object Rates and
Charges
Grants Total
District Management, Fiscal Management
• Franklin Co. Water Conservancy Board
• Shrub Steppe Mitigation
• Grant writing
$10,000 $200,000 $210,000
Education Programs
• Education Staff
• Education Projects
o Wheat Week
o Salmon in the Classroom
o Drain Rangers/Jr. Drain Rangers
o STEM Academy
o Teacher Workshops
$20,000
$370,000
$180,000
$370,000
$200,000
Technical Assistance Programs
• Technical Staff (Resource Conservationist, VSP
Coordinator, Research & Monitoring Coordinator,
Outreach Specialist, etc.)
• Cost-Share to Land Owners to Implement Best
Management Practices
• Contracted Services
$45,000
$50,000
$289,000
$100,000
$40,000
$334,000
$150,000
$40,000
Heritage Garden Program
• Heritage Garden Program Coordinator
• Cost-Share to homeowners to implement low water
landscaping
• Outreach/Education (workshops, demonstrations gardens,
etc.)
$20,000
$15,000
$14,000
$25,000
$45,000
$15,000
$14,000
City of Pasco Special Natural Resource Projects*
Equipment Purchase and Replacement $6,000 $28,000 $34,000
Travel / Mileage $8,000 $45,000 $53,000
Office Space and Supplies $6,777 $45,040 $52,817
Totals $194,777 $1,322,040 $1,516,817
*Rates & Charges budget could be adjusted to accommodate Special Natural Resource Projects developed in
partnership between the FCD and City of Pasco.
Page 85 of 119
9/23/99
PROCEDURE FOR ANNEXATION OF TERRITORY WITHIN A CONSERVATION DISTRICT
Conservation Districts Law, RCW 89.08.010(4) Preamble, 89.08.080 Petition to form district –
Contents, and 89.08.180 Annexation of territory – Boundary change – Combining two or more
districts.
Steps to be taken:
1. The Conservation District prepares the necessary petition (sample format provided by
Conservation Commission).
2. The Conservation District is to arrange for the other parties to approve the annexation and
sign o the appropriate part of the petition.
3. The Conservation District Board is to approve the annexation by resolution in the
Conservation District minutes and sign on the appropriate part of the petition.
4. The signed petition is to be returned to the Conservation Commission Office, accompanied
with a check for $5.00 made out to ”Office of the Secretary of State.”
5. The Conservation Commission will act formally on the request at its next regular meeting.
6. The annexation is legally complete when the Secretary of State issues a certificate certifying
his/her recognition of the annexation.
Page 86 of 119
Washington State Conservation Commission
Olympia, Washington 98504
PETITION FOR INCLUSION OF ADDITONAL TERRITORY
WITHIN THE
_____________________________ CONSERVATION DISTRICT
TO: The Washington State Conservation Commission
Pursuant to the Conservation Districts Law (Chapter 89.08 RCW) the undersigning
government authorities of the City of __________________________ and the
__________________ Conservation District, respectfully represent:
First: That heretofore the ________________ Conservation District was duly
organized as a governmental subdivision of this state, and a public body
corporate and politic.
Second: That there is need, in the interest of the public health, safety, and welfare, for the
inclusion of the territory hereinafter described within the said _______________
Conservation District.
Third: That the territory proposed for inclusion within the said district includes
substantially the following:
Incorporated City of __________________________
WHEREFORE, the undersigned petitioners respectfully request that the State
Conservation Commission duly define the boundaries of the additional territory; and that the
State Conservation Commission determine that such additional territory be so included and made
a part of the _____________________________ Conservation District.
__________________ Conservation District City of _______________________________
_____________________________
Chair
_____________________________
Mayor
_____________________________
Vice Chair
_____________________________
Council Member
_____________________________
Secretary
_____________________________
Council Member
_____________________________
Treasurer
_____________________________
Council Member
_____________________________
Member
_____________________________
Council Member
Page 87 of 119
AGENDA REPORT
FOR: City Council February 9, 2026
TO: Harold Stewart, City Manager City Council Workshop
Meeting: 3/9/26
FROM: Maria Serra, Public Works Director
Public Works
SUBJECT: Resolution - Broadmoor TIF AREA - Amendment No. 6 with PBS for
Engineering Services (5 minutes)
I. ATTACHMENT(S):
Resolution
Exhibit A - Professional Services Agreement Amendment 6
Powerpoint
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
Discussion
III. FISCAL IMPACT:
Original PSA Amount $ 262,672.00
Amendments No. 1-5 $ 1,916,684.00
Proposed PSA Amendment No. 6
Amount
$ 395,703.00
Total Proposed Amended PSA
Amount
(Includes Amendment No. 1-6)
$ 2,575,059.00
IV. HISTORY AND FACTS BRIEF:
Background:
PBS Engineering and Environmental Inc. (PBS), now an APEX Company, was
selected by staff to provide professional engineering and design services for
utility and road improvement projects in the Broadmoor Tax Increment
Financing (TIF) area.
The original Professional Services Agreement (PSA) was executed on August
1, 2022, in the amount of $262,672 and authorized PBS to provide feasibility
analyses, conceptual designs, and cost estimates for the various components
Page 88 of 119
of the Broadmoor TIF area. From the beginning, the Broadmoor TIF design
project was planned to be delivered via several amendments to the PSA as the
direction of the design scope was finalized.
The Broadmoor TIF design project was divided into three phases and are
described as follows:
Phase 1 - Rough grading and construction of water, sewer and irrigation
infrastructure within Road 108 (Harris to Sandifur Parkway) and Sandifur
Parkway (Road 108 to Broadmoor Blvd) to create the "backbone' of
underground utilities to serve the Broadmoor site that will allow future
extensions by developers for individual sites. This phase has been
completed
Phase 2 - Final design and construction of full road improvements for 1)
Broadmoor Boulevard (Interstate I-182 to Burns Road) and 2) Sandifur
Parkway of east past Street of Bedford the to 103 Road vicinity
Broadmoor Blvd). This phase also includes design work for the site
grading future of regional stormwater facilities required for
developments. This phase is well underway, in construction, with
completion anticipated in the spring.
Phase 3 - Final design and construction of roads for 1) Sandifur
Parkway (Broadmoor Blvd west to Road 108) and 2) Road 108 (Sandifur
Parkway south to the Harris Road). A roundabout constructed at the
intersection of Road 108 and Sandifur Parkway and another signal is
planned for the intersection of Road 103 and Sandifur. This phase is
also well underway, in construction, with completion anticipated in the
spring.
The PSA provides for the design of all phases described. Amendment No.4
and No. 5 extended time of performance to 12/31/2026.
V. DISCUSSION:
Proposed Amendment No. 6 to the PSA includes tasks for the detailed
design cover will that phase new work for support bidding and a
associated with re-align the access to Harris Road, building Road 103
between Sandifur Parkway to Harris Road. This project is referred to as
and (CIP) Plan Improvement Capital on Realignment Road Harris City's
Transportation Improvement Program (TIP). this roadway configuration is also
part of the City of Pasco's Broadmoor Master Plan. Amendment No.6 also
includes additional traffic signal related work for the Broadmoor Blvd signals
that were not included in previous Amendments.
Impact (other than fiscal):
Once the Phase 3 work is open to traffic, Sandifur Parkway to Road 108 will be
Page 89 of 119
the only route to access Harris Road. The design work proposed in
Amendment No. 6 will provide a second route connecting Sandifur Parkway to
Harris Road via the proposed Road 103. This will provide alternate routes for
drivers in and out of the Broadmoor Area, effectively building the transportation
networks to support the projected travel demands in this area of the City.
Recommendation:
Staff recommends approval of the proposed PSA Amendment No. 6 with PBS
Engineering & Environmental, Inc., an APEX company, in the amount of
$395,703.00.
Constraints (Time or other considerations):
Construction for this project is currently planned for end of 2026 or early 2027.
In order to hold this schedule, design must be complete for this project before
end of fall 2026. Ongoing developer negotiations have direct connection with
this proposed timeline.
Next Steps:
Based on Council's actions tonight, staff is prepared to bring the PSA
Amendment No. 6 Resolution to the March 16, 2026 meeting for
Council's action.
Alternatives:
Council may choose to delay Amendment No. 6. This is not
recommended because the City is working with developers and Road
103 is needed to be constructed.
Page 90 of 119
Resolution - Amend 6 to PSA with PBS for Broadmoor TIF - 1
RESOLUTION NO. ______
A RESOLUTION OF THE CITY OF PASCO, WASHINGTON,
APPROVES AUTHORIZING THE CITY MANAGER TO EXECUTE
AMENDMENT NO. 6 TO THE PROFESSIONAL SERVICES AGREEMENT
WITH PBS ENGINEERING & ENVIRONMENTAL, INC., AN APEX
COMPANY FOR THE BROADMOOR TAX INCREMENTAL FINANCING
(TIF) DESIGN PROJECT.
WHEREAS, the City of Pasco (City) and PBS Engineering & Environmental, Inc. (PBS),
entered into a Professional Services Agreement (PSA) on August 1, 2022, to provide engineering
services with respect to the Broadmoor Tax Increment Funding (TIF) project; and
WHEREAS, this project is funded through tax increment financing funds and will follow
local procedures for right-or-way acquisition, design, advertisement, environmental permitting,
and bidding; and
WHEREAS, the City and PBS entered into Amendment No. 1 to the PSA on December
5, 2022, for additional professional design engineering services: and
WHEREAS, the City and PBS entered into Amendment No. 2 to the PSA on March 25,
2024, to add professional design engineering services for a traffic signal; and
WHEREAS, the City and PBS entered into Amendment No. 3 to the PSA to provide
additional professional design engineering services generally supporting the final designs for Road
108 and Sandifur Parkway and add additional time of performance; and
WHEREAS, the City and PBS entered into Amendment No. 4 to the PSA on March 19,
2025, to add professional design engineering services and additional time of performance; and
WHEREAS, the City and PBS entered into Amendment No. 5 to the PSA on December
29, 2025, to add additional time of performance; and
WHEREAS, the City and PBS desire to enter into Amendment No. 6 to the PSA to provide
additional professional design engineering services generally supporting the final designs for Road
103 and further described in detail in Exhibit A; and
WHEREAS, the City Council of the City of Pasco, Washington, has after due
consideration, determined that it is in the best interest of the City of Pasco to enter into Amendment
No. 6 with PBS Engineering & Environmental, Inc., an APEX Company.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF PASCO, WASHINGTON:
Page 91 of 119
Resolution - Amend 6 to PSA with PBS for Broadmoor TIF - 2
That the City Council of the City of Pasco approves the terms and conditions of
Amendment 6 between the City of Pasco and PBS Engineering & Environmental, Inc., an APEX
Company as attached hereto and incorporated herein as Exhibit A, and
Be It Further Resolved, that the City Manager of the City of Pasco, Washington, is hereby
authorized, empowered, and directed to execute said Amendment on behalf of the City of Pasco.
Be It Further Resolved, that this resolution shall take effect immediately.
PASSED by the City Council of the City of Pasco, Washington, on this ____ day of
________________, 2026.
Charles Grimm
Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ ___________________________
Krystle Shanks Ogden Murphy Wallace, PLLC
Deputy City Clerk City Attorney
Page 92 of 119
PBS Engineering & Environmental, Inc, an APEX Company - Amendment No. 6
Broadmoor TIF Design Services – Project No. 22377
Version 08.15.2025 Page 1
AMENDMENT NUMBER 6 to
PROFESSIONAL SERVICES AGREEMENT
Broadmoor TIF Design Services
PROJECT: 22-377
AGREEMENT NO. 22-025
WHEREAS, the City and PBS Engineering & Environmental, Inc., an APEX Company entered
into a Professional Services Agreement on 8/1/2022 to provide design engineering services with
respect to the Broadmoor Tax Incremental Financing (TIF) project.
WHEREAS, the City and PBS Engineering & Environmental, Inc., an APEX Company entered
into Amendment No. 1 to provide additional professional design engineering services, on 12/5/2022;
WHEREAS, the City and PBS Engineering & Environmental, Inc., an APEX Company entered
into Amendment No. 2 to provide additional professional design engineering services and add
additional time of performance on 3/25/2024;
WHEREAS, the City and PBS Engineering & Environmental, Inc., an APEX Company entered
into Amendment No. 3 to provide additional professional design engineering on 6/25/2024;
WHEREAS, the City and PBS Engineering & Environmental, Inc., an APEX Company entered
into an Amendment No. 4 to provide additional professional design engineering and add additional
time of performance on 3/19/2025;
WHEREAS, the City and PBS Engineering & Environmental, Inc., an APEX Company entered
into an Amendment No. 5 to provide additional professional design engineering and add additional
time of performance on 12/29/2025;
NOW, THEREFORE, this agreement is amended to allow PBS Engineering &
Environmental, Inc., an APEX Company to provide additional professional design engineering and add
additional time of performance services as described in Exhibit A.
1. Scope of Work:
See Exhibit A.
2. Fee:
The compensation for the work is based on a Time and Materials Basis not to exceed the
amount of $395,703.00 for a total authorization amount of $2,575,059.00. See Exhibit B.
3. Time of performance:
No Change. The services shall be complete for the project on or before 12/31/2026.
DATED THIS DAY______________________________.
[date of execution]
CITY OF PASCO, WASHINGTON PBS ENGINEERING & ENVIRONMENTAL
AN APEX COMPANY
Harold L. Stewart II – City Manager Jason Mattox, PE – Vice President
Page 93 of 119
Apex Companies, LLC
CITY OF PASCO, WASHINGTON
Scope of Work
Broadmoor TIF Amendment 6 – Harris Road Realignment (Road 103)
City of Pasco Project # XXXXXX
INTRODUCTION
Apex Companies LLC (PBS) and its Consultant team have been selected by the City of Pasco (City) to perform
traffic and design engineering, land surveying, geotechnical engineering, and right-of-way (ROW) acquisition
services for the Broadmoor Tax Increment Financing (TIF) projects. This project is funded through tax increment
financing funds and will follow local procedures for ROW acquisition, design, advertisement, environmental
permitting, and bidding.
The project team currently includes:
• Kittelson & Associates, Inc. (KAI)―Signal Design
• EPIC Land Solutions (EPIC)―ROW Acquisition
• DKS Associates – Traffic modeling
PROJECT BACKGROUND
The Broadmoor TIF project was originally planned to be delivered through several amendments. See below for a
breakdown of the contracting to date.
Base Contract: Broadmoor TIF - 30% Plans
This contract consisted of:
• Survey.
• Geotechnical investigations.
• Coordinate preferred ultimate roadway sections.
• Develop all TIF-related roadway segments to 30% design.
• Evaluate potential project phasing opportunities.
• Determine the amount of improvements that can feasibly be designed for the first construction package.
• Determine ultimate ROW widths throughout the 30% design process. This will be done in collaboration
between the City Public Works Engineering, City Planning, and the Broadmoor developer.
This phase of design took substantially longer than initially anticipated as there was significant coordination and
collaboration with the Broadmoor Subarea Plan. This work was performed within the budget associated with the
contract.
Page 94 of 119
City of Pasco
Broadmoor TIF—Harris Road Realignment (Road 103) – Amendment 6
February 2026
Page 2 of 17
Apex Companies, LLC
Broadmoor TIF—Final Design Projects 1 and 2 (Amendment 1)
This contract consisted of the following.
Project 1
• Rough site grading of Road 108 from Harris Road to Sandifur Parkway and Sandifur Parkway from
Road 108 to Broadmoor Boulevard.
• Storm sewer, water, irrigation, and sewer infrastructure along Road 108 and Sandifur Parkway for
advertisement mid-December.
Although there were several changes to the location of the utilities due to changes in anticipated future tenants
and/or retailers leaving the conversation and the needs of interested developers, this project was completed as
anticipated.
Project 2
• Broadmoor Boulevard widening, Interstate 182 to Burns Road
• Sandifur Parkway from Road 105 to the east
Throughout the development of this project, there were several modifications to the work performed. Due to
urgent safety and capacity needs along the corridor, the scope for the signal at Buckingham Drive was shifted
north to provide a signal at Burns Road and Broadmoor Boulevard, and the project was broken out into two
projects: one for the signal at Sandifur Parkway and one for the signal at Burns Road. As these projects
progressed, it was determined that the signal at Buckingham Drive was essential to minimize impacts to the
traveling community (from both a desire to minimize inconvenience of construction and from a network safety
and mobility standpoint). This resulted in the addition of a third signal to the contract, and the need for
Amendment 2 (see below).
Addition of Signal (Amendment 2)
This amendment added funds to the project for the addition of a signal at Buckingham Drive to the scope.
Addition of Signal (Amendment 3)
Project 3 is anticipated to include final design for Road 108 and Sandifur Parkway from the intersection of Road
108 east to the Project 2 limits. Work will include a roundabout at the intersection of Road 108 and Sandifur
Parkway, a signal at the intersection of Road 105 and Sandifur Parkway, and another signal at the intersection of
Road 103 and Sandifur Parkway.
DKS Traffic Support (Amendment 4)
Amendment 4 added DKS to the project team for Traffic Modeling support.
Time Extension (Amendment 5)
Amendment 5 extended the duration of the contract to 12/31/2026.
HARRIS ROAD REALIGNMENT (AMENDMENT 6, CURRENT AMENDMENT)
PROJECT DESCRIPTION
Amendment 6 is for the design of Road 103 From Sandifur Pkwy to Harris Road (approximately 0.3 miles). Work
will include a traffic circle at the intersection of Road 103 and Harris Road, coordination with adjacent developer
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to develop cohesive design that accommodates both development with City transportation needs, design of
underground City utilities, and coordination with franchise utility companies.
OVERALL PROJECT ASSUMPTIONS
• Apex Companies, LLC, by and through its wholly owned subsidiary PBS Engineering and Environmental
LLC (Apex), will prepare submittal items listed in this Scope of Work.
• Traffic modeling will be performed by DKS Associates (DKS).
• A SEPA checklist will be required for this project. If additional cultural resources evaluations are needed,
City will contract directly with appropriate consultant.
• A wildlife survey has already been completed for the project area
• Landscape is not included in this amendment
• Full field survey work is not included in this amendment. However, four days of verification survey are
assumed to be needed to verify earthwork and tie in locations/elevations.
• All property dedication work will be provided by the adjacent developer/s
• If a signal is warranted, it will be designed by the developer
SCOPE OF WORK
Task 1. Project Management and Administration
Apex shall oversee project tasks and coordinate with City representatives to manage the scope, schedule, and
budget for the design engineering phase. The current phase of the project is budgeted for an eight-month design
schedule.
Subtask 1.1. Contract Administration, Invoicing, and Progress Reports
• Prepare and submit monthly invoices. Each invoice will include: the date period covered by the invoice;
the number of hours worked during the billing period with billing rates shown; expenses and associated
markups; the total cost for labor and expenses for the billing period; subconsultants fees including
markups for the billing period; and a total amount summarizing labor, expenses, and subconsultant fees.
• Prepare a Contract Summary Report to accompany the monthly invoices. The Contract Summary Report
will list each invoice, as well as the current invoice, with an itemized summary of invoice numbers, dates,
and amounts billed for labor, expenses, and subconsultants as well as total amounts for each invoice. The
Contract Summary Report will also list the total amount billed to date, the total amount remaining under
the contract, and the contract expiration date.
• Maintain required contract documentation. Provide copies of project files and records to the City for
audits and public information requests. Final documents shall be provided in electronic format as
requested.
Deliverables
• Monthly invoices, Contract Summary Reports, and Project Status Reports
• Project documentation, upon request
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Subtask 1.2. Meetings
This item includes the coordination and meetings necessary to successfully complete the project.
• Up to 32 weekly phone meetings with City staff.
• Up to 8 internal Apex design team coordination meetings.
• Meet with City staff after the review of the 30%, 60%, 90%, and final plan submittals. These meetings will
be attended instead of the monthly meetings during this deliverable window.
Deliverables
• Meeting agendas and meeting summaries
• Design Submittal Comment Review and Response Log
Subtask 1.3. Management, Coordination, and Direction
• The Consultant shall provide management, coordination, and direction to the Project team in order to
complete the project on time and within budget. The City fosters a partnership approach of all
stakeholders in the Project. The Consultant shall integrate this strategy into the overall management
approach.
• The Consultant shall establish a quality management program and designate responsibility for review of
technical work and other deliverable products.
• Prepare and maintain a project design schedule. The schedule shall identify Consultant tasks and items
provided by the City and other consultants. The schedule shall be updated as circumstances require or as
requested by the City (assumes one update).
• The Consultant shall prepare and submit an activities list and schedule to the City following the Notice to
Proceed. The schedule shall show appropriate milestones for the Project, including intermediate and final
submittal dates for design documents and key decision points.
• The Consultant shall coordinate Consultant tasks and activities with the City.
Deliverables
• Project schedule and schedule updates
• Summary notes of coordination efforts
• Quality Assurance and Quality Control (QA/QC) Program
Deliverables
• Coordination meeting agendas and meeting summaries
Subtask 1.4. Broadmoor Development Support
No change with this amendment
Task 2. Surveying
Subtask 2.1. Surveying and Base Map
Completed as a part of the original contract for 30% design. Additional field survey work is not included in this
amendment, as it is assumed that the previously constructed projects were per plans.
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Subtask 2.2. Right-of-Way Support
Completed as part of Amendment 1.
Subtask 2.3. Road 103 - Survey Support
Verification of drone survey Perform surface verification survey along the route of Road 103. This will be done by
surveying cross section about every 50-ft from the eastern limits of the project to the western limits of the project,
and by providing field survey for project tie in locations with existing roadways. This will be done once the city is
ready to move towards advertisement of the project to validate earthwork quantities.
Deliverables
• AutoCAD C3D Surface for validation of drone surface
Task 3. Geotechnical Engineering
Subtask 3.1. Geotechnical Engineering
No work with this amendment
Subtask 3.2. Project 3 Signal Geotechnical Services
No work with this amendment
Task 4. Traffic Engineering (Kittelson)
Subtask 4.1. Contract Administration, Invoicing, and Progress Reports
• Prepare and submit monthly invoices with progress reports. Each invoice will include: the date period
covered by the invoice; the number of hours worked during the billing period with billing rates shown;
expenses; the total cost for labor; and expenses for the billing period.
• Maintain required contract documentation. Provide copies of project files and records to the City for
audits and public information requests. Final documents shall be provided in electronic format as
requested.
Deliverables
• Monthly invoices and Project Status Reports
• Project documentation, upon request
Subtask 4.2. Meetings (Kittelson)
This item includes the coordination and meetings necessary to successfully complete the project.
• Preparation for and attendance at a two-hour project kickoff meeting over Microsoft Teams with City
staff, including up to three Kittelson staff.
• Up to 50 weekly phone meetings with Apex staff (1 hour in length).
• Preparation for and attendance project coordination meeting (up to three) with City staff including and up
to three Kittelson staff.
• Meet (three times) with City staff after the review of the 60%, 90%, and final plan submittals. These
meetings will be attended instead of the monthly meetings these months.
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Subtask 4.8. Project 3 Preliminary Roundabout Review (Kittelson)
No work with this amendment
Subtask 4.9. Project 3 60% Design (PS&E) (Kittelson)
No work with this amendment
Subtask 4.10. Project 3 90% Design (PS&E) (Kittelson)
No work with this amendment
Subtask 4.11. Project 3 Final Design (PS&E) (Kittelson)
No work with this amendment
Subtask 4.12. Project 3 QA/QC (Kittelson)
No work with this amendment
Subtask 4.13. Advertisement and Bidding Support (Kittelson)
No work with this amendment
Subtask 4.14. Road 103 - 60% Design (PS&E) (Kittelson)
The Consultant will address review comments on the 30% plans and develop construction documents to the
60% design stage. These documents will consist of plans, a bid item list, and an opinion of probable construction
cost.
The Consultant will develop construction documents to the 60% design stage. These documents will consist of
plans, a bid item list, and an opinion of probable construction cost.
The 60% plans shall include:
• Signing and striping plans and details
• Illumination plans and details
Tasks include:
1. Calculate quantities and prepare a 60% engineer’s estimate of construction costs for the plans above.
2. Submit a 60% plan set and cost estimate for review.
Deliverables
• 60% plans and cost estimates (PDF versions)
Subtask 4.15. Road 103 - 90% Design (PS&E) (Kittelson)
The Consultant will address review comments from the 60% plans and develop construction documents to the
90% design stage. These documents will consist of plans, specifications, a bid item list, an opinion of probable
construction cost, and an anticipated construction schedule.
The 90% plan set shall include the following sheets:
• Signing and striping plans and details
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• Illumination plans and details
Tasks include:
1. Address 60% City review comments regarding the plans and estimate.
2. Update and compute quantities and prepare an engineer’s estimate of construction costs shown on the
plans. Identify which bid items will require special provisions.
3. Prepare 90% Level Project Specifications including current WSDOT amendments, General Special
Provisions (GSPs), and special provisions necessary for this project.
4. Submit a 90% plan set, specifications, and a cost estimate for review.
Deliverables
• 90% plans, specifications, and cost estimates (PDF of the plan set, specifications, and cost estimate)
Subtask 4.16. Road 103 - Final Design (PS&E) (Kittelson)
The consultant will address review comments from the 90% plans and develop construction documents for the
final design submittal. These documents will consist of plans, specifications, a bid item list, and an opinion of
probable construction cost.
Address the 90% comments. Final design phase plan set shall include:
• Signing and striping plans and details
• Illumination plans and details
Tasks include:
1. Address 90% City review comments regarding the plans, specifications, and estimate.
2. Prepare final special provisions as needed for nonstandard items shown on the plans and compile the
project specifications.
3. Update and compute quantities and prepare an engineer’s estimate of construction costs.
4. Submit 100% plans, special provisions, and estimate for review.
Deliverables
• Final plans, special provisions, and estimate (PDF)
Subtask 4.17. Road 103 - QA/QC (Kittelson)
The Consultant will provide QA/QC for design work in accordance with the Consultant’s Quality Management Plan
(QMP). The Consultant will provide senior-level design and construction personnel to review plan submittals and
provide technical support.
Subtask 4.18. Advertisement and Bidding Support (Kittelson)
The Consultant will provide bidding support services, consisting of coordination with the project team, preparing
responses to bidder questions, and the preparation of addendums.
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Task 5. Environmental Review and Documentation
This work has been completed by the City under the Broadmoor EIS process.
Task 6. Design Engineering
The Consultant will advance the design from the 30% plans during the current phase of the project. The
Consultant team will be responsible for providing design engineering services for the deliverables outlined below
for the following submittals:
• Preliminary 30% Submittal: Completed
• Project 1―90% Design (PS&E): Completed
• Project 1―Final Design (PS&E): Completed
• Project 2―60% Design (Plans and Estimate): Completed
• Project 2―90% Design (PS&E): Completed
• Project 2―Final Design (PS&E): Completed
• QA/QC Project 1 and 2: Completed
• Project 3―60% Design (Plans and Estimate): Completed
• Project 3―90% Design (PS&E): Completed
• Project 3―Final Design (PS&E): Completed
• Road 103―30% Strip map
• Road 103―60% Design (Plans and Estimate)
• Road 103―90% Design (PS&E)
• Road 103―Final Design (PS&E)
• Road 103 QA/QC
Subtask 6.1. 30% Design (Preliminary)
Completed as part of the original contract for 30% design.
Subtask 6.2. Project 1 - 90% Design (PS&E)
Completed as part of Amendment 1.
Subtask 6.3. Project 1 - Final Design (PS&E)
Completed as part of Amendment 1.
Subtask 6.4 . Project 2 - 60% Design (PS&E)
Completed as part of Amendment 1.
Subtask 6.5. Project 2 - 90% Design (PS&E)
Completed as part of Amendment 1.
Subtask 6.6. Project 2 - Final Design (PS&E)
Completed as part of Amendment 1.
Subtask 6.7. QA/QC
Completed as part of Amendment 1.
Subtask 6.8. Project 3 - 60% Design (Plans and Estimate)
Completed as part of Amendment 3.
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Subtask 6.9. Project 3 - 90% Design (PS&E)
Completed as part of Amendment 3.
Subtask 6.10. Project 3 - Final Design (PS&E)
Completed as part of Amendment 3.
Subtask 6.11. Project 3 - QA/QC
Completed as part of Amendment 3.
Subtask 6.12. Road 103 - 30% Design (Plans and Estimate)
The consultant will develop the project to a 30% level of design based on the work performed to date and the
Broadmoor Subarea Plan. This will be used to facilitate coordination with the adjacent developers.
Design tasks include the following:
• Compute quantities and prepare an engineer’s estimate of construction costs.
• Submit 30% Strip Map for review.
• Meeting with City staff after review of the 30% Strip Map
The 30% strip map shall include the following:
• Anticipated project planimetric information
• Preliminary roadway profile
• Preliminary project footprint
Deliverables
• 30% Strip map and opinion of probable construction costs in PDF format
• Draft Stormwater Calculations and Memo of Assumptions
Subtask 6.13. Road 103 - 60% Design (Plans and Estimate)
The consultant will develop construction documents to the 60% design stage. These documents will consist of
plans, format, and an opinion of probable construction cost.
Design tasks include the following:
• Compute quantities and prepare an engineer’s estimate of construction costs.
• Submit 60% plans for review.
• Meet with City staff after review of the 60% plans.
• City and Franchise utility coordination for new City utilities and relocations of franchise utilities into JUT
The 60% plan set shall include the following:
• Cover sheet (1)
• Civil legend sheet (1)
• Typical sections (2)
• Miscellaneous details (2)
• Traffic control plans (2)
• Site prep and demolition plans (2)
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• Erosion control and grading plans (2)
• Erosion control notes detail sheets (1)
• Roadway and stormwater plan over profile sheets (5)
• Utility plan over profile sheets (Sewer, Water, Irrigation City utilities) (5)
• JUT plan over profile sheets (4)
• Traffic Circle layout sheet (1)
• Signing plans and details (see Task 5)
• Striping plans and details (see Task 5)
• Illumination plans and details (see Task 5)
Deliverables
• 60% construction plans and opinion of probable construction costs in PDF format
• Draft Stormwater Calculations and Memo of Assumptions
• SEPA Checklist
Subtask 6.14. Road 103 - 90% Design (PS&E)
The consultant will address review comments from the 60% plans and develop construction documents to the
90% design stage. These documents will consist of plans, contract specifications in WSDOT format, and an opinion
of probable construction cost.
Design tasks include the following:
• Update street design based on comments from 60% plans.
• Compute quantities and prepare an engineer’s estimate of construction costs.
• Submit 90% plan review set for review.
• Meet with City staff after review of the 90% plans.
• Project specifications
• City and Franchise utility coordination for new City utilities and relocations of franchise utilities into JUT
The 90% plan set shall include the following:
• Cover sheet (1)
• Civil legend sheet (1)
• Typical sections (2)
• Miscellaneous details (2)
• Traffic control plans (2)
• Site prep and demolition plans (2)
• Erosion control and grading plans (2)
• Erosion control notes detail sheets (1)
• Roadway and stormwater plan over profile sheets (5)
• Utility plan over profile sheets (Sewer, Water, Irrigation City utilities) (5)
• JUT plan over profile sheets (4)
• Traffic Circle layout sheet (1)
• Traffic circle Grading sheet (1)
• Americans with Disabilities Act (ADA) grading sheets (8)
• Signing plans and details (see Task 5)
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• Striping plans and details (see Task 5)
• Illumination plans and details (see Task 5)
• Standard details (10)
Deliverables
• 90% construction plans, specifications, and opinion of probable construction costs (final) in PDF format
• Final Stormwater Report and Calculations
Subtask 6.15. Road 103 - Final Design (PS&E)
The Consultant will address review comments from the 90% plans and develop construction documents to the
final design stage. These documents will consist of plans, contract specifications in WSDOT format, and an opinion
of probable construction cost.
Design tasks include the following:
• Update street design based on comments from 90% plans.
• Compute quantities and prepare an engineer’s estimate of construction costs.
• Submit a draft final plan set for review.
• Meet with City staff after review of the draft final plans.
• Address draft final plan comments from the City and submit final PS&E for construction.
• City and Franchise utility coordination for new City utilities and relocations of franchise utilities into JUT
The final plan set shall include the following:
• Cover sheet (1)
• Civil legend sheet (1)
• Typical sections (2)
• Miscellaneous details (2)
• Traffic control plans (2)
• Site prep and demolition plans (2)
• Erosion control and grading plans (2)
• Erosion control notes detail sheets (1)
• Roadway and stormwater plan over profile sheets (5)
• Utility plan over profile sheets (City utilities) (5)
• JUT plan over profile sheets (4)
• Traffic Circle layout sheet (1)
• Traffic circle Grading sheet (1)
• Americans with Disabilities Act (ADA) grading sheets (8)
• Signing plans and details (see Task 5)
• Striping plans and details (see Task 5)
• Illumination plans and details (see Task 5)
• Standard details (10)
Deliverables
• Construction plans, specifications, and opinion of probable construction costs (final) in PDF format
• Commercial Service request assistance
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• Bidding support (Response to bidder questions and issuing addendum)
Assumptions
• The City will compile all bid document packages.
• Up to 10 bidder questions and 2 addendums will be issued in the bidding phase.
Subtask 6.16. Road 103 - QA/QC
The Consultant will provide QA/QC for design work in accordance with the Consultant’s QA/QC Program. The
Consultant will provide senior-level design and construction personnel to review plan submittals and provide
technical support.
Task 7. Utility Coordination
Subtask 7.1. Preliminary Utility Coordination
Completed as part of the original contract for 30% design.
Subtask 7.2. Utility Meetings
Completed as part of Amendment 1.
Subtask 7.3. Conflict Identification, Analysis and Recommended Resolution
Completed as part of Amendment 1.
Subtask 7.4. Conflict Notification and Utility Relocations
Completed as part of Amendment 1.
Task 8. Public Involvement
To be included in a future Amendment if requested.
Task 9. Right-of-Way
Subtask 9.1. Right-of-Way Acquisition
Completed in a previous Amendment.
Task 10. Construction Management
Subtask 10.1. Construction Support
Completed as part of Amendment 3.
Subtask 10.4. Road 103 Construction Support
Subtask 10.1 – Construction Support
The Consultant will provide construction management support as requested by the City. Work is anticipated to
include some or all of the following. As the actual level of support is unknown 200 hours of Apex support and 24
hours of Kittleson support have been budgeted to support the City on a requested basis.
Preconstruction and Kickoff Meetings
1) Apex will attend the preconstruction conference (PreCon). Apex will attend and take meeting notes.
Assumptions:
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1) Coordination and pre-construction meetings will be attended by the Apex construction services engineer
and design engineer as requested.
Utility Coordination
Consultant will support the coordination of project timelines, design modifications, and relocations with utility
companies to minimize impacts to the project schedule (assumes four utility coordination meetings)
Assumptions:
• JUT will be coordinated by the contractor for utility relocations.
• Apex will Coordinate designs for protection of existing utilities during construction.
Deliverables:
• Review and comment on utility relocation plans.
QA/QC Construction Surveying
As requested, Apex will provide quality assurance / quality control (QA/QC) construction survey for the project
when asked for by the City and the following is a list of items, but not limited to:
1) Project control perpetuation
2) Structural survey
3) Joint Utility Trench (every 50’)
4) Curb line
5) Roadway grading
6) ADA compliance
7) Utility structures
Assumptions:
1) 48 hours’ notice is required prior to each request.
On-Site Meetings
As requested, Apex will attend on-site project progress and utility coordination meetings. Other specific pre-
work meetings may include the following (based on need during construction or City or Contractor request):
traffic control/staging, construction surveying, HMA paving, and striping. Apex will take meeting notes for each
meeting attended. Generally, PBS’ Construction Engineer or Project Assistant, Apex Inspector, and Contractor
will attend. Progress meetings will be used to promote effective communication between the City, PBS,
Contractor, and other project stakeholders.
Deliverables:
1) Construction meeting notes provided to the City.
Material Submittals
As requested, Apex will assist the City in the review of material submittals (Manufacturer’s Certificates of
Compliance, Certificates of Material Origin, cut sheets, Qualified Product List sheets, etc.), construction
sequence schedules, shop drawings, and other items required from the Contractor to ensure compliance with
contract requirements.
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Apex may review the following submittals, including but not limited to: material-specific submittals, HMA and
concrete mix designs, illumination materials, landscape items, and others required by construction contract
specifications.
Deliverables:
1) Record of materials (based on information provided to APEX)
2) Copies of approved material submittals.
3) Copies of written communications with the Contractor.
Response to Questions and Change Orders
Apex will assist the City in response to requests for information (RFI) and response for clarifications (RFC) by the
Contractor and provide supplemental information as needed to maintain the progress of the work. If field
adjustments are required, as a result of a change in conditions or a desired change by the City, Apex will
prepare necessary change order documents and plan revisions for approval by City staff..
PBS’ duties will include the following:
1) Assisting the City with addressing construction questions and Request for Information (RFI) from the
Contractor.
2) Assisting the City with processing Request for Clarification (RFC) from the Contractor.
3) Assisting the City with preparing field directives and change orders and provide these to the City for
approval and issuance to the Contractor.
Exclusions: Approval of change order paperwork to Contractor.
Deliverables:
1) Copies of RFIs to the City staff
2) Copies of RFCs to the City staff
3) Plan sheets for design changes
Site Visits
PBS’ Construction Engineer will perform site visits as necessitated by concerns or issues arising from
construction, or when requested by the City.
As-Builts
Apex will assist and support the Final Plans that will be revised to conform to construction record drawings from
information supplied by the Contractor, and as reviewed by the City Construction Management team. The As-
builts will be submitted to the City both a PDF and an electronic data format consistent with CoP GIS
requirements.
PBS’ duties may include the following:
1) Apex will assist in the review Construction Record Drawings provided by the Contractor.
2) Apex will assist in the collection of As-Built Survey information for underground utilities (storm sewer,
sanitary sewer) and above ground water features (meters and hydrants).
3) Apex will assist in the submittal of draft As-Built Drawings for City review.
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4) Apex will assist in the revision of the As-Built drawings based on City comments and submit final As-Built
drawings for approval.
Deliverables:
1) Reviewed Construction Record Drawings.
Task 11. DKS Traffic Support
Subtask 11.1. Signal Timing Coordination
Completed as part of Amendment 4.
Subtask 11.2. Traffic Design & Construction Support
Completed as part of Amendment 4.
Subtask 11.3. Signal Timing Analysis and Coordination Plans
DKS will develop weekday AM, PM, and Midday traffic volumes estimates for 2026 for the following
signalized intersections:
• Broadmoor / Burns
• Broadmoor / Buckingham
• Broadmoor / Pedestrian Signal at Delta School
• Broadmoor / Sandifur
• Road 103 / Sandifur
• Road 105 / Sandifur
DKS will incorporate the three estimated volume sets into the Synchro 12 software to develop AM,
PM, and non-peak hour coordination plans. As commercial development along Broadmoor
Boulevard is still limited, no weekend or holiday specific coordination plans will be developed at this
time. DKS will provide the City with spreadsheets of the coordination plan timing inputs (offsets,
splits, Max2 times if necessary), along with a short memorandum describing the desired operations
at the intersections.
Deliverables:
• Short memorandum (5 pages or less) describing the intended signal operations at each of the
six intersections.
• Signal Timing inputs for the following intersections, provided in spreadsheet format
o Broadmoor / Buckingham
o Broadmoor / Pedestrian Signal at Delta School
o Road 103 / Sandifur
o Road 105 / Sandifur
• AM, PM, and Off-Peak Coordination Timing inputs for the following intersections, provided in
spreadsheet format
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o Broadmoor / Burns
o Broadmoor / Buckingham
o Broadmoor / Pedestrian Signal at Delta School
o Broadmoor / Sandifur
o Road 103 / Sandifur
o Road 105 / Sandifur
Assumptions:
Weekend timing will follow the off-peak coordination plan. No new traffic counts will be collected
for this task as the analysis volumes will be derived from a combination of prior counts and
Citywide Travel Demand Model data. Traffic analysis will be conducted in Synchro.
Subtask 11.4. Road 103 - Signal Timing Implementation Support
DKS will send one staff person to Pasco to support the implementation of the new coordinated
signal timing plans. In collaboration with the signal vendor, the contractor, and the City signals
technician, DKS will observe signal operations of the new plan over two days. DKS will review
operational findings after the first day and will suggest timing adjustments (if needed) for
implementation and observation on the second day. The signal vendor shall provide direct signal
timing inputs to the controllers.
Deliverables:
• Two-days of in-person observation of the signal timing implementation, and as needed revisions
to the signal coordination plans based on these observations.
Assumptions:
The signal vendor will be in the field alongside DKS during the timing implementation and will be
responsible for inputting the timings into the controllers. The coordination implementation of five of
the signals (except for the pedestrian signal at Delta High School) will occur during the DKS field
support. DKS only assumes one in-person, two-day implementation trip to Pasco to support this
task.
Subtask 11.5. Road 103 – Traffic Analysis
DKS will update the citywide travel demand model to reflect the latest land use assumptions for
lots 4, 5, 6, 10, 11, 12, 13, 29, and 30. DKS will then analyze the mid (10-year) and long-term
(20-year) traffic operations on Road 103, both at Sandifur Pkwy and at Harris Road. The traffic
analysis will be performed in Synchro/SimTraffic and will include queuing analysis to size the turn
bays on Road 103. The analysis will include AM, PM, and weekend peak hours.
Deliverables:
• Short memorandum summarizing traffic analysis findings and design recommendations for Road
103
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• Coordination meeting (in-person) with City of Pasco public works and CED staff to discuss land
use assumptions for the areas directly impacting Road 103
Assumptions:
Attendance at one in-person meetings coordination meeting is assumed along with the associated
travel expenses. All traffic analysis will be focused primarily on the AM, PM, and weekend peak
hours and will incorporate previously collected traffic counts provided by the City.
Subtask 11.6. Traffic Design & Construction Support
DKS will perform the following services up to the agreed upon task fee upon request by the City of
Pasco to support the Road 103 TIF project through construction:
• Traffic Design review of signal, signing, and striping plans during the Road 103 PS&E
• Traffic Design review of Road 103 amendments and RFI responses during construction of the
Broadmoor Area TIF projects
Deliverables:
• Red-lined comments on PS&E sheets and documents for Road 103
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TOTAL TOTAL TOTAL TOTAL TOTAL ORIGIONAL TOTAL
PBS Traffic Traffic ROW SUB
AMENDMENT #5
BUDGET
AMENDMENT #4
BUDGET AMENDMENT #3 BUDGET AMENDMENT #2 BUDGET
AMENDMENT #1
BUDGET CONTRACT BUDGET
Task and Description Engineer VII Engineer VI Engineer V Engineer II
Sr.
Scientist/Plan
ner II Survey VI
Survey Crew
(2 Person) Admin II Expense TOTAL Kittelson DKS EPIC TOTAL AMOUNT AMOUNT AMOUNT AMOUNT AMOUNT AMOUNT
TASK 1 - PROJECT MANAGEMENT AND ADMINISTRATION 0.00 39,665.00 0.00 0.00 0.00 0.00 39,665.00 179,755.00 0.00 78,040.00 41,622.00 339,082.00
Subtask 1.1 - Contract Administration, Invoicing, and Progress Reports 9.00 16.00 3,885.00 0.00 0.00 0.00 0.00 3,885.00 8,250.00 $0.00 $1,000.00 2,560.00 $15,695.00
Subtask 1.2 - Meetings 40.00 8.00 8.00 8.00 16,180.00 0.00 0.00 0.00 0.00 16,180.00 44,625.00 $0.00 $34,290.00 16,202.00 $111,297.00
Subtask 1.3 - Management, Coordination and Direction 80.00 19,600.00 0.00 0.00 0.00 0.00 19,600.00 27,000.00 $0.00 $42,750.00 22,860.00 $112,210.00
Subtask 1.4 – Broadmoor Development Support 0.00 0.00 0.00 0.00 0.00 0.00 99,880.00 $0.00 $0.00 0.00 $99,880.00
TASK 2 - SURVEY 0.00 10,240.00 0.00 0.00 0.00 0.00 10,240.00 3,500.00 0.00 16,216.00 42,580.00 72,536.00
Subtask 2.1: Surveying and Base Map 0.00 0.00 0.00 0.00 0.00 0.00 0.00 $0.00 $0.00 42,580.00 $42,580.00
Subtask 2.2 - Right-of-Way Support 0.00 0.00 0.00 0.00 0.00 0.00 0.00 $0.00 $16,216.00 0.00 $16,216.00
Subtask 2.3 – Project 3 Right-of-Way Support 0.00 0.00 0.00 0.00 0.00 0.00 3,500.00 $0.00 $0.00 0.00 $3,500.00
Subtask 2.3 – Road 103- Survey Support 16.00 32.00 10,240.00 0.00 0.00 0.00 0.00 10,240.00 0.00 $0.00 $0.00 0.00 $10,240.00
TASK 3: GEOTECHNICAL ENGINEERING 0.00 0.00 0.00 0.00 0.00 0.00 0.00 22,880.00 0.00 0.00 34,340.00 57,220.00
Subtask 3.1 Geotechnical Engineering 0.00 0.00 0.00 0.00 0.00 0.00 0.00 $0.00 $0.00 34,340.00 $34,340.00
Subtask 3.2 – Project 3 Signal Geotechnical Services 0.00 0.00 0.00 0.00 0.00 0.00 22,880.00 $0.00 $0.00 0.00 $22,880.00
TASK 4: TRAFFIC ENGINEERING (KITTELSON PROJECT 2)0.00 0.00 60,720.00 0.00 0.00 60,720.00 60,720.00 222,908.00 0.00 162,135.00 0.00 445,763.00
Subtask 4.1 - Contract Administration, Invoicing, and Progress Reports 0.00 2,822.00 0.00 0.00 2,822.00 2,822.00 4,362.00 $0.00 $1,906.00 0.00 $9,090.00
Subtask 4.2 - Meetings 0.00 8,805.00 0.00 0.00 8,805.00 8,805.00 25,477.00 $0.00 $7,902.00 0.00 $42,184.00
Subtask 4.3 - Site Visit 0.00 4,831.00 0.00 0.00 4,831.00 4,831.00 0.00 $0.00 $11,075.00 0.00 $15,906.00
Subtask 4.4 – 60% Design (PS&E)0.00 0.00 0.00 0.00 0.00 0.00 0.00 $0.00 $54,024.00 0.00 $54,024.00
Subtask 4.5 – 90% Design (PS&E)0.00 0.00 0.00 0.00 0.00 0.00 0.00 $0.00 $33,237.00 0.00 $33,237.00
Subtask 4.6 – Final Design (PS&E)0.00 0.00 0.00 0.00 0.00 0.00 0.00 $0.00 $17,730.00 0.00 $17,730.00
Subtask 4.7 - QA/QC 0.00 0.00 0.00 0.00 0.00 0.00 0.00 $0.00 $36,261.00 0.00 $36,261.00
Subtask 4.8 – Project 3 Preliminary Roundabout Review 0.00 0.00 0.00 0.00 0.00 0.00 5,335.00 $0.00 $0.00 0.00 $5,335.00
Subtask 4.9 – Project 3 60% Design (PS&E)0.00 0.00 0.00 0.00 0.00 0.00 75,750.00 $0.00 $0.00 0.00 $75,750.00
Subtask 4.10 –Project 3 90% Design (PS&E)0.00 0.00 0.00 0.00 0.00 0.00 50,658.00 $0.00 $0.00 0.00 $50,658.00
Subtask 4.11 – Project 3 Final Design (PS&E)0.00 0.00 0.00 0.00 0.00 0.00 29,308.00 $0.00 $0.00 0.00 $29,308.00
Subtask 4.12 – Project 3 QA/QC 0.00 0.00 0.00 0.00 0.00 0.00 29,110.00 $0.00 $0.00 0.00 $29,110.00
Subtask 4.13 – Advertisement and Bidding Support 0.00 0.00 0.00 0.00 0.00 0.00 2,908.00 $0.00 $0.00 0.00 $2,908.00
Subtask 4.14. Road 103 60% Design (PS&E) (Kittelson)0.00 11,525.00 0.00 0.00 11,525.00 11,525.00 0.00 $0.00 $0.00 0.00 $11,525.00
Subtask 4.15. Road 103 90% Design (PS&E) (Kittelson)0.00 15,493.00 0.00 0.00 15,493.00 15,493.00 0.00 $0.00 $0.00 0.00 $15,493.00
Subtask 4.16. Road 103 Final Design (PS&E) (Kittelson)0.00 8,612.00 0.00 0.00 8,612.00 8,612.00 0.00 $0.00 $0.00 0.00 $8,612.00
Subtask 4.17. Road 103 QA/QC (Kittelson)0.00 7,020.00 0.00 0.00 7,020.00 7,020.00 0.00 $0.00 $0.00 0.00 $7,020.00
Subtask 4.18. Advertisement and Bidding Support (Kittelson)0.00 1,612.00 0.00 0.00 1,612.00 1,612.00 0.00 $0.00 $0.00 0.00 $1,612.00
TASK 5: ENVIRONMENTAL REVIEW AND DOCUMENTATION 0.00 $0.00
TASK 6: DESIGN ENGINEERING 196,200.00 0.00 0.00 0.00 0.00 196,200.00 349,280.00 30,000.00 627,220.00 112,710.00 1,315,410.00
Subtask 6.1: 30 Percent Design (Preliminary)0.00 0.00 0.00 0.00 0.00 0.00 0.00 $0.00 $0.00 112,710.00 $112,710.00
Subtask 6.2 – Project 1 - 90 Percent Design (PS&E)0.00 0.00 0.00 0.00 0.00 0.00 0.00 $0.00 $52,620.00 0.00 $52,620.00
Subtask 6.3 – Project 1 - Final Design (PS&E)0.00 0.00 0.00 0.00 0.00 0.00 0.00 $0.00 $55,500.00 0.00 $55,500.00
Subtask 6.4 – Project 2 – 60% Design (Plans and Estimate)0.00 0.00 0.00 0.00 0.00 0.00 0.00 $0.00 $153,540.00 0.00 $153,540.00
Subtask 6.5 – Project 2 – 90% Design (PS&E)0.00 0.00 0.00 0.00 0.00 0.00 0.00 $25,000.00 $153,540.00 0.00 $178,540.00
Subtask 6.6 – Project 2 – Final Design (PS&E)0.00 0.00 0.00 0.00 0.00 0.00 0.00 $5,000.00 $145,620.00 0.00 $150,620.00
Subtask 6.7 - QA/QC 0.00 0.00 0.00 0.00 0.00 0.00 0.00 $0.00 $66,400.00 0.00 $66,400.00
Subtask 6.8 – Project 3 – 60% Design (Plans and Estimate)0.00 0.00 0.00 0.00 0.00 0.00 95,900.00 $0.00 $0.00 0.00 $95,900.00
Subtask 6.9 – Project 3 – 90% Design (PS&E)0.00 0.00 0.00 0.00 0.00 0.00 170,000.00 $0.00 $0.00 0.00 $170,000.00
Subtask 6.10 – Project 3 – Final Design (PS&E)0.00 0.00 0.00 0.00 0.00 0.00 45,280.00 $0.00 $0.00 0.00 $45,280.00
Subtask 6.11 – Project 3 - QA/QC 0.00 0.00 0.00 0.00 0.00 0.00 38,100.00 $0.00 $0.00 0.00 $38,100.00
Subtask 6.12. Road 103—30% Design (Plans and Estimate)16.00 16.00 20.00 80.00 24,140.00 0.00 0.00 0.00 0.00 24,140.00 0.00 $0.00 $0.00 0.00 $24,140.00
Subtask 6.13. Road 103—60% Design (Plans and Estimate)16.00 32.00 110.00 220.00 8.00 68,490.00 0.00 0.00 0.00 0.00 68,490.00 0.00 $0.00 $0.00 0.00 $68,490.00
Subtask 6.14. Road 103 —90% Design (PS&E)16.00 32.00 90.00 160.00 54,110.00 0.00 0.00 0.00 0.00 54,110.00 0.00 $0.00 $0.00 0.00 $54,110.00
Subtask 6.15. Road 103—Final Design (PS&E)16.00 24.00 48.00 80.00 31,360.00 0.00 0.00 0.00 0.00 31,360.00 0.00 $0.00 $0.00 0.00 $31,360.00
Subtask 6.16. Road 103—QA/QC 20.00 60.00 18,100.00 0.00 0.00 0.00 0.00 18,100.00 0.00 $0.00 $0.00 0.00 $18,100.00
TASK 7: UTILITY COORDINATION 0.00 0.00 0.00 0.00 0.00 0.00 0.00 50,384.00 31,420.00 81,804.00
Subtask 7.1 Utility Coordination 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 $0.00 31,420.00 $31,420.00
Subtask 7.2 - Utility Meetings 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 $12,264.00 0.00 $12,264.00
Subtask 7.3 - Conflict Identification, Analysis and Recommended Resolution 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 $19,060.00 0.00 $19,060.00
Subtask 7.4 -Conflict Notification and Utility Relocations 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 $19,060.00 0.00 $19,060.00
TASK 8: PUBLIC INVOLVEMENT 0.00 $0.00
TASK 9: RIGHT OF WAY 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 23,666.00 0.00 23,666.00
Subtask 9.1 – Right of Way Acquisition 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 $23,666.00 0.00 $23,666.00
TASK 10: CONSTRUCTION MANAGEMENT 38,000.00 3,968.00 0.00 0.00 3,968.00 41,968.00 100,700.00 0.00 0.00 0.00 142,668.00
Subtask 10.1 – Construction Support 0.00 0.00 0.00 0.00 0.00 0.00 100,700.00 $0.00 $0.00 0.00 $100,700.00
Subtask 10.4 – Construction Support 40.00 20.00 40.00 100.00 38,000.00 3,968.00 0.00 0.00 3,968.00 41,968.00 $0.00 $0.00 0.00 $41,968.00
Task 11. DKS Traffic Support 0.00 0.00 46,910.00 0.00 46,910.00 46,910.00 0.00 0.00 0.00 0.00 46,910.00
Subtask 11.1. Signal Timing Coordination 0.00 0.00 0.00 0.00 0.00 0.00 0.00 $0.00 $0.00 0.00 $0.00
Subtask 11.2. Traffic Design & Construction Support 0.00 0.00 0.00 0.00 0.00 0.00 0.00 $0.00 $0.00 0.00 $0.00
Subtask 11.3 Signal Timing Analysis and Coordination Plans 0.00 0.00 17,445.00 0.00 17,445.00 17,445.00 0.00 $0.00 $0.00 0.00 $17,445.00
Subtask 11.4. Road 103 - Signal Timing Implementation Support 0.00 0.00 9,465.00 0.00 9,465.00 9,465.00 0.00 $0.00 $0.00 0.00 $9,465.00
Subtask 11.5. Road 103 – Traffic Analysis 0.00 0.00 15,085.00 0.00 15,085.00 15,085.00 0.00 $0.00 $0.00 0.00 $15,085.00
Subtask 11.6. Traffic Design & Construction Support 0.00 0.00 4,915.00 0.00 4,915.00 4,915.00 0.00 $0.00 $0.00 0.00 $4,915.00
Management Reserve 0.00 0.00 0.00 0.00 0.00 50,000.00 0.00 0.00 0.00 50,000.00
Management Reserve 0.00 0.00 0.00 0.00 50,000.00 $0.00 $0.00 0.00 $50,000.00
Reimbursable Expenses 0.00 0.00 0.00 0.00 0.00 $0.00 0.00 $0.00
Copies 0.00 0.00 0.00 0.00 0.00 0.00 0.00 $0.00 0.00 $0.00
Expenses 0.00 0.00 0.00 0.00 0.00 0.00 0.00 $0.00 0.00 $0.00
Travel 0.00 0.00 0.00 0.00 0.00 0.00 0.00 $0.00 0.00 $0.00
0.00
TOTAL HOURS 253.00 192.00 316.00 648.00 8.00 16.00 32.00 16.00
MAX HOURLY RATES 245.00 220.00 195.00 160.00 110.00 190.00 225.00 105.00
TOTAL DOLLARS 61,985.00$ 42,240.00$ 61,620.00$ 103,680.00$ 880.00$ 3,040.00$ 7,200.00$ 1,680.00$ -$ 284,105.00$ 64,688.00$ 46,910.00$ -$ 111,598.00$ 395,703.00$ $0.00 929,023.00$ 30,000.00$ 957,661.00$ 262,672.00$ 2,575,059.00$
Broadmoor TIF – Road 103 SUBCONSULTANTS
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Pasco City Council
March 09, 2026
Workshop
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Broadmoor TIF Design
Project –PSA Amendment
No. 6 with PBS An APEX
Company –Project #22377
March 09, 2026
Pasco City Council
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Broadmoor TIF Design Project –PSA Amendment No.
6 with PBS an Apex Company –Project # 22377
Project Amount Status
I-182 & Broadmoor Blvd Interchange Project
(Design & Construction)
$10,610,000.00 Design Consultant DKS Associates
Project Accepted 8/4/2025 Resolution 4627
Phase 1A (Rough Grading)$580,000.00 Project Accepted 7/17/2023 Resolution 4359
Phase 1B (Utility)$4,550,000.00 Project Accepted 2/3/2025 Resolution 4654
Broadmoor/Burns Intersection Project $2,560,000.00 Project Accepted 8/4/2025 Resolution 4628
Sandifur Pkwy/Broadmoor Blvd Intersection
Improvements Project
$4,110,000.00 In progress.
Sandifur Pkwy/Rd 108 Extension Project $7,230,000.00 In progress
Harris Road Realignment TBD In design
Design Consultant Service (APEX)$2,180,000.00 On-going, Amendment 1-5
Total Estimated Costs $31,820,000.00
Broadmoor TIF Funds $39,000,000.00 Not to exceed as defined in Ordinance No. 4720
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Broadmoor TIF Design Project –PSA Amendment No.
6 with PBS an Apex Company –Project # 22377
Site Work in Progress
Sandifur Pkwy
Rd 108 Harris Rd
Realignment
Broadmoor Blvd
Roadway Construction
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Broadmoor TIF Design Project – PSA Amendment No.
6 with PBS an Apex Company – Project # 22377
Summary of Professional Services Agreements (PSA) and Amendments
•Project management and administration duties
•Traffic engineering and civil engineering design services
•Construction support (as needed)
PBS Professional Services Agreement No. 22-025
Original PSA Amount $ 262,672.00
Amendments No. 1-5 $1,916,684.00
PSA Amendment No. 6 Amount
(proposed)
$ 395,703.00
Total Proposed Amended PSA Amount
(Includes Amendments No. 1-6)
$2,575,059.00
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Questions?
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Promote a high-quality of life through quality programs, services and
appropriate investment and re- investment in community
infrastructure.
City Council Goals
QUALITY OF LIFE
2024-2025
Enhance the long-term viability, value, and service levels of services
and programs.
FINANCIAL SUSTAINABILITY
Promote a highly functional multi-modal transportation system.
COMMUNITY TRANSPORTATION NETWORK
Implement targeted strategies to reduce crime through strategic
investments in infrastructure, staffing, and equipment.
COMMUNITY SAFETY
Promote and encourage economic vitality.
ECONOMIC VITALITY
Identify opportunities to enhance City of Pasco identity, cohesion,
and image.
CITY IDENTITY
Page 118 of 119
METAS DEL CONCEJO MUNICIPAL
2024-2025
Promover una alta calidad de vida a través de programas, servicios
y inversion apropiada y reinversión en la comunidad infraestructura
comunitaria.
CALIDAD DE VIDA
Promover viabilidad financiera a largo plazo, valor, y niveles de
calidad de los servicios y programas.
SOSTENIBIILIDAD FINANCIERA
Promover un sistema de transporte multimodal altamente funcional.
RED DE TRANSPORTE DE LA COMUNIDAD
Implementar estrategias específicas para reducir la delincuencia por
medios de inversiones estratégicas en infraestructura, personal y equipo.
SEGURIDAD DE NUESTRA COMUNIDAD
Promover y fomentar vitalidad económica.
VITALIDAD ECONOMICA
Identificar oportunidades para mejorar la identidad comunitaria, la
cohesión, y la imagen.
IDENTIDAD COMUNITARIA
Page 119 of 119