HomeMy WebLinkAbout2026.07.13 Council Workshop Packet
AGENDA
City Council Workshop Meeting
7:00 PM - Monday, July 13, 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 159 868 676 #.
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.
request. upon provided may service interpreter language be (Spanish
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. ITEMS FOR DISCUSSION WITH OPPORTUNITY FOR PUBLIC
COMMENT
Page 1 of 284
3 - 212 (a) Presentation - Overview of Broadmoor Master Plan for City
Council (10 minute staff presentation)
Informational Presentation
213 - 214 (b) Council Update – Electric-Assisted Bicycle Laws and Existing
City Code
215 - 233 (c) Resolution - Washington State Department of Transportation
(WSDOT) Detour Agreement (3 min)
234 - 245 (d) Resolution - Washington State University and the City of Pasco
for Research Footage Camera for of Use Body-Worn the
Purposes (5 min)
246 - 282 (e) Ordinance - R-15 and R-S-12 Frontage Improvement Code
Amendments
Staff requests that the City Council confirm the direction provided
during the April 13, 2026 workshop and consider the proposed code
amendments at a future public hearing, scheduled for July 20, 2026.
The attached draft ordinance would restore frontage improvement
exemptions within the R-15 (previously R-S-20) and R-S-12 zoning
districts while requiring right-of-way dedication, maintaining the City's
ability to require improvements identified through a Traffic Impact
Analysis, and establishing a recorded agreement regarding future
Local Improvement District (LID) participation.
6. MISCELLANEOUS COUNCIL DISCUSSION
7. EXECUTIVE SESSION
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)
Discussion with legal counsel about current or potential litigation per RCW
42.30.110(1)(i)
8. ADJOURNMENT
9. CLOSED SESSION
(a) Collective Bargaining Discussion
10. ADDITIONAL NOTES
283 - 284 (a) Adopted Council Goals (Reference Only)
Page 2 of 284
AGENDA REPORT
FOR: City Council May 14, 2026
TO: Harold Stewart, City Manager City Council Workshop
Meeting: 7/13/26
FROM: Haylie Matson, Director
Community & Economic Development
SUBJECT: Presentation - Overview of Broadmoor Master Plan for City Council (5
minute staff presentation)
I. ATTACHMENT(S):
Broadmoor Master Plan Map Folio
Broadmoor Master Plan
Broadmoor Overlay District PMC
Traffic Impact Analysis
PowerPoint Presentation
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
Informational Presentation
III. FISCAL IMPACT:
None
IV. HISTORY AND FACTS BRIEF:
Background:
The Broadmoor Master Plan serves as the City’s long-range vision for
coordinated growth and infrastructure planning in northwest Pasco and
establishes the framework for future residential, commercial, recreational, and
mixed-use development within approximately 1,240 acres.
What is the Broadmoor Master Plan:
The Broadmoor Master Plan is a long-range planning document adopted by the
City of Pasco on April 17, 2023, to guide the coordinated development of
approximately 1,240 acres in northwest Pasco. The planning area is generally
bounded by the Columbia River to the west, Broadmoor Boulevard to the east,
Interstate 182 to the south, and Burns Road to the north as shown in the
Broadmoor Master Plan Map Folio attached hereto.
Page 3 of 284
The Plan establishes a framework for orderly growth by coordinating land use,
transportation, utilities, parks, open space, housing, commercial development,
and public infrastructure. The Broadmoor area is envisioned as a master-
planned mixed-use community that supports residential neighborhoods,
employment opportunities, commercial services, recreational amenities, and
multimodal transportation connections while promoting walkability, economic
development, and quality community design.
As programmatic a completed City the of planning the part process,
Environmental Impact Statement (EIS) to evaluate anticipated growth and
development impacts within the planning area.
Broadmoor Master Plan when, why, and how:
The Broadmoor Master Plan serves as both an amendment to the City's
Comprehensive Plan and the foundation for the Broadmoor Overlay District.
Together, these documents guide future development and establish standards
for land use compatibility, site design, transportation connectivity, open space,
environmental protection, and overall community design within the Broadmoor
planning area.
The Plan was adopted to ensure that infrastructure improvements occur
alongside development and to avoid uncoordinated growth. Planned
improvements include roadway extensions, utility expansions, parks, trails,
pedestrian and bicycle connections, and transportation upgrades necessary to
support future residential and commercial development. Key transportation
projects identified within the planning area include the extension of Sandifur
Parkway, construction of Road 108, improvements to Broadmoor Boulevard,
and upgrades to the Interstate 182 interchange area.
As part of the planning process, the City completed a comprehensive Traffic
Impact Analysis (TIA) evaluating projected vehicle trips, roadway capacity,
intersection performance, and long-term transportation needs associated with
buildout of the Broadmoor area. Several transportation improvements identified
through City's the into incorporated the have process planning been
Transportation Improvement Program (TIP) and are anticipated to be funded,
in part, through transportation impact fees and other infrastructure funding
mechanisms, including Tax Increment Financing (TIF).
Development proposals within the Broadmoor planning area are reviewed for
consistency with the Broadmoor Master Plan, Broadmoor Overlay District, and
applicable provisions of the Pasco Municipal Code. Certain commercial, open
space, and multi-unit residential developments are subject to enhanced site
plan review requirements to ensure development remains consistent with the
long-term vision, planning principles, and design objectives established for the
Broadmoor area.
Page 4 of 284
Projects Since Adoption:
Prior to discussing projects submitted following adoption of the Broadmoor
Master Plan, it is important to note that three major projects were approved
before adoption of the Plan. The first project was Solstice, a 306-unit single-
family detached residential subdivision. The second was Affinity and Hydro at
Broadmoor, a Planned Unit Development consisting of a 426-unit apartment
complex divided across two parcels, including approximately 170 senior
housing units and the remaining units as a traditional apartment complex. The
third project was The Dunes, a 222-unit single-family detached residential
subdivision.
Another Planned Unit Development, approved the same day the Broadmoor
Master Plan was adopted, was Columbia Shores PUD. This project primarily
consists of single-family attached housing products, generally five- to six-unit
attached buildings, with a limited number of single-family detached homes
proposed along the river frontage. The proposal includes a total of 484
residential units.
Since adoption of the Broadmoor Master Plan, multiple discussions and pre-
application meetings have occurred with applicants; however, only a limited
number of formal applications have been submitted to date. These include the
proposed Pasco Aquatics Center, as well as two preliminary plat applications:
The Grove, a 103-lot residential subdivision, and Desert Bloom, a 122-lot
single-family detached residential subdivision.
Combined, these projects encompass approximately 292.87 acres,
representing roughly 24 percent of the total Broadmoor planning area.
It is also important to note that a significant portion of the Broadmoor area
remains designated for Mixed-Use and Commercial development. In addition,
approximately 187 acres within the planning area consist of a reclamation site
previously utilized for gravel mining operations. Although the mining permit was
expected to expire last year following the conclusion of mining activities,
reclamation of the site may take several years to complete. A special permit for
Parcel No. 126160118 was approved on March 14, 2024, allowing the
continuation of existing industrial uses under current industrial regulations
through 2035, after which the land use designation is anticipated to transition to
Medium Density Residential.
Upcoming Changes:
While the City is currently undertaking a Unified Development Code (UDC)
update, staff anticipates that the Broadmoor area will largely remain outside the
scope of broader citywide amendments due to its unique planning framework
and adopted Master Plan. Since adoption of the Broadmoor Master Plan,
approximately 24 percent of the planning area has become associated with
Page 5 of 284
approved or proposed residential development. In contrast, much of the Mixed-
Use and Commercial designated land remains undeveloped, with the Pasco
Aquatics Center representing the only active development within the Mixed-
Use designation, accounting for approximately one percent of the designated
area. As development continues, staff’s intent is to preserve the original vision
of the Broadmoor Master Plan while improving clarity and predictability within
the Overlay District regulations.
Anticipated future code amendments next year are expected to focus primarily
on improving usability and clarification of existing standards. Potential updates
may include review of zones (outlined more below), height increases, parking
revisions, clarifying street tree placement requirements and refining Mixed-Use
development standards to better explain how mixed-use projects are intended
to function, including how required land use percentages are calculated and
distributed.
Additional zoning-related discussions are also anticipated as part of future
planning efforts within Broadmoor. For example, portions of the central
Broadmoor area currently zoned R-T may no longer align with the intended
long-term land use pattern for the area. At this time, staff anticipates leaving
the reclamation area out of broader zoning discussions until additional study
and coordination with the Washington State Department of Natural Resources
is completed.
Future zoning amendments may also reflect recent state legislation allowing
increased residential density, including provisions permitting approximately four
to six units per lot in certain circumstances. Concepts currently being explored
through the UDC update process include creation of a “Neighborhood
directly regulated residential density designation, zoning Residential” with
through zoning classifications rather than solely through land use designations
as currently reflected in the Pasco Municipal Code.
Additional discussions may also occur regarding neighborhood park and open
space requirements within Broadmoor. Under current regulations, parks are
generally only required when developments meet minimum acreage
thresholds, often resulting in developers paying park impact fees in lieu of
providing on-site recreational space. As development continues and residential
densities increase, the City may consider opportunities to encourage or require
smaller neighborhood amenities, such as pocket parks, plazas, or community
gathering opportunities recreational accessible to provide spaces, more
throughout the area.
Overall, staff anticipates continued opportunities to refine and improve the
Broadmoor Overlay District regulations. These efforts are intended to establish
clearer while and more user-friendly development standards maintaining
consistency with the overall planning objectives established for Broadmoor.
Page 6 of 284
V. DISCUSSION:
Recommendation:
This workshop is intended to be informational for the City Council. The City
Council is encouraged to ask questions or discuss topics related to the
Broadmoor Master Plan.
Page 7 of 284
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Broadmoor
Master Plan and
Development
Regulations
City of Pasco
March, 2023
Prepared by Oneza & Associates
In partnership with White Bluffs Consulting
Page 19 of 284
Broadmoor Master Plan and Development Regulations Page i
Acknowledgements
City Council
Blanche Barajas, Mayor
Craig Maloney, Mayor Pro Tem
Joseph Campos
Pete Serrano
Daved Milne
Zahra Roach (At-Large)
Irving Brown
Planning Commission
Jerry Cochran, Chair
Paul Mendez, Vice Chair
Kim Lehrman
Abel Campos
Rachel Teel
Jay Hendler
Rosa Torres
Dana Crutchfield
City Staff
Adam Lincoln, Interim City Manager
Rick White, Community and Economic Development Director
Jacob Gonzalez, Planning Manager
Jessica Brackin, Long-range Planning Coordinator
Jon Padvorac, City Engineer
Steve Worley, Public Works Director
Maria Serra, Public Works Deputy Director of Engineering
Page 20 of 284
Broadmoor Master Plan and Development Regulations Page ii
Table of Contents
1 Background and Existing Conditions ........................................................................................ 6
1.1 Introduction .................................................................................................................... 7
1.1.1 Purpose of the Plan ................................................................................................... 7
1.1.2 Location and Context ................................................................................................ 7
1.2 Existing Conditions .......................................................................................................... 8
1.2.1 Existing Land Uses .................................................................................................... 8
1.2.2 Comprehensive Plan Land Use and Zoning ................................................................. 9
1.2.3 Zoning .................................................................................................................... 11
1.2.4 Topography and Storm Drainage ............................................................................. 11
1.2.5 Ownership .............................................................................................................. 12
1.2.6 Access and Circulation ............................................................................................ 13
1.2.7 Infrastructure ......................................................................................................... 13
1.2.8 Parks and Open Space ............................................................................................. 15
1.2.9 Wildlife and Habitats .............................................................................................. 15
1.3 Assets and Constraints ................................................................................................... 17
1.3.1 Assets and Opportunities ......................................................................................... 17
1.3.2 Constraints .............................................................................................................. 17
2 Broadmoor Vision and Plan ................................................................................................... 19
2.1 Planning Vision .............................................................................................................. 20
2.1.1 Planning principles .................................................................................................. 20
2.2 Plan Elements ............................................................................................................... 21
2.2.1 Land Use ................................................................................................................ 21
2.2.2 Community Centers and Corridors .......................................................................... 25
2.2.3 Access and Circulation ............................................................................................ 26
2.2.4 Infrastructure ......................................................................................................... 29
2.2.5 Wildlife and Habitats, Parks and Open Space ........................................................... 31
2.2.6 Storm Drainage ....................................................................................................... 35
3 Development Standards ........................................................................................................ 36
3.1 Purpose and Applicability ...............................................................................................37
3.2 Urban Blocks ..................................................................................................................37
3.2.1 Intent ......................................................................................................................37
3.2.2 Block Standards ...................................................................................................... 38
3.2.3 Circulation and Connectivity ................................................................................... 40
3.2.4 Signage and Lighting ............................................................................................... 44
3.3 Building Types and Standards ........................................................................................ 45
3.3.1 Intent ..................................................................................................................... 45
3.3.2 Residential Building Types ....................................................................................... 45
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3.3.3 Mixed, Commercial, and Civic Building Types ........................................................... 48
3.4 Development Standards by Land Use ............................................................................. 52
3.4.1 Permitted Land Uses ............................................................................................... 52
3.4.2 Medium Density Residential ................................................................................... 57
3.4.3 Mixed Residential and Commercial ......................................................................... 63
3.4.4 Commercial ........................................................................................................... 70
3.4.5 Open Space .............................................................................................................73
3.4.6 Reclamation ........................................................................................................... 75
3.5 Standards Applicable to Community Centers and Corridors ............................................ 76
3.5.1 Intent ..................................................................................................................... 76
3.5.2 Gateway Center ....................................................................................................... 77
3.5.3 Mixed-use Center .................................................................................................... 77
3.5.4 Waterfront Neighborhood Center ........................................................................... 78
3.5.5 Street Corridors ...................................................................................................... 78
3.6 Street Environment and Public Realm ............................................................................ 79
3.6.1 Intent ..................................................................................................................... 79
3.6.2 Standards ............................................................................................................... 79
3.7 Parking Standards ......................................................................................................... 88
3.7.1 standards for Residential Developments ................................................................. 88
3.7.2 Standards for mixed-use and Non-residential Developments ................................... 88
3.7.3 Parking Reductions ................................................................................................. 91
3.8 Landscaping Standards .................................................................................................. 94
3.8.1 General standards .................................................................................................. 94
3.8.2 Street frontage ....................................................................................................... 94
3.8.3 Parking lot landscaping and buffers ......................................................................... 94
3.9 Environmental Protection .............................................................................................. 96
3.9.1 Standards ............................................................................................................... 96
4 Cost Estimate ........................................................................................................................ 97
4.1 Key Improvements ........................................................................................................ 97
5 Implementation .................................................................................................................. 100
5.1 Partnership .................................................................................................................. 101
5.2 Financing ..................................................................................................................... 101
5.2.1 Tax Increment Financing ........................................................................................ 101
5.3 Phased Development .................................................................................................. 102
5.4 Development Regulations ............................................................................................ 102
5.5 Permit Process ............................................................................................................ 102
5.5.1 Site Plan Review Process ....................................................................................... 102
5.5.2 Mixed use project review process ......................................................................... 105
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5.6 Monitoring of the Plan ................................................................................................ 106
6 Definitions ........................................................................................................................... 107
7 References ......................................................................................................................... 108
LIST OF FIGURES
Figure 1-1: Broadmoor Area and Vicinity ............................................................................................ 8
Figure 1-2: Current Land Uses ............................................................................................................. 8
Figure 1-3: Existing Comprehensive Plan Land Use ........................................................................... 10
Figure 1-4: Topography ..................................................................................................................... 12
Figure 1-5: Land Ownership .............................................................................................................. 12
Figure 1-6: Water Infrastructure ....................................................................................................... 14
Figure 1-7: Pasco Sewer Plan Addendum .......................................................................................... 14
Figure 1-8: Priority Habitats and Species ........................................................................................... 16
Figure 2-1: Proposed Land Use in Broadmoor ................................................................................... 22
Figure 2-2: Centers and Corridors in Broadmoor ............................................................................... 25
Figure 2-3: Proposed Major Road Network ....................................................................................... 27
Figure 2-4: Proposed Enhanced Bike Network .................................................................................. 28
Figure 2-5: Freight Transportation Route .......................................................................................... 29
Figure 2-6: Major Water Infrastructure ............................................................................................. 30
Figure 2-7: Major Sewer Infrastructure (proposed)........................................................................... 31
Figure 2-8: Parks and Trail (proposed) .............................................................................................. 33
Figure 2-9: Parks, Trails, and Open Space (proposed) ....................................................................... 34
Figure 2-10: Parks, Trails, and Open Space with Proposed Land Use ................................................ 35
Figure 3-1: Block and Circulation ....................................................................................................... 38
Figure 3-2: Residential Blocks ............................................................................................................ 39
Figure 3-3: Block Length Exception ................................................................................................... 39
Figure 3-4: Mid-block Pedestrian Connections .................................................................................. 40
Figure 3-5: Interconnected Street Layout in Grid (Orthogonal) and Curvilinear Pattern ................... 41
Figure 3-6: Circulation in Mixed-use Developments .......................................................................... 43
Figure 3-7: Pedestrian Scale Wayfinding Signage .............................................................................. 44
Figure 3-8: Single-family Detached Housing ...................................................................................... 46
Figure 3-9: Single-family Attached Housing ....................................................................................... 47
Figure 3-10: Multiple-family Housing Types ...................................................................................... 48
Figure 3-11: Various Mixed-use Buildings and Layouts ..................................................................... 49
Figure 3-12: Commercial Buildings .................................................................................................... 50
Figure 3-13: Civic Buildings ................................................................................................................ 51
Figure 3-14: Mixed Residential and Commercial Land Use Area ....................................................... 53
Figure 3-15: Driveway Options .......................................................................................................... 58
Figure 3-16: Setbacks and Driveway Standards by Building Types .................................................... 61
Figure 3-17: Horizotal and Vertical Mix of Uses ................................................................................ 63
Figure 3-18: Ground Floor Retail and Upper Level Step Back ............................................................ 65
Figure 3-19: Integrated Mixed-use Development .............................................................................. 67
Figure 3-20: Compatible Building Design ........................................................................................... 67
Figure 3-21: Buildings Close to the Street ......................................................................................... 68
Figure 3-22: Building Placement with Plazas and Courtyards ............................................................ 69
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Figure 3-23: Treatment of Street Corner with Plazas and Outdoor SEAting ...................................... 69
Figure 3-24: façade Modulation ........................................................................................................ 71
Figure 3-25: Open Spaces within Residential Developments ............................................................. 75
Figure 3-26: Broadmoor Community Centers and Corridor Overlay ................................................. 76
Figure 3-27: Building Accessed from the Corner ............................................................................... 77
Figure 3-28: Active Street Environment with Outdoor Seating and Walking ..................................... 79
Figure 3-29: Non-residential Mid-block Connection .......................................................................... 80
Figure 3-30: Principal Arterial Street Standards ................................................................................ 82
Figure 3-31: Minor Arterial Street Standards .................................................................................... 83
Figure 3-32: Collector Street Standards ............................................................................................. 84
Figure 3-33: Neighborhood Collector Street Standards ..................................................................... 85
Figure 3-34: Local Street Standards ................................................................................................... 86
Figure 3-35: Multi-use Pathway ........................................................................................................ 87
Figure 3-36: Parking Behind the Building in Mixed-residential and Commercial Land Use ................ 89
Figure 3-37: Parking Lot Screened with Landscaping and Artwork .................................................... 90
LIST OF TABLES
Table 1-1: Comprehensive Plan Land Uses (Existing)......................................................................... 10
Table 1-2: Priority Species ................................................................................................................. 16
Table 2-1: Land Uses in the Broadmoor Area .................................................................................... 23
Table 2-2: Parks and Open Space Required in the Broadmoor Area .................................................. 32
Table 3-1: Land Use and Zoning ........................................................................................................ 37
Table 3-2: Block Dimensions and Street Connectivity Standards ....................................................... 39
Table 3-3: Facility Spacing Standards ................................................................................................ 41
Table 3-4: Access Management Standards ........................................................................................ 43
Table 3-5: Residential Uses ............................................................................................................... 53
Table 3-6: Commercial and Office Uses ............................................................................................. 54
Table 3-7: Civic Uses .......................................................................................................................... 54
Table 3-8: Other Uses ........................................................................................................................ 55
Table 3-9: Prohibited Uses ................................................................................................................ 55
Table 3-10: Lot Size in Zoning Districts .............................................................................................. 57
Table 3-11: Building Setbacks ............................................................................................................ 60
Table 3-12: Open Space Standards .................................................................................................... 74
Table 3-13: Parking Standards in Mixed Residential and Commercial Land Use ................................ 91
Table 4-1: Cost Estimate .................................................................................................................... 98
LIST OF APPENDICES
Appendix A: Environmental Impact Statement
Photo sources: City of Pasco, Oneza & Associates, Google Inc.
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1 BACKGROUND AND EXISTING
CONDITIONS
You will find in this Section:
▪ Introduction
▪ Existing conditions such as existing land use, zoning,
topography, ownership, access, parks and open space, wildlife
and habitats
▪ Assets and Constraints
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1.1 INTRODUCTION
1.1.1 PURPOSE OF THE PLAN
The City of Pasco has been experiencing rapid growth over the last two decades. The population of
the City has grown from 32,066 in 2000 to 59,781 in 2010. According to the Office of Financial
Management estimate, the 2022 population of Pasco is 80,180. This is a 34% increase from its
population in 2010. According to the Office of Financial Management estimates, the City’s
population is estimated to reach 121,828 in 2038. This will be a 52% increase from the City’s 2022
population. With its growth, the City needs to provide adequate housing, jobs, infrastructure, and
amenities for its future residents. The Broadmoor area is expected to hold a major share of the
City’s future growth in its approximately 1,240 acres of underutilized and vacant land. The purpose
of the Broadmoor Master Plan is to provide a framework for the coordinated and long-term
development in this area. It also provides guidelines for regulatory compliance for developments.
The Broadmoor area is intended to develop as a master-planned mixed-use pedestrian-friendly
community with a variety of jobs and housing
opportunities to meet the needs of the residents. The
Broadmoor Area Master Plan (the Plan) will integrate
the built and natural environments in a way that
protects the environment yet provides amenities the
community needs such as parks, shops, and schools.
The purpose of the plan is to:
• Create a community with a mix of complementary developments
• Adjust current land use of the Broadmoor area to accommodate higher density mixed-use,
commercial, non-residential, and residential developments to accommodate the City’s
future growth
• Provide adequate public facilities and infrastructure for the area to be developed
• Re-allocate open space locations based on recent changes in irrigation water management
and an area-wide mitigation strategy for shrub-steppe habitat
• Provide a reliable transportation system that allows for a variety of mobility options for
both motorized and non-motorized users
• Provide necessary preservation and mitigation for the natural environment and habitat areas
1.1.2 LOCATION AND CONTEXT
The area is located at the northwest side of Pasco, bounded by the Columbia River to the west,
Broadmoor Boulevard to the east, and Interstate 182 (I-182) to the south. It is located more or less
in the geographic center of the Tri-Cities region. Figure 1-1 shows the area and the vicinity.
… accommodate higher density
mixed-use, commercial, non-
residential, and residential
developments to accommodate
the City’s future growth.
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FIGURE 1-1: BROADMOOR AREA AND VICINITY
1.2 EXISTING CONDITIONS
This section describes existing conditions of the Broadmoor area in terms of land use, zoning,
ownership, topography, infrastructure, environmental conditions etc. Existing condition analysis in
this section is updated as of December 12, 2022.
1.2.1 EXISTING LAND USES
The Broadmoor area is mostly undeveloped. A small portion of this area is used for agricultural
activities by multiple owners. Approximately 250 acres are already in the process of various housing
developments (Affinity & Hydro Broadmoor Apartments, Solstice, Dunes, and Columbia Shores).
FIGURE 1-2: CURRENT LAND USES
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About 300 acres are devoted to mineral extraction (Central Pre-Mix). Approximately 58 acres of
land is owned by the U.S. Army Corps of Engineers in the Columbia River shoreline and is
designated Open Space. Approximately 800 acres are currently vacant, undeveloped, or used by
small family farms. The area north of Burns Road outside the Broadmoor area is being developed
with newer residential subdivisions. The City has been experiencing an ongoing development
interest from the development community on the vacant areas.
Recent changes in irrigation water management leave the previous tailwater pond unused. The
Central Pre-Mix operates under special permits that include approximately 300 acres of land for
sand/gravel extraction, rock crushing, concrete processing, concrete batch plant operations, hot
mix asphalt plant operations, and other related activities. The mining permit is expected to expire in
2025 without renewal.
The vacant lands abutting Broadmoor Boulevard to the west have been used by Outdoor
Recreational Vehicle (ORV) enthusiasts for four-wheeling and dirt biking for decades. The natural
environment in this portion of the Broadmoor area has been severely degraded by such activities.
The area abutting the Columbia River, west of Shoreline Road, is identified as natural resources area
owned by the U.S. Army Corps of Engineers. Figure 1-2 indicates current and ongoing land uses as
of the end of the year 2022.
1.2.2 COMPREHENSIVE PLAN LAND USE AND ZONING
The existing Comprehensive Plan land use for the Broadmoor area currently has a mix of medium to
medium-high-density residential land uses throughout the area, with commercial designations
along Harris Road and mixed-use and office designations along Broadmoor Boulevard, Sandifur
Parkway, and Burns Road. Mixed land use is also designated on the west side of the Broadmoor
area abutting the Shoreline Road. Open space areas are located along historical irrigation drainage
areas, even though this drainage has recently been re-routed to the Columbia River. Recent
developments and approved plans will result in significantly reduced densities and non-
conformance with the current medium density land uses.
Figure 1-3 indicates land use within the site and vicinity. Table 1-1 indicates land use acreages in the
area.
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FIGURE 1-3: EXISTING COMPREHENSIVE PLAN LAND USE
TABLE 1-1: COMPREHENSIVE PLAN LAND USES (EXISTING)
Comprehensive Plan Land Use Area (Acres) Percent
Medium Density Residential 549 44%
Medium - High Density Residential 201 16%
Office 67 5%
Commercial 50 4%
Mixed-Use Neighborhood 76 6%
Mixed-Use Regional 139 11%
Open Space 159 13%
Total 1,240 100%
*Land use does not include rights-of-way (based on parcel geometry).
Low Density Residential: Although the land use does not include low density residential, an
approved low density residential development (Solstice) will be developed in the Broadmoor area
at a density of 2 to 5 dwelling units per acre.
Medium Density Residential: This allows single-family homes, townhouses, apartments, and
condominiums at a density of 6 to 20 dwelling units per acre.
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Medium High Density Residential: This allows single-family patio homes, townhouses, apartments,
and condominiums at a density of 8 to 15 dwelling units per acre.
Office: This allows professional office and personal services, resource centers, etc.
Commercial: This land use includes neighborhood, community, and regional shopping and specialty
centers, business parks, service, and office uses.
Mixed-Use Neighborhood: This allows townhouses, multi-family developments, neighborhood
grocers/markets and drug stores, vertically integrated buildings, live-work spaces, and other
neighborhood scale offices and uses.
Mixed-Use Regional: This allows general retail operations and shops, grocery stores, residential
above commercial/office, high-density residential, dining, entertainment uses, etc.
Open Space: Development other than parks, trails, and recreational areas will be severely
restricted.
1.2.3 ZONING
The Broadmoor area is currently zoned R-T (Residential Transition), C-1 (Retail Business), R-1/PUD
(Low Density Residential Planned Unit Development), and R-3 (Medium Density Residential). The
R-T zone is generally applied as a holding zone for areas that lack necessary urban utility services. As
utilities become available, lands zoned R-T can then be transitioned (through the rezone process) to
a zoning classification in conformance with Comprehensive Plan designations for the affected lands.
1.2.4 TOPOGRAPHY AND STORM DRAINAGE
The topological features at the Broadmoor area include dunes, gradually sloping or flat agricultural
areas and residential development, man-made below-water table depressions at the American Rock
Products (ARP) facility, and a steep sloped hillside, running north-south, located north of Burns
Road outside of the Broadmoor area.
The City’s stormwater runoff system works through a system of catch basins, infiltration galleries,
collection ponds, on-site collection and dissipation systems, and grassy swales along roadways. The
Broadmoor area currently does not have a storm drainage system in place in the undeveloped
areas. Figure 1-4 indicates existing topography of the area.
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FIGURE 1-4: TOPOGRAPHY
1.2.5 OWNERSHIP
Land in this area is mostly under private ownership. There are five large parcels with parcel sizes
more than 100 acres. Pasco School District owns approximately 74 acres of land north of this area.
Figure 1-5 shows ownership of the area as of 2021. Most of the large parcel owners have expressed
interest for a planned development of the area.
FIGURE 1-5: LAND OWNERSHIP
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1.2.6 ACCESS AND CIRCULATION
The I-182/Road 100 (Broadmoor Boulevard) Interchange is located directly southeast of the
Broadmoor area. This interchange provides a convenient connection point to all areas within the
Tri-Cities and is one of the few main connections between Pasco and I-182. The interchange was
upgraded in 2009 with the addition of two new ramps to facilitate easier access to the freeway
from Broadmoor Boulevard.
City and County streets are located on the periphery of the Broadmoor area only. Broadmoor
Boulevard is located to the east, Harris Road is to the south, Shoreline Road is to the west, and
Burns Road is to the north. Dent Road and Kohler Road extend to the northern boundary of the
Broadmoor area intersecting Burns Road. Burns Road runs east west and extends beyond the
boundary of the Broadmoor area. Sandifur Parkway from the east ends at Broadmoor Boulevard.
Except for Broadmoor Boulevard, all roads within the area have two lanes. This area lacks adequate
internal circulation, in terms of north-south connection between Burns Road and Harris Road, and
east-west connection between Broadmoor Boulevard and Shoreline Road.
1.2.7 INFRASTRUCTURE
As discussed previously, the Broadmoor area currently does not have adequate infrastructure
available to serve the area. The new subdivisions south of Burns Road (Solstice), and the planned
unit development (Columbia Shores) south of Harris Road, are served by the City’s water system
and soon will be served by the City’s sewer system. Proposed developments are extending service
internal of their development.
WATER
The City’s water system is supplied from surface water withdrawals from the McNary Pool of the
Columbia River. Currently, the system is served by two surface water treatment plants, Butterfield
Water Treatment Plant (WTP), which is a conventional filtration plant, and West Pasco WTP which is
an ultrafiltration membrane plant. According to the 2019 Water System Plan (WSP), the Butterfield
WTP has capacity of 26.8 million gallons per day (mgd) while the West Pasco WTP has a capacity of
6.0 mgd with the ability to expand to 18.0 mgd. The West Pasco WTP is located on the southern
edge of the Broadmoor area. An existing storage tank is located on Broadmoor Boulevard.
Figure 1-6 indicates major water infrastructure serving the Broadmoor area.
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FIGURE 1-6: WATER INFRASTRUCTURE
SEWER
Figure 1-7 shows the existing sewer system for the entire City as part of the 2021 Comprehensive
Sewer Plan Addendum, completed in November of 2021.
FIGURE 1-7: PASCO SEWER PLAN ADDENDUM
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The Harris Road Sewer Transmission Main, a 30-inch-diameter pipe, has recently been constructed
and will provide sewer service in portion of the Broadmoor area. The new main runs from the West
Pasco Trunk Sewer at the intersection of Road 111 and Court Street to the north crossing under
I-182, running northeast along Harris Road at the project boundary. Additional sewer trunk lines
and a pressure lift station have been constructed through a Local Improvement District (LID).
ELECTRICITY
Electrical service in the Broadmoor area is split between the Franklin County PUD and the Big Bend
Electrical Cooperative. The Franklin County PUD serves the Central Pre-Mix facilities and all
properties west of the Wilson farm. The remainder of the area is served by Big Bend. The City is
working with these agencies regarding future growth in this area.
GAS
Gas service is available in the area near the intersection of Sandifur Parkway and Broadmoor
Boulevard. The residential subdivisions to the east of Broadmoor Boulevard and the commercial
properties extending down Sandifur Parkway benefit from this service.
1.2.8 PARKS AND OPEN SPACE
The City of Pasco Parks and Recreation Department provides physical facilities and operates a
variety of programs to meet the community’s needs. This includes establishing a neighborhood park
system and other park facilities, providing organized recreation programs for all age groups, and
performing maintenance to maximize the service life of existing parks and recreation facilities. The
City sets aside budget that supports the acquisition, development, and maintenance of facilities,
and operation and management of recreational programs. Since most of the Broadmoor area is
undeveloped, there is no park land currently identified in this area. The City’s Parks, Recreation and
Open Space Plan aims to ensure equitable park access. The City uses a ¼-mile walking distance from
park access points.
The federally owned property between the shoreline and Shoreline Road is a designated open
space. The area is also identified as a critical area geologically and for habitat purposes.
The tailwater pond south of Burns Road was part of the South Columbia Basin irrigation system.
Portion of the tailwater pond and ditch leading to the pond are designated open space. These are
no longer operational due to a recent change in irrigation water management and will no longer
remain open space.
1.2.9 WILDLIFE AND HABITATS
The Washington Department of Fish and Wildlife (WDFW) identifies and defines Priority Habitats
and Species (PHS) to prioritize conservation of important fish, wildlife, and habitat resources in
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Washington state. Currently in the Broadmoor area there are State Candidate species including the
black-tailed jackrabbit, burrowing owl, sagebrush sparrow, and sagebrush lizard. The shrub-steppe
habitat, which currently encompasses a large portion of the Broadmoor area, is classified as priority
habitat as shown in Figure 1-8.
FIGURE 1-8: PRIORITY HABITATS AND SPECIES
Table 1-2 indicates priority species in the Broadmoor area:
TABLE 1-2: PRIORITY SPECIES
Common Name Scientific Name Animal Type
Species Status
State Federal
Black-tailed jackrabbit Lepus californicus Mammal SC none
Burrowing owl Athene cunicularia Bird SC none
Sagebrush sparrow Artemisiospiza nevadensis Bird SC none
Sagebrush lizard Sceloporus graciosus Reptile SC none
Notes:
*Ord’s Kangaroo Rat is a Washington State Monitored Species and is listed on the International Union for
Conservation of Nature (IUCN) Red List of Threatened Species as Least Concern.
SC = State Candidate
(Sources: WDFW, 2018a; Cassola, 2016)
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1.3 ASSETS AND CONSTRAINTS
1.3.1 ASSETS AND OPPORTUNITIES
Proximity to the freeway and the river. The Broadmoor
area has easy access to I-182. This would provide an
opportunity for the area to connect to the rest of the City
and the region. The location of the area abutting the
Columbia River provides significant recreational
opportunities.
Area within the City limits and urban growth area (UGA).
The location of the Broadmoor area mostly within the
City’s UGA allows the City to invest in capital facilities and
promote growth at urban density.
Surrounding growth. Developments are already occurring
in the vicinity, especially to the east and north of the Broadmoor area, and within the Broadmoor
area (Solstice, Dunes, Columbia shores, affinity). Medium-high density growth expected in the area
will support future developments. Additionally, there is interest in commercial developments in the
Broadmoor area.
Vacant land ownership. There are several landowners who own parcels larger than 10 acres. There
are several parcels ranging from 100 acres to 500 acres. Large portion of vacant lands provide
opportunities for planned developments in the area.
Open space. The shoreline area west of Shoreline Road is publicly owned and a designated critical
area. This provides an opportunity for preservation of the area, low intensity recreation, and
shoreline public access.
Tailwater pond. The location of the pond and ditch present challenges for laying out lots and
streets. However, this drainage has recently been re-routed to the Columbia River, providing better
flexibility for developing the area.
1.3.2 CONSTRAINTS
Limited access. Although the Broadmoor area is in close proximity to the freeway, it currently lacks
adequate local access roads to serve the area. Most of the roads to and from the area are not
constructed to the City standards for road design or capacity. Regional access and access to the
Broadmoor area both provided by Broadmoor Boulevard.
Limited infrastructure. The Broadmoor area lacks adequate infrastructure, especially water and
sewer services.
▪ Proximity to the freeway
and the river
▪ Area within the City limits
and urban growth area
(UGA)
▪ Surrounding growth
▪ Vacant land ownership
▪ Open space
▪ Rerouted irrigation
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Gravel operation. A portion of the Broadmoor area is
currently being used for gravel mining. The process of
gravel mining and the production of ready-mix concrete
creates the potential of nuisance conditions related to
dust, noise, and truck traffic. Once the operation ends, it
may take years for reclamation of the gravel mining site.
In addition, steep slopes created in the gravel mine area
will make construction of streets challenging.
Truck traffic. Due to the Central Pre-Mix operations and, to a lesser extent, nearby farming, a high
percentage of traffic on Harris Road is truck traffic. The truck traffic creates potential conflicts for
future non-industrial traffic.
Wildlife habitat. The existing shrub-steppe habitat, which currently encompasses a large portion of
the Broadmoor area, is classified as a state priority habitat. Adverse impacts on priority habitats
should be avoided, minimized, or mitigated according to the City’s Critical Areas Ordinance.
▪ Limited access
▪ Gravel operation
▪ Truck traffic
▪ Wildlife habitat
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2 BROADMOOR VISION AND PLAN
You will find in this Section:
▪ Planning vision
▪ Plan elements
o Land use
o Community centers and corridors
o Access and circulation
o Infrastructure
o Wildlife and habitats
o Parks and open space
o Storm drainage
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2.1 PLANNING VISION
The Broadmoor area is intended to be developed as a well-
connected and sustainable community for diverse income and
age groups. The area will provide the community with various
choices to live, work, shop, and recreate in a pedestrian- and
transit-friendly environment.
2.1.1 PLANNING PRINCIPLES
1. Encourage a pedestrian- and transit-friendly environment.
Developments shall implement development patterns that
promote walkability.
2. Establish a connected community with ample choices in the circulation network.
Create an efficient bike, pedestrian and vehicular circulation network within the area and with
connections to the rest of the City. A public transportation system to be utilized to connect
residential and commercial land use districts with each other as well as with the region.
3. Provide a variety of housing choices with a priority on higher density developments.
The area should include a wide range of housing types, such as single-family homes, townhomes,
condominiums, apartments, etc., that can meet the demands and preferences of current and future
residents.
4. Create economic opportunities for all income groups.
Provide flexibility and choices for a variety of small businesses, entrepreneurship, and general
economic growth. Promote businesses in commercial, non-residential, and mixed-use areas to
improve the economic vitality of the City.
5. Promote environmental protection and a network of open spaces.
The area should be connected by open spaces, greenbelts, recreational facilities (trails, pathways),
and roadways.
6. Develop an aesthetically pleasing community with quality design.
The design guidelines will promote a complementary scale and size of neighborhood blocks,
building form, and landscape design. It will create a balance between residential and commercial
uses that will promote sustainable living and working conditions.
… a well-connected and
sustainable community…
will provide the
community with various
choices to live, work,
shop, and recreate in a
pedestrian- and transit-
friendly environment.
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7. Provide infrastructure and public facilities to meet the need of the residents.
The area will have necessary infrastructure to support growth and ensure efficient use of public
facilities. This area should also provide amenities and services as growth takes place, such as
schools, parks, police and fire services, and recreational opportunities.
8. Offer flexibility and creativity with monitoring
The design and development will encourage creativity. In order to promote creative design and a
walkable community, there will be provisions of choices and flexibility in the development.
Development of the area will be monitored on a periodic basis to meet the planning vision of the
Broadmoor area.
2.2 PLAN ELEMENTS
This section lays out the plan for future growth within the
Broadmoor area. The area is envisioned to be developed as a
mixed-use pedestrian-friendly community with a variety of
jobs and housing opportunities to meet the needs of the
residents. Land uses in this Plan is proposed to be updated
from the existing Comprehensive Plan land uses. Land use,
circulation, infrastructure, open space, and other public
amenities are planned in an integrated and consistent manner. Various land uses and projected
densities are planned with adequate public facilities and infrastructure to support them. This Plan
accounts for the projected population in the Broadmoor area as part of the City’s 20 years
population projection in the 2018-2038 Comprehensive Plan.
2.2.1 LAND USE
The Broadmoor area is envisioned to become a mixed-use and diverse community with easy access
and circulation for bike, pedestrian and vehicular traffic. The area is also expected to accommodate
a substantial portion of the City’s future growth in a higher density environment. It is expected that
it will have necessary uses and amenities to serve the area such as shopping centers with
commercial land use, single- and multi-family housing, civic structures, and various parks. This will
also continue existing industrial use until 2035. After this time period, a land use amendment will
follow with an intended Medium Density Residential use in this land. Examples of specific uses
include low, medium and high-density housing; offices; banks; grocery; retail shops; health/fitness;
auto services; library; schools; recreational facilities (public and/or private); fast-food restaurants;
sit-down restaurants; public open space; and recreational parks, pathways, and trails.
Land use, circulation,
infrastructure, open
space, and other public
amenities are planned in
an integrated and
consistent manner.
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The uses can be accommodated in various land uses as follows:
• Low Density Residential
• Medium Density Residential
• Mixed Residential and Commercial
• Commercial
• Open Space
• Reclamation
• Industrial
Land uses are shown in Figure 2-1. Table 2-1 indicates various land use areas in Broadmoor.
FIGURE 2-1: PROPOSED LAND USE IN BROADMOOR
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ABLE 2-1: LAND USES IN THE BROADMOOR AREA
Land Use Area (Acres) Percent
Low Density Residential 144 12%
Medium Density Residential 361 29%
Commercial 104 8%
Mixed Commercial Residential 370 30%
Open Space 61 5%
Reclamation 187 15%
Industrial 14 1%
Total 1,240 100%
LOW DENSITY RESIDENTIAL
The intent of Low Density Residential land use is to allow single-family detached and/or attached
residential homes at a density of 2 to 5 dwelling units per acre. Single-family housing developments
currently exist north of Burns Road bordering the Broadmoor area. Within the Broadmoor area, low
density residential development (Solstice) was previously permitted and is located south of Burns
Road. Developments are guided by the City’s existing R-1 zoning standards.
MEDIUM DENSITY RESIDENTIAL
The intent of Medium Density Residential land use is to allow small lot single-family homes, both
attached and detached, as well as duplexes, multiplexes in this land use. This also includes cottage
housing, multi-family homes, apartments, townhomes, and condominiums. Medium density land
use is proposed south of Burns Road and south of Harris Road. The density shall be at 6 to 29
dwelling units per acre.
MIXED RESIDENTIAL AND COMMERCIAL
The Mixed Residential and Commercial designation is generally located along the east and west
sides within the Broadmoor area. This land use is also called Mixed-use in this document. Mixed-use
land uses are intended to create a sense of community by increasing the interaction among
different types of uses, such as residential, commercial, and office, and promoting pedestrian-
friendly environments within neighborhoods. The purpose of mixed use is to encourage more
efficient use of land and public services, increase economic return, reduce transportation costs,
encourage human interaction, create place-making with day and evening activities, create a more
sustainable development pattern, and increase development opportunities.
Mixed uses in this area should be compatible, supportive, and complement each other. Various
uses should be placed in close proximity. To that effect, mixed use can be horizontal in a block
setting, or vertical in a building setting. Uses include townhouses, multi-family developments,
neighborhood grocery, drug stores, coffee/sandwich/ice cream shops, restaurants, breweries,
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recreational facilities, vertically integrated buildings, live-work spaces, dry cleaner/laundromat,
salons/spas, daycares, neighborhood-scale professional offices, medical/dental clinics, etc.
In this land use, a mix of use shall consist of at least 20% of residential development at a minimum
density of 21 units per acre for the residential portion of the site. Maximum share of a single use in
the mixed land use shall be 80%. Planning Director may approve ratios and/or density lower than
the minimum up to 10% if the project meets the overall intent of the Mixed Residential and
Commercial land use, and if the development proposal and density based on site plan indicate such
need based on market research.
Mixed Residential and Commercial land use near the Columbia River is aimed to accommodate
recreational uses along the river while maintaining the shoreline environments.
COMMERCIAL
The Commercial land use is intended to allow various commercial uses to serve the area including
retail, wholesale, office, and business parks as well as appropriate public uses and government
facilities.
OPEN SPACE
The Open Space land use is designated for areas that are publicly and/or privately owned to protect
the natural features of the area and provide various recreational opportunities to the community
while preserving the environmental features.
RECLAMATION
The Reclamation land use is designated for areas that are currently or more recently have been
used for gravel mining operations and are planned for future reclamation. Various recreational and
other appropriate uses can be designated in this area. However, a reclamation plan and future
studies shall be required to designate appropriate uses in this area.
INDUSTRIAL
The intent of this land use is to allow short term operation of the existing concrete batch plant,
equipment maintenance building and yard, office, and building material retailer. These uses will
facilitate the development of the Broadmoor Area by providing essential construction and building
materials in close proximity. This use will be terminated in 2035, and the land use will be amended
to Medium Density Residential after the industrial use ends.
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2.2.2 COMMUNITY CENTERS AND CORRIDORS
Community centers and street corridors are envisioned to be
the activity centers of the Broadmoor area with a mix of
activities for people to live, work, and recreate. Centers and
corridors along with various land use standards will create and
maintain a “sense of place” for the Broadmoor area. These
centers are ideal to locate various public facilities such as transit
centers, community and event centers, vertical mixed use, and
anchor commercial businesses. Corridors are identified along the streets within Mixed Residential
and Commercial land use and when this land use abuts Commercial land use. Corridors are ideal for
mixed-use developments with an active street environment. Specific standards will apply to these
centers and corridors, as mentioned in Section 3. Three locations have been identified in the
Broadmoor area that shall serve as centers of various types. These are as follows (Figure 2-2):
1. Gateway center at Broadmoor and Sandifur Parkway intersection
2. Mixed-use center at Road 108 and Sandifur Parkway intersection
3. Waterfront neighborhood center at the future north-south roadway and Sandifur Parkway
intersection.
FIGURE 2-2: CENTERS AND CORRIDORS IN BROADMOOR
Community centers and
street corridors … will
create and maintain a
“sense of place” for the
Broadmoor area.
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2.2.3 ACCESS AND CIRCULATION
The area currently lacks adequate access. Several north-south
and east-west arterial, collector and neighborhood collector
roads are proposed with the intent of connecting with the
existing street grids for better connectivity.
Existing Burns Road is proposed to be improved as a principal
arterial and serve as a major east-west connection. Existing
Broadmoor Boulevard is proposed to be improved as a
principal arterial. Extension of Sandifur Parkway will be a
central east-west corridor to serve as a minor arterial. Shoreline Road, Harris Road will be improved
as collectors. Road 108, the extension of Kohler Road and an east-west road north of the gravel
operation will be collectors. Buckingham Drive will continue east-west as a neighborhood collector.
Road 103, Road 105, and additional not yet named roads will be neighborhood collectors as shown
in Figure 2-3. Local access roads are not shown and will need to provide local access. Access and
circulation requirements to and through the reclamation area will need to be determined in the
future
An area abutting future extensions of Road 108 and Sandifur Parkway is being considered for future
transit center.
The Transportation System Master Plan (TSMP) provides lists of specific street categories and
design standards based on traffic demand, and the character of the land use district they will serve.
Figure 2-3 indicates the proposed major road network and how the local road network shall be
arranged. Detailed standards are also identified in Section 3 under each land use, as well as in
Section 3.6, Street Environment and Public Realm.
A “complete street” is a
roadway that is designed
to be safe, accessible, and
functional for all users of
the City’s rights-of-way
regardless of age or
ability.
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FIGURE 2-3: PROPOSED MAJOR ROAD NETWORK
Pedestrian and bike facilities are required to comply with the city’s complete streets ordinance. A
“complete street” is a roadway that is designed to be safe, accessible, and functional for all users of
the City’s rights-of-way regardless of age or ability. The vision of the master plan is to provide
enhanced walkability and multi-modal access. The major road network will include enhanced bike
as shown in Figure 2-4. Additionally, pedestrian connections and public access to the shoreline area
will be provided at multiple locations. The Pasco Rivershore Linkage and Amenity Plan prepared in
2012 indicates potential trails along the shoreline. This plan recommends working with the U.S.
Army Corps of Engineers, the County, and property owners to design and build an extension of the
Sacagawea Trail with raised wildlife watching decks on piers. Additional access along the shoreline
shall be provided at locations that maximize non-motorized public access to shoreline such as, the
road ends of Burns Road and along Shoreline Road. See Figure 2-8 for proposed park along the
shoreline area and trail connections. The City will work with the property owners to explore
realigning Shoreline Road to increase public access to the shoreline for recreational purposes, and
allow future developments in this area. Further studies and detailed planning will be needed for
appropriate developments along Shoreline Road to create a shoreline-based mixed-use community.
Figure 2-4 indicates the pedestrian and bike network proposed in conjunction with the street
network. Future local roads will be developed with the pedestrian network.
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FIGURE 2-4: PROPOSED ENHANCED BIKE NETWORK
The freight transportation route in the Broadmoor area includes a segment of the Broadmoor
Boulevard from I-182 to Burns Road, and Burns Road to Dent Road. See Figure 2-5.
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FIGURE 2-5: FREIGHT TRANSPORTATION ROUTE
2.2.4 INFRASTRUCTURE
The City is establishing a Local Improvement District (LID) and
assessing the newly available Tax Increment Financing (TIF) for
the Broadmoor area to help fund certain infrastructure
improvements. An LID is a method by which property owners
can share in the cost of infrastructure improvements. LIDs can
be used to help finance improvements such as street construction and improvements, utility
expansion, streetscape improvements, park construction and improvements, revitalization, etc. The
TIF will allow the City infrastructure financing options by using the incremental property tax
increase within the area.
WATER
The area will be served through expansion of existing services along with capital projects to increase
capacity. The City’s capital projects planned to serve the Broadmoor area include:
1. West Pasco WTP: capacity of 6.0 million gallons per day (modular/expandable; the build-out
capacity is 18 million gallons per day when all six treatment trains are installed)
The TIF will allow the City
infrastructure financing
options.
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2. Broadmoor Boulevard reservoir (storage): 1 million gallons
3. Pump stations near I-82
New water mains are proposed along Court Street, Harris Road, and Shoreline Road to the south.
Additional mains are proposed in the area between Harris Road, Shoreline Road, and Burns Road.
Figure 2-6 indicates major water infrastructure in Broadmoor area.
FIGURE 2-6: MAJOR WATER INFRASTRUCTURE
SEWER
Two lift stations have been proposed for this area, one on Kohler Road, north of the area, and the
other one on the south side, close to the existing gravel operation. Three major north-south trunk
lines are proposed in the area as of March 2022 as shown in Figure 2-7. The City plans to provide
sewer services to the areas that are currently not served through the LID process according to the
City’s Comprehensive Sewer Plan Addendum, also shown in Figure 1-7.
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FIGURE 2-7: MAJOR SEWER INFRASTRUCTURE (PROPOSED)
2.2.5 WILDLIFE AND HABITATS, PARKS AND OPEN SPACE
Development in areas where PHS are present will require mitigation for any unavoidable adverse
impacts. The City, property owners, and WDFW are working on a mitigation plan to be adopted by
all parties. See Broadmoor Draft Environmental Impact Statement (DEIS) for details (Appendix A).
Parks and open space in the Broadmoor area will be added in parks, plazas, and trails. The City’s
2022 draft Parks, Recreation and Open Space (PROS) Plan indicates level of service (LOS) standards
for various parks and recreational facilities. The LOS goal is 2 acres of neighborhood parks and 2.1
acres of community parks per 1,000 population. Based on the existing inventory, the City is
currently providing 1.3 acres of neighborhood parks and 1.4 acres of community parks per 1,000,
which is around 70% of its goal. According to the City of Pasco’s 2018-2038 Comprehensive Plan,
Broadmoor area needs to accommodate approximately 22,000 people. To achieve the LOS goal for
future population, the City will need approximately 44 acres of land for neighborhood parks and
approximately 46 acres of land for community parks in the Broadmoor area (Table 2-2).
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TABLE 2-2: PARKS AND OPEN SPACE REQUIRED IN THE BROADMOOR AREA
Park/ Open Space Type Area (Acres)
Neighborhood parks 44
Community parks 46
Total required 90
Note: LOS 2 acres of neighborhood parks and 2.1 acres of community parks per 1,000
population; parks and open space for a total 22,000 future residents in the Broadmoor area.
Open space throughout the area shall be provided during the developments of the area to create a
network of open space, parks, and bike and pedestrian trails. They will be in the form of
neighborhood and community parks, street corner plazas, courtyards, trails, streetscape, greenbelts
etc. A greenbelt is proposed along the current gravel mining operation site which is expected to be
reclaimed after the operation ends in 2025. See Figures 2-9 and 2-10.
To ensure equitable park access, the planning team uses a ¼-
mile walking distance from park access points. The 2018-
2038 Comprehensive Plan also identifies approximately 40
acres of parkland to be designate in the City’s UGA. A
significant portion of that parkland will be in the Broadmoor
area. No specific location has yet been identified for park lands. Additionally, the existing mining
operation area will be reclaimed to offer some open space and recreational uses.
The federally owned property on the west side of the Broadmoor area contains approximately 61
acres of land. This existing natural open space along the shoreline will continue to serve the
Broadmoor area with shoreline public access and open space. Hiking and walking trails through this
area would provide for public access, recreation, and public enjoyment of the river. Additional
improvements in this area are discussed in The Pasco Rivershore Linkage and Amenity Plan
(Rivershore Linkage Plan) prepared in 2012, and under sub-section 2.2.3 Access and Circulation.
Figure 2-8 indicates proposed park and trail facilities on the federally owned property. It also
includes proposed bike facilities throughout the Broadmoor area. Proposed trail along the shoreline
is intended to connect with the Sacajawea Heritage trail. The following short and long terms plans
are proposed in the federally owned area according to the Rivershore Linkage Plan.
… developments …to
create a network of open
space, parks, and bike
and pedestrian trails.
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FIGURE 2-8: PARKS AND TRAIL (PROPOSED)
Short term plans
1. Work with Army Corps to design and build a continuation of the Sacagawea Trail along the
river to City Limits line. Work with County and property owners to design and build a
continuation of the Sacagawea Trail to the northernmost Urban Growth Boundary line.
2. Include bona fide river access points/future parks along this section of trail which connect to
Shoreline Road.
3. Begin negotiations with Army Corps to establish park facilities/raised view decks along river.
4. With Property owner approval (and covenant) Begin irrigation and tree planting along
proposed greenbelt.
Long term plans
5. Improve area for waterfowl and elevated bird watching along the rivershore trail, adding
nature trails as needed.
6. Greenbelt/park/pocket wildlife preserve areas along river and along main boulevard;
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7. Boat basin and launch; Possible restricted, non-motorized only boating area near wildlife
reserve area.
8. Rivershore commercial development scaled to pedestrian/bicycle traffic.
FIGURE 2-9: PARKS, TRAILS, AND OPEN SPACE (PROPOSED)
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FIGURE 2-10: PARKS, TRAILS, AND OPEN SPACE WITH PROPOSED LAND USE
2.2.6 STORM DRAINAGE
All new developments and redevelopments in the City are required to design and install stormwater
systems that retain runoff on site for the established design storm event. On-site stormwater
collection shall be implemented by projects and may utilize on-site infiltration galleries or collection
swales. These shall function such that stormwater does not leave the project or development, the
system functions effectively, and the project avoids impacts to the Columbia River or native
wetlands or riparian areas. In addition to addressing storm drainage at the project level, the City will
continue to require storm water treatment systems for all road construction.
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3 DEVELOPMENT STANDARDS
You will find in this Section:
▪ Purpose and applicability
▪ Urban block standards
▪ Building types and standards
▪ Land use standards
▪ Community centers and corridor standards
▪ Street environment and public realm
▪ Parking standards
▪ Landscaping standards
▪ Environmental protection
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3.1 PURPOSE AND APPLICABILITY
The purpose of the development standards is to implement
the Broadmoor Master Plan and the vision, goals and policies
of the Comprehensive Plan for the Broadmoor area.
Standards in this section will be applicable to the entire
Broadmoor area. These standards shall be considered a part of
the Pasco Municipal Code (PMC). Additional sections of the
PMC such as individual zoning code standards shall apply. The
residential design standards approved under the PMC shall also apply. When there is a conflict, the
Broadmoor development standards shall apply. The Planning Director or her/his designee shall
review and may make exceptions when certain standards, or deviation from these standards will
better implement the vision of the Broadmoor area. Table 3-1 indicates the land use designations
within Broadmoor area and associated zoning.
In the development regulations, “shall” is used to reflect mandatory requirements, and “should”
allows City staff more flexibility to approve an alternative option if the Planning Director or her/his
designee finds that it meets the overall intent of the Broadmoor area.
TABLE 3-1: LAND USE AND ZONING
Broadmoor Land Use Designation Zoning
Low Density Residential R-1
Medium Density Residential R-2, R-3, R-4
Mixed Residential & Commercial Mixed Residential & Commercial, C-11, R-31,
R-41
Commercial C-1, C-2
Open Space Open Space
Reclamation RT
1. Allowed only when they comply with Mixed Residential and Commercial
development standards as part of a mixed-use site plan.
3.2 URBAN BLOCKS
3.2.1 INTENT
The intent of urban blocks standards is to ensure that block sizes and layouts promote efficient
connectivity. The interconnected and gridded layout of streets and smaller blocks promotes better
accessibility and a pedestrian-friendly environment.
… implement the
Broadmoor Master Plan
and the vision, goals and
policies of the
Comprehensive Plan for
the Broadmoor area.
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3.2.2 BLOCK STANDARDS
1. Blocks shall be designed and subdivided to create a network of circulation as shown in
Figure 3-1 and according to the block dimension standards in Table 3-2.
Step 1: Large lots (5 acres or more) shall be
subdivided further or developed with an
internal road network as required by the City to
create a highly connected, accessible
development.
Step 2: Additional streets are required in the
subdivided blocks
Step 3: Blocks are further sub-divided; alleys, or
private roads, and/or mid-block connections
shall be introduced according to the zoning
code
Step 4: Lots shall be introduced based on the
land use types and zonings’ lot size
requirements
Step 5: As developments take place, building
placement shall be according to the land use
regulations.
FIGURE 3-1: BLOCK AND CIRCULATION
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2. Block layout shall be determined by the blocks’ location in relation to street types and
spacing as shown in Table 3-2.
TABLE 3-2: BLOCK DIMENSIONS AND STREET CONNECTIVITY STANDARDS
Spacing Guidelines Principal
Arterials
Minor
Arterials Collectors Neighborhood
Collectors
Local Access
Streets
Maximum Block Length (Public
Street to Public Street) 660 feet 660 feet 660 feet 660 feet 660 feet
Minimum Block Size (Public
Street to Public Street) 300 feet 250 feet 200 feet 150 feet 125 feet
Maximum Block Perimeter 2000 feet
Maximum Distance between
Bicycle and Pedestrian
Facilities
330 feet 330 feet 330 feet 330 feet 330 feet
Note: In cases when block length exceeds 660 feet, or the block perimeter exceeds 2000 feet, mid-block pedestrian
connections shall be provided. Exceptions are allowed when proposed buildings exceed the block length. In such cases,
mid-block connections can be provided through the site or building as appropriate.
3.2.2.1 Residential blocks
1. The width of the block shall be sufficient to allow for two tiers of lots with easements
(Figure 3-2). Block Length shall be measured along the street centerline intersecting streets.
FIGURE 3-2: RESIDENTIAL BLOCKS
2. Exceptions in the block length and width can be allowed for protection of natural resources,
steep slopes, or when the lots front the shoreline (Figure 3-3).
FIGURE 3-3: BLOCK LENGTH EXCEPTION
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3.2.2.2 Commercial and mixed-use blocks
1. Mixed-use projects are intended to be walkable and shall maintain block dimensions
allowed in Table 3-1. For Mixed Residential and Commercial land use, block length can be
allowed to increase from block dimensions allowed in Table 3-1 if the block includes mid-
block connections (Figure 3-4), plaza, civic spaces, etc. Commercial land use shall provide
mid-block connections (Figure 3-4) when block length exceeds 660 feet. In such cases, plaza,
civic spaces, pedestrian walkways, alleys, or open space can be used to create mid-block
connections. However, the block length must not exceed 1.5 times the length allowed in
Table 3-2.
2. Exceptions in the block length may be allowed for protection of natural resources, steep
slopes, or when the lots front the shoreline.
3. Mixed-use blocks are encouraged to use mid-block connections as shown in Figures 3-1 and
3-4.
FIGURE 3-4: MID-BLOCK PEDESTRIAN CONNECTIONS
3.2.3 CIRCULATION AND CONNECTIVITY
3.2.3.1 Street classifications
1. Streets shall be connected to develop a complete network. An interconnected circulation
system provides linkages to local shopping, services, housing, and amenities, as well as
linkages between adjacent developments. Street types and spacing shall be maintained
according to Table 3-3. See additional standards and details in Section 3.6, Street
Environment and Public Realm.
2. Alleys shall be allowed for service access, such as garages for residential uses, and loading
services for commercial uses.
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TABLE 3-3: FACILITY SPACING STANDARDS
Functional Classification Maximum Spacing
Principal Arterial 1 to 2 miles
Minor Arterial 1 mile
Collector ½ mile
Neighborhood Collector ¼ mile
Local Access Street 660 feet
Bicycle and Pedestrian Facilities 330 feet
3.2.3.2 Street connectivity standards
1. Provide pedestrian and vehicular connections that link adjacent uses and circulation
patterns, including buildings, public spaces, parking areas, roadways, sidewalks, and
pathways.
2. An interconnected grid block and street network is required.
3. The street and block network is not required to be orthogonal and can change shape in
response to site features and/or topographical constraints (Figure 3-5). However, streets
shall be interconnected.
FIGURE 3-5: INTERCONNECTED STREET LAYOUT IN GRID (ORTHOGONAL) AND CURVILINEAR PATTERN
4. The street system of a proposed subdivision shall be designed to connect to existing,
proposed, and planned streets adjacent to the subdivision. Wherever a proposed
development abuts un-platted land or a future development phase of an existing
development, street stubs shall be provided to allow access to future abutting subdivisions
and to extend the street system into the surrounding area. Street ends shall contain
turnarounds constructed to Uniform Fire Code standards and shall be designed to facilitate
future extension in terms of grading, width, and temporary barricades.
5. Dedicating or deeding property for right-of-way or a portion thereof to the City for public
streets within, or along the boundaries of all residential subdivisions or developments, shall
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be required as a condition of application approval where the following can be
demonstrated:
a. Facts support that such dedication is reasonably necessary as a result of the impact
created by the proposed development;
b. Such dedication will result in proportionate mitigation of the impact in the
reasonably foreseeable future;
c. Connectivity to the existing or foreseeable future public right-of-way is feasible; and
d. One or more of the following circumstances are met:
i. A city transportation plan indicates the necessity of a new or additional
right-of-way or portion thereof for street purposes;
ii. The dedication is necessary to provide additions of right-of-way to existing
right-of-way to meet city road standards;
iii. The dedication is necessary to extend or to complete the existing or future
neighborhood street pattern;
iv. The dedication is necessary to comply with road standards and city
transportation plans;
v. The dedication is necessary to provide a public transportation system that
supports future development of abutting property consistent with the
Comprehensive Plan or Pasco Municipal Code.
6. Cul-de-sacs/ dead-end streets are prohibited; except, where the Comprehensive Plan or
preliminary plat indicates a street is to continue past the subdivider’s property, the City may
allow the dead end until such time as the street can be built through at a later date. Shared
driveways and road-ends for shoreline public access are not considered cul-de-sacs/ dead-
ends.
7. Shared driveway access from residential streets is allowed for attached dwelling units; for
detached single-family residential lots, one shared access for four lots is allowed. For
commercial developments, access must be shared with the adjacent development/parcels
according to Table 3.4.
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TABLE 3-4: ACCESS MANAGEMENT STANDARDS
Spacing Guidelines Principal
Arterials
Minor
Arterials Collectors Neighborhood
Collectors
Local Access
Streets
Minimum Driveway Spacing
(Driveway to Driveway) 300 feet 250 feet 150 feet 75 feet N/A
Minimum Full-Access
Driveway Spacing (Setback
from Intersection)
300 feet 250 feet 150 feet 75 feet 25 feet
Minimum Right-In/Right-Out
Driveway Spacing (Setback
from Intersection)
150 feet 125 feet 75 feet 50 feet 25 feet
Note: Additional access and/or driveway management shall be determined at the development review phase
8. Street standards shall comply with the standards mentioned in Section 3.6, Street
Environment and Public Realm, and Pasco Transportation System Master Plan (TSMP).
9. Management of driveways and access will be in place on the following corridors: Broadmoor
Boulevard, Sandifur Parkway, Burns Road Dent Road, and Road 108.
3.2.3.3 Additional standards for Mixed Residential and Commercial land use
1. Mixed Residential and Commercial land use shall have primary automobile access from
arterial and/or collector streets with transit and bicycle circulation. Mixed-use
developments shall provide pedestrian and bicycle access and circulation to surrounding
residential areas.
2. Primary vehicular access to mixed-use developments shall be provided from perimeter
arterial streets and/or perimeter collector streets to local access roads (Figure 3-6).
Access from perimeter streets to local roads
FIGURE 3-6: CIRCULATION IN MIXED-USE DEVELOPMENTS
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3. Internal circulation shall be provided through an internal street system and local access
roads.
4. Private streets are allowed to provide internal site circulation within developments and
according to the standards approved by the City.
5. The internal transportation network of the Mixed Residential and Commercial land use shall
be designed to maximize multi-modal travel options. All transportation infrastructures shall
meet the intent of the City’s Complete Streets Ordinance, PMC 12.15, Best practices criteria,
PMC 12.15.050 and comply with the International Fire Code. Dedication of public right-of-
way is not required when private streets are used. Private streets may only be used with the
approval of the City Engineer. Private streets may only be used for internal circulation
streets.
3.2.3.4 Transit
Developments shall coordinate with transit providers to plan for appropriate locations for bus stops
and other transit facilities.
3.2.4 SIGNAGE AND LIGHTING
1. Developments shall consolidate business signage, one on each public street. This does not
include wall-mounted signage in front of the businesses. Pole signs are discouraged. If used,
pole signs shall be aesthetically pleasing with creative design, use of masonry, or similar
material, and integrating landscaping.
2. Projects shall include pedestrian-scale wayfinding signs to be placed in clearly visible areas
(Figure 3-7). Such signage can be placed on sidewalks, open spaces, and/or plazas when it
does not block the sidewalk and vehicular visibility.
FIGURE 3-7: PEDESTRIAN SCALE WAYFINDING SIGNAGE
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3. All light related to signage shall be in compliance with the PMC 12.32, Outdoor Lighting.
4. Signage in the community centers should be designed to reflect the centers’ characteristics
and uses.
5. Material used for signage shall be durable in nature and consistent with the design of the
project.
6. The following signs shall be prohibited:
a. Signs with flashing/strobing light
b. Billboard signs
c. Signs, which by coloring, shape, wording, or location resemble or conflict with traffic
control signs or devices
d. Signs that create a safety hazard
7. Parking lot and private street lighting shall meet industry and City illumination standards.
3.3 BUILDING TYPES AND STANDARDS
3.3.1 INTENT
The intent of standards by building types is to acknowledge a variety of developments that will offer
housing choices and create a vibrant community. These standards will provide greater flexibility and
address the physical, functional, and aesthetic objectives of the master plan.
3.3.2 RESIDENTIAL BUILDING TYPES
Residential building types allowed in various land uses and standards are described below. All
residential site and building design standards, such as lot size, frontage, setback, parking,
orientation, height, bulk etc. from the Pasco Municipal Code shall apply to residential developments
in Broadmoor area.
3.3.2.1 Single-family residential - detached
1. Traditional detached or single family detached dwelling means a free-standing dwelling unit
designed for or occupied exclusively by one family that is not adjoined by any other dwelling
units. (Figure 3-8).
2. Shared driveway: Two to four single-family homes with a shared driveway access from the
street to the lot are allowed (Figure 3-8).
3. Cottage housing: Cottage housing is generally defined as a grouping of small, single-family
dwelling units clustered around a common area and developed with a coherent plan for the
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entire site (Figure 3-8). Units shall be built at or below 1,200 square feet. By design, cottage
housing is geared toward single-family tenancy and can be constructed as either attached or
detached units. Cottage housing developments should be focused around community
courtyards where housing clusters numbering 4 to 12 units open onto the shared space.
FIGURE 3-8: SINGLE-FAMILY DETACHED HOUSING
3.3.2.2 Single-family residential - attached
1. Townhomes: Townhouses are defined as single-family dwellings with at least two floors and
share at least one wall with another house (Figure 3-9). Unlike duplexes or multiplexes,
however, each townhouse is individually owned on an individual lot. No dwelling unit is
located above or below another dwelling unit. The building generally comprises of 4 units.
2. Row houses: A row house is a series or row of single-family attached dwellings units that
faces the street (Figure 3-9). The building is generally composed of 5 or more attached 2- or
3-story dwelling units arranged side by side. The ground floor may be raised above grade to
provide privacy for ground floor rooms. Each dwelling unit shares at least one common wall
with another dwelling unit. No dwelling unit is located above or beneath another. The
primary building sits at the front of the property, with the garage at the rear, sometimes
separated from the primary building by a rear yard. Each row house is individually owned on
an individual lot.
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Townhomes
Townhomes
Row houses
Townhomes
Townhomes
Row houses/ townhomes
FIGURE 3-9: SINGLE-FAMILY ATTACHED HOUSING
3.3.2.3 Multi-family residential – medium to high density
3. Duplex style dwellings consist of a pair of dwelling units located side by side or one above
the other to create one building on a single lot. Triplexes and fourplexes are 3 or 4 dwelling
units located side by side or one above the other to create one building on a single lot
(Figure 3-10). Also see the definition, dwelling unit, duplex in PMC.
4. Multiplex is a residential building consisting of four or more dwelling units. Depending on
the lot size and context the units can be placed side by side, front-to-back or stacked, or
some combination of these options (Figure 3-10).
5. Courtyard multifamily: Three or more dwelling units arranged around a shared courtyard,
with pedestrian access to the building from the courtyard and/or fronting the street
(Figure 3-10). Also see definition, dwelling unit, courtyard apartment in PMC.
6. Live-work unit: An integrated residence and work space located at street level, occupied and
utilized by a single household in an array of at least 3 such structures, or a structure with at
least 3 units arranged side by side along the primary frontage, that has been designed or
structurally modified to accommodate joint residential occupancy and work activity
(Figure 3-10).
7. Row house: Similar as defined in row house under single-family attached except that all
units of the building share one lot (Figure 3-10).
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8. Stacked unit apartments: This includes more than 1 dwelling unit in a single structure. It is
not a cottage house, row house, or townhouse development (Figure 3-10). Stacked flats can
be entirely residential, or in mixed-use building with residential units on top of ground floor
commercial.
Duplex ((side by side and stacked))
Triplex
Courtyard
Duplex
Multiplex
Stacked units/ apartments/ Multiplex
FIGURE 3-10: MULTIPLE-FAMILY HOUSING TYPES
3.3.3 MIXED, COMMERCIAL, AND CIVIC BUILDING TYPES
3.3.3.1 Mixed use Buildings
1. Mixed-use developments integrate two or more land uses, such as residential with
commercial and/or office that support each other with a strong pedestrian orientation. Mix
of uses can be on a site in multiple buildings (horizontal), or in individual buildings (vertical),
or a combination of both (Figure 3-11).
2. Horizontal mixed-use development incorporates residential and pedestrian-oriented
commercial uses (and any additional uses allowed in the underlying zoning district) on the
same lot or contiguous lots (Figure 3-11). This type of development may occur within a
single building where uses are separated by walls or within multiple buildings.
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Horizontal mix of uses in multiple buildings
Vertical mix of uses in the same building with ground floor retail
Courtyard Mixed Use
Linear Mixed Use
Courtyard Mixed Use
Mix of use in multiple buildings
FIGURE 3-11: VARIOUS MIXED-USE BUILDINGS AND LAYOUTS
3. Vertical mixed-use development incorporates residential and pedestrian-oriented
commercial uses (and any uses allowed in the underlying zoning district) within the same
building (Figure 3-11). This type of development may occur within a single building or
multiple buildings on the same site or contiguous sites where uses are separated by floors.
4. Pedestrian-oriented commercial use is a commercial enterprise whose customers may likely
arrive by foot and may include restaurants, retail shops, personal service businesses, travel
services, banks (except drive-through windows), and other similar establishments that
generally benefit from pedestrian activity (Figure 3-11).
5. Courtyard Mixed-Use Building. A mix of two building types, the stacked dwelling units, and
courtyard housing arranged around a courtyard (Figure 3-11). This includes access to the
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stacked dwelling and walk-up access to the courtyard housing. The building may include
retail, service, or office uses in the ground floor, with upper floors for dwelling units.
6. Linear Mixed-Use Building. Linear building conceals a parking garage or large-scale buildings
that do not need street frontage, such as movie theater, to create a pedestrian-friendly
environment (Figure 3-11). The building can include retail, service, or office uses in the
ground floor, with upper floors for retail, service or office uses, and dwelling units.
3.3.3.2 Commercial Buildings
1. Commercial/Flex Building. A Flex Building is designed for flexible occupancy by retail,
service, and/or office uses on the ground floor, with upper floors configured for retail,
service, office, and/or other similar uses (Figure 3-12). Second floor units may be directly
accessed from the street through a stair; upper floors are accessed through a street level
lobby.
FIGURE 3-12: COMMERCIAL BUILDINGS
3.3.3.3 Civic Buildings
1. Civic buildings are primarily intended for civic, community and institutional uses, and
generally define the neighborhood. Buildings include schools, public safety buildings,
libraries, recreation, and other community buildings (Figure 3-13). Some facilities carry
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significance for the community, and building forms are reflective of such intent, such as
locating them at a street terminus, or visible with ample setback, taller structure, etc.
FIGURE 3-13: CIVIC BUILDINGS
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3.4 DEVELOPMENT STANDARDS BY LAND USE
The following standards shall apply to each land use and its subsequent zoning. Low density
residential land uses under R-1 zone shall not be allowed except for subdivisions that have been
already approved under Low Density Residential land use.
3.4.1 PERMITTED LAND USES
3.4.1.1 Allowed and prohibited uses
1. This section establishes the land uses allowed in each land use designation and the
corresponding permit requirements. A parcel or building subject to the Broadmoor Master
Plan shall be occupied with only the land uses allowed by Tables 3-5 through 3-8. Definitions
of allowed uses are provided in Section 3.3, Building Types and Standards, Section 6,
Definitions and in PMC Chapter 25.15, Definitions. Table 3-9 indicates uses that are
prohibited in the Broadmoor area. If a land use is not identified in this section, the Planning
Director may determine that the use is not permitted, or determine the appropriate
definition and the proposed use to be permitted, provided the Planning Director makes the
findings in writing that the use will be compatible and consistent with the purpose of the
Broadmoor Master Plan.
2. Uses within Reclamation land use are not identified in this development regulations. Uses in
this land use category shall be determined by the City upon completion of a reclamation
study by the Department of Natural Resources.
3. Uses within Industrial land use are not identified in this development regulations. Uses in
this land use category is intended to allow the continuation of existing industrial uses under
the current industrial regulation in the Pasco Municipal Code until 2035. After that, the
industrial land use will be amended to Medium Density Residential.
4. Mixed Residential and Commercial land uses shall be allocated in each Mixed Residential
and Commercial land use planning area (Figure 3-14). Mix of land use shall contain a
minimum of 20% residential and 20% of non-residential use in each planning area.
5. Mixed Residential and Commercial land use can coordinate with another land use that is
located within close proximity (1/4 mile) in order to meet the intent of the horizonal mixed
use. For example, when Mixed Residential and Commercial land use is located next to
Medium Density Residential land use, Mixed Residential and Commercial land use area can
have a commercial development next to the Medium Density Residential land use area in
accordance with the mixed-use standards for commercial uses. Each single use (residential
and non-residential) in this case can be considered a part of a combined mixed-use
development.
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FIGURE 3-14: MIXED RESIDENTIAL AND COMMERCIAL LAND USE AREA
TABLE 3-5: RESIDENTIAL USES
“P” – permitted subject to applicable standards in this code. Allowed uses will be permitted in structures that
have already gone through a site and building review process.
“C” – permitted subject to the conditional use provisions
“X” – not permitted
Uses not listed in this table are not allowed.
Land Use LDR MDR
Mixed
R-C C OS
Single-family homes - detached P P X X X
Single-family homes - attached
• Townhomes/ row houses
• Duplexes, triplex, fourplex
• Cottage House, Courtyard Housing (4-12 units)
P P P X X
Live/work unit X P P X X
Apartments/Multiple dwellings/Condominiums X P P C X
Manufactured homes/ Factory-assembled homes P P C X X
Nursing homes and assisted living facilities C C P X X
Adult family home (6 or fewer) P P P X X
Family home daycare facility P P P X X
Bed and breakfast P P P X X
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TABLE 3-6: COMMERCIAL AND OFFICE USES
“P” – permitted subject to applicable standards in this code. Allowed uses will be permitted in structures that
have already gone through a site and building review process.
“C” – permitted subject to the conditional use provisions
“X” – not permitted
Uses not listed in this table are not allowed.
Land Use LDR MDR
Mixed
R-C C OS
Administrative and professional offices,
banks, dancing schools
X X P P X
Medical and dental offices X X P P X
Funeral homes X X X P X
Automobile detail shops and automobile
rental or leasing
X X X P X
Hotels and motels X X P P X
Restaurants/ café/ breweries and similar uses X X P P X
Retails stores and shops, e.g., bakeries,
groceries, beauty shops or similar uses
X X
C1
P P X
Filling stations (gasoline and/or electric) X X P P X
Car dealership (showroom sale only) X X P P X
Car wash, repair X X P P X
Entertainment and recreational uses (e.g.,
theaters)
X X P P X
Veterinarian clinics for household pets (no
boarding or outdoor treatment facilities)
X X P P X
Wholesale X X X P X
1. Allowed for live work units and for neighborhood commercial uses with buildings less than 10,000 sq-ft in
size; does not include auto-related uses and drive-throughs businesses.
TABLE 3-7: CIVIC USES
“P” – permitted subject to applicable standards in this code. Allowed uses will be permitted in structures that
have already gone through a site and building review process.
“C” – permitted subject to the conditional use provisions
“X” – not permitted
Uses not listed in this table are not allowed.
Land Use LDR MDR
Mixed
R-C C OS
Museums and galleries C C P P C
Governmental/ civic offices C C P P C
Police and fire stations C C P P C
Libraries P P P P C
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“P” – permitted subject to applicable standards in this code. Allowed uses will be permitted in structures that
have already gone through a site and building review process.
“C” – permitted subject to the conditional use provisions
“X” – not permitted
Uses not listed in this table are not allowed.
Land Use LDR MDR
Mixed
R-C C OS
Community event centers, civic facilities,
recreational centers
P P P P P
Hospitals, clinics C C P P X
Churches and other places of worship C C C P X
Educational institutions C C P P C
Daycare centers and preschool centers C C P P X
Parks, public and private open spaces P P P P P
TABLE 3-8: OTHER USES
“P” – permitted subject to applicable standards in this code. Allowed uses will be permitted in structures that
have already gone through a site and building review process.
“C” – permitted subject to the conditional use provisions
“X” – not permitted
Uses not listed in this table are not allowed.
Land Use LDR MDR
Mixed
R-C C OS
Cottage industries (repair, crafts. Hi-tech etc.) X X C C X
Business incubators X X P P X
Printing shops X X P P X
Existing mineral extractions X X X X X
TABLE 3-9: PROHIBITED USES
“X” – not permitted
Land Uses All Land Uses
1. Automobile sales / Car dealership
2. Automobile assembly services,
3. Repair auto body shops1
4. Mini-storage facilities
5. Pawn shops
6. Adult bookstores or entertainment facilities
7. Truck stops – diesel fuel sales
8. Truck terminals
9. Heavy machinery sales and service
10. Contractor’s plant or storage yards
11. Mobile home and trailer sales and service
12. Veterinarian clinics for livestock, including outdoor treatment facilities
X
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“X” – not permitted
Land Uses All Land Uses
13. Any outdoor manufacturing, testing, processing, or similar activity
14. On-site hazardous substance processing and handling or hazardous waste
treatment and storage facilities
15. Junkyards, automobile wrecking yards, scrap iron, scrap paper, or rag
storage, sorting, or baling
16. Recreational vehicle parks
17. Outdoor storage of RVs, boats, and trailers (not individual lot specific) 2
Notes:
1. Allowed in Commercial land when such uses are adequately screened with landscaping buffer from abutting
residential and mixed-use neighborhoods, and the site and building design is compatible with the surrounded
uses
2. Prohibited in Commercial land, allowed as part of residential neighborhoods when screened in such a way
that they are not visible from public streets, abutting residential and mixed-use neighborhoods. Such screening
must be compatible with the design of the surrounding neighborhoods.
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3.4.2 MEDIUM DENSITY RESIDENTIAL
This land use will implement the standards in this section and standards from PMC R-2, R-3, R-4,
and PUD zoning. Standards in this section will take precedence over R-2, R-3, R-4, and PUD zoning
standards.
3.4.2.1 Intent
The intent of this land use is to allow small lot single-family homes, both attached and detached, as
well as duplexes, triplexes or multiplexes, and townhomes in this land use.
3.4.2.2 Density
Density in this land use is 6 to 29 dwelling units per acre. Density will vary in different zoning
districts.
3.4.2.3 Lot standards
TABLE 3-10: LOT SIZE IN ZONING
Building Type R-2 R-3 R-4
Single-family detached (minimum) 5,000 sf/du 3000 sf/du 2000 sf/du
Single-family residential - attached
Townhome/Row House (minimum) 3,000 sf/du 2,000 sf/du 1,500 sf/du
Duplex, Triplex, Fourplex (minimum) 2,500 sf/ du 2,000 sf/du 1,500 sf/du
Cottage / courtyard housing (minimum lot size
for 4 units minimum to 12 units maximum) 2
2,000 sf/du 1,800 sf/du 1,500 sf/du
Multiplex (minimum) Based on the Comprehensive Plan density, site design and
parking standards
Notes: Lot size averaging shall apply according to PMC 21.20.070, Lot Size Averaging.
1. Lot standards shall comply with the PMC 25.22 standards for R-2, R-3 and R-4 zoning
districts. A maximum 20% of deviation from lot size, width, and frontage can be allowed if
the average of all lots in the development complies with the standards, and if the
development achieves a better quality of development by deviating from these standards.
Lot size averaging must not reduce the net density. Tables 3-10 indicate lot size
requirements.
2. Lot width, frontage, coverage, and building height and setback shall be according to PMC
25.22 standards for R-2, R-3 and R-4 zoning districts.
3.4.2.4 Access and driveways
1. For multiple units, the distance or length of the driveway approach to the parking shall be
no less than 15 ft (Figure 3-15).
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2. Vehicular access and driveway locations shall be located to minimize impact on
pedestrian/bike routes.
3. Shared driveways are allowed for maximum 4 detached dwelling units, and for all attached
dwelling units (Figure 3-15).
4. Duplexes, triplexes and fourplexes shall have shared driveway access from public street.
5. Minimum width of shared driveway, and/or internal access roads shall be 26 ft with a
turning radius of 26 ft except for PMC 21.20.060.
Distance or length of the driveway approach to
the parking
Shared driveway from public street; individual unit driveways from private street
Driveway access from private street or alley
Sidewalk behind the curb-cut
Shared driveway for up to four single-
family detached units
FIGURE 3-15: DRIVEWAY OPTIONS
6. When driveways of individual dwelling units consist of more than 50% of the lot width,
developments must avoid repeated curb-cuts from public streets in order to provide safe
pedestrian movement. At least one of the following design approaches shall be followed
(Figure 3-15):
a. Use shared driveways in order to reduce individual driveways from the main access
road.
b. Driveway access from private streets and/or alleys.
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c. Place the sidewalk behind the curb-cut and with minimum 20-foot driveway depth from
the back of the sidewalk.
7. For multi-units, internal access roads connecting parking lots and dwelling units shall be
easily identifiable.
8. For apartments and multiplexes, dedicated pedestrian network between parking lots, public
streets and sidewalks, open spaces, and community facilities shall be provided.
9. Developments shall provide pedestrian and bicycle access within and onto the site. Access
points onto the site shall be provided (a) approximately every 330’ to 660’ feet along
existing and proposed perimeter sidewalks and walkways, and (b) at all arrival points to the
site, including abutting street intersections, crosswalks, and transit and school bus stops. In
addition, access points to and from adjacent lots shall be coordinated to provide circulation
patterns between sites.
10. Walkways shall form an on-site circulation system that minimizes the conflict between
pedestrians and traffic at all points of pedestrian access to on-site parking and building
entrances. Walkways shall be provided when the pedestrian access point onto the site, or
any parking space, is more than 60’ feet from the building entrance or principal on-site
destination.
11. A cluster or multiple clusters of dwelling units and parking shall be considered to break
down the long and linear circulation pattern.
12. A network of pedestrian connections shall be provided between parking lots, street
sidewalks, open spaces, community facilities and buildings.
13. Pedestrian walkways shall connect with public parks, open spaces and/or common areas
within the development and in the vicinity.
14. Pedestrian access must be clearly visible from the street and parking lots.
15. Minimum width of a hard surfaced walkway shall be according to the ADA standards.
16. Walkways must be adequately lit to meet the industry and City standards. All lighting,
material and surface standards shall meet the City code.
17. Walkways must be maintained by the owner or owner's association.
3.4.2.5 Setbacks
1. Building setbacks shall be according to Table 3-11 and the standards in this Section 3.4.2.5.
Also see Figure 3-16.
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TABLE 3-11: BUILDING SETBACKS
HOME TYPE
Minimum Building Setbacks
Front Rear Side
SFDU – Detached, Duplexes (Living Unit) 15’* 15’ 5’
SFDU – Attached, Townhome, Cottage Housing,
Multiplex/Apartments^ 12’**,+ 15’ 5’
*Permitted when/if attached garage is setback at least 20’, or accessed via rear alley or shared private driveway;
no encroachment of a utility easement permitted
**Permitted with shared driveway is used and parking is located in middle or rear of development
+ When building is accessed directly from public streets, standards of SFDUs-Detached shall apply
^Multiplex/Apartments or mixed=use buildings permitted without a minimum setback if abutting a sidewalk is 8’
or wider and has garage or parking located on the back or side of the site. A 5’ landscaping buffer setback is
required when the abutting sidewalk width is less than 8’
2. Front yard setback for single family detached dwelling units and duplexes shall be as
follows:
a. The living unit of a home may be set back from the back of the sidewalk or property
line whichever is closer to the building a minimum of 15 feet if the attached garage
is setback at least 20 feet from the back of the sidewalk, or if the garages are
accessed from alleyways or private shared driveway.
b. A setback of 15 ft from the back of the sidewalk is allowed when parking and
garages are located on the rear side
3. Front yard setback for single family attached dwelling units and multiplexes shall be as
follows:
a. A setback 12 ft from the back of the sidewalk or property line whichever is closer to
the building is allowed when shared driveway is used, and parking area is located in
the middle, side of rear side of the development. Building structure shall not
encroach upon any utility easements required by the City.
b. When buildings are accessed directly from a public street without a shared
driveway, standards #2 of this Section 3.4.2.5 shall apply.
c. Multiplex/apartments buildings, or townhomes as part of a mixed-use building are
allowed without any setback when they abut an 8 ft or wider sidewalk (including
street tree planting boxes), and the building has garage parking or parking is located
on the side or back of the building.
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i. For sidewalks less than 8 ft wide, multiplex buildings shall add a minimum of
5 ft of landscaping in between the sidewalk and building, or expand the
sidewalk for an additional 5 ft to be maintained by the property owner, or
the home owners’ association. Additional setback may be required to
accommodate easements, street or sidewalk improvements, or public
plazas.
Single-family detached
Single-family detached – shared driveway
Single-family attached - townhomes
Cottage homes/ courtyard housing
FIGURE 3-16: SETBACKS AND DRIVEWAY STANDARDS BY BUILDING TYPES
4. Side yard setback shall be 5 ft for all housing types
5. No side yard setback is required for attached dwelling units in zero lot lines; corners of zero
lot lines shall have 5 ft setback
6. Rear yard setback shall be 15 feet for all housing types.
7. Rear yard setback for single family attached dwelling units and multiplexes shall be 15 feet
minimum.
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8. Lots with alleyways or private driveways and garages accessed from alley shall have 5 ft rear
yard setback for the garage portion from alley. Additional setback may be required if
needed for vehicle turning radius into garage. Rear yard setback for the living portion shall
be according to standards identified in this section.
3.4.2.6 Additional design considerations
1. All residential site and building design standards in the PMC 25.175, such as treatment of
the corner lots, entrance, orientation, open space, landscaping, signage, lighting, building
height, bulk and scale shall apply.
2. Residential developments should orient to surrounding uses, including residential and
non-residential areas, in a way that encourages compatible development patterns,
character, and appearances.
3. Where appropriate, incorporate and enhance significant natural features as site amenities
and/or design elements.
4. Address the critical issues of site layout that influence a compatible and integrated
neighborhood character, including, but not limited to, vehicular access, pedestrian
connectivity, building orientations, and common spaces.
5. Limit street connections for individual residential homes off major roadways, including
highways, principal arterials, and other designated mobility corridors, to mitigate
development impacts on the roadway system.
6. Site entryways, primary circulation patterns, and connections to adjacent uses should
appear and function like complete streets with sidewalks and pedestrian amenities rather
than oriented to accommodate only vehicles.
7. Strategically locate common and open spaces and site amenities to encourage and support
pedestrian activities.
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3.4.3 MIXED RESIDENTIAL AND COMMERCIAL
3.4.3.1 Intent
The purpose of Mixed Residential and Commercial land use is to encourage mixed-use
developments for efficient use of land and public services, increase economic return, reduce
transportation costs, encourage human interaction, create place-making with day and evening
activities, create a more sustainable development pattern, and increase development
opportunities.
The notion of mixed use for the Broadmoor area is to accommodate uses that are compatible,
supportive, and complement each other. Various land uses in the Mixed Residential and
Commercial land use designation should be placed in close proximity. To that effect, mixed use can
be horizontal in a block setting, or vertical in a building setting as shown in Figure 3-17.
Horizontal mix of uses in multiple buildings, commercial
facing the street, residential buildings in the back
Vertical mix of uses in the same
building with ground floor retail
FIGURE 3-17: HORIZOTAL AND VERTICAL MIX OF USES
3.4.3.2 Density and mix of uses
1. At least 20% of the combined gross floor area of the buildings proposed within each of the
four Mixed Residential and Commercial land use planning areas (M-1, M-2, M-3 and M-4)
shown in Figure 3-14 shall be devoted to residential uses, and at least 20% to non-
residential uses. The 80%/20% thresholds for residential, commercial, and non-residential
uses shall be applied based on the following criteria:
a. Use within a specific mixed-use area (M1, M2, M3 or M4)
b. Use is located within and/or overlapping a mixed-use area and/or different land use,
in conformance with 3.4.3.2(1)
c. Uses are within 1/4-mile proximity
2. Parking garages or portions of garages devoted to residential or non-residential uses may be
counted toward this requirement, but surface parking may not.
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3. Maximum of one single use can be 80% of the total development and/or the floor area,
whichever applies.
4. The Planning Director may approve ratios and/or density lower than the minimum up to
10% if the project meets the overall intent of the Mixed Residential and Commercial land
use.
5. Public uses shall be based on design general standards.
Residential Mix
1. For vertical mixed-use projects, minimum 20% of the building area for vertical mixed use, or
20% of the total building project wide shall be residential.
2. Density of minimum 21 dwelling units per acre for the residential portion of the site shall be
required.
Commercial/ Non-Residential Mix
1. Minimum 20% of the building area for vertical mixed use, or 20% of the total building/floor
area on the site shall be commercial or a non-residential use.
3.4.3.3 Lot standards
Size
1. Lot standards are flexible, and shall be according to the mixed-use block standards in sub-
section 3.2.2.2.
2. Residential portions of developments for horizontal mixed-use shall be according to lot
standards as mentioned in Medium Density Residential Section 3.4.2.3, Table 3-10, Lot Size
in Zoning, and PMC 25.22 standards for R-2, R-3 and R-4 zoning districts.
3.4.3.4 Building design standards
Height
1. Mixed use with ground floor retail shall have a maximum height of 90 feet including upper-
level step backs.
2. Residential building shall maintain maximum building height according to PMC 25.22 unless
mentioned in this Section.
3. Maximum building height for multiplex/multifamily adjacent to commercial areas in a
horizontal mixed-use shall be 90 feet including upper-level step backs.
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Active Ground Level and Building Design
1. For vertical mixed use, and commercial portion of horizontal mixed use, ground levels shall
be designed to promote easy pedestrian access. Human scale design shall include:
a. Linkages between sidewalks and building access
b. Store frontage with at least 50% of transparent façade on the street side and/or
pedestrian access side
c. Building form and scales that relate to pedestrians, such as wider sidewalk at the
ground level, awning, canopies, pergolas, etc.
2. For vertical mixed use, and commercial portion of horizontal mixed use, buildings should be
designed with architectural features such as:
a. Projecting or recesses elements, varying roofline, upper level step back (Figure 3-18)
b. Modulation and articulation. Vertical articulation of buildings shall be at least at
every 50 feet.
FIGURE 3-18: GROUND FLOOR RETAIL AND UPPER LEVEL STEP BACK
3. At least 30% of the floor area of the ground floor or a portion of a mixed-use development
must be dedicated to commercial uses that are accessible to pedestrians. when located on
streets other than principal arterials. These standards shall be applicable for street
frontages on arterial streets when they are the main street frontages.
a. Parking garages can be included in this count as long when they do not consist of
more than 25% of the site or street frontage. These standards shall be applicable for
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street frontages including arterial and collector street frontages when they are the
main street frontages.
4. Commercial building frontages shall have at least 50% of transparent façade on the street
side. Blank facades shall not face public streets. In case when such facades are unavoidable,
blank facades shall be treated with trellises, modulation of the façade, display windows,
artwork, lighting, and enhanced landscaping treatment.
5. Service areas such as utilities, dumpsters, loading docks, etc. shall be located in the less
visible side of the site to avoid negative visual impacts on the street environments. They
shall not face a major public street. In cases where there are no other options, backside
facing public streets must be screened from public view with landscaping, and/or fencing
that are consistent with the overall building design.
6. Roof-mounted mechanical equipment must be located and screened so the equipment is
not visible from the ground level of adjacent streets or properties. Color of roof-mounted
equipment should be matched with the exposed color of the roof to minimize visual impacts
whenever possible.
7. Other standards such as Section 3.6, Street Environment and Public Realm shall apply to
activate buildings’ ground level with the street environment.
3.4.3.5 Access and driveways
1. Standard driveway width for individual dwelling units (attached) for residential uses: 15 feet
minimum; 20 feet maximum
2. Shared driveway width for all attached dwelling units shall be 26 feet minimum, 30 feet
maximum. This doesn’t apply to multiplexes and/or vertical mixed-use buildings.
3. Additional access and driveway standards from Section 3.4.2.4, Access and driveways shall
apply for residential uses in a horizontal mixed-use setting.
4. For vehicular and pedestrian accesses, see Section 3.2.3, Circulation and Connectivity.
5. Each mixed-use building must have clearly visible front entrance accessible by pedestrians
from the street. Residential entries should be designed to provide separation between front
doors and the street environment.
6. Street crossings/crosswalks for pedestrian shall be designed to enhance visibility and safety;
they shall use clear demarcation, painted pavement surface, raised sidewalk at the crossing,
or similar treatment.
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3.4.3.6 Compatibility
1. Compatibility of Uses. Land uses in mixed-use sites shall be selected and designed to
encourage interaction among uses (Figure 3-19). Examples include but are not limited to
commercial developments that are significantly used for shopping by on-site or adjacent
residents or office workers.
2. All buildings and improvements on the site shall be located and designed to look and
function as an integrated development and to encourage pedestrian travel between
buildings and uses.
FIGURE 3-19: INTEGRATED MIXED-USE DEVELOPMENT
3. Multiple uses can be designed to be compatible with each other visually and functionally
through massing, building material, façade treatment, and orientation (Figure 3-20).
FIGURE 3-20: COMPATIBLE BUILDING DESIGN
3.4.3.7 Setbacks
1. Residential buildings in horizontal mixed-use developments shall comply with the setback
standards in Section 3.4.2.5, Setbacks and 3.4.3.8 Building Placement and relationship with
Street, whichever is applicable.
2. Commercial and vertical mixed-use buildings:
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a. No setback is required for buildings. However, buildings shall not encroach on
utility easements.
b. Setbacks shall be consistent to make a pedestrian-friendly street frontage except
when buildings setbacks are used to create plazas, open space and public
amenities.
c. Majority of setback areas shall be dedicated to public realm for pedestrian
activities such as wider sidewalk, plazas, public open spaces, outdoor seating
areas, etc. See Section 3.4.3.8, Building Placement and Relationship with Streets,
and Section 3.6, Street Environment and Public Realm.
3.4.3.8 Building placement and relationship with streets
1. For horizonal mixed use project site applications, commercial portion of the
development should be primarily on the public street frontage while residential uses can
be located further away from the primary street.
2. Parking shall be located behind the buildings (Figure 3-21) and shall not be allowed
between buildings and the street within community centers and corridors (Figure 3-26)
except as allowed in section 3.7.
FIGURE 3-21: BUILDINGS CLOSE TO THE STREET
3. Vertical mixed-use buildings of non-residential buildings that are part of mixed-use
projects must be located close to the street. When abutting a corridor street, such
buildings shall be within 10 feet of the inward from the property line, and for all other
streets within Mixed-Residential and Commercial land use, buildings shall be within 20
feet of the inward from the property line, except for when buildings are set back to
create plazas, open space and public amenities (Figure 3-22).This does not prevent
additional buildings to be located away from the street in a multiple building setting.
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FIGURE 3-22: BUILDING PLACEMENT WITH PLAZAS AND COURTYARDS
4. Corners of community centers and corridor intersections shall be treated with plazas,
wider sidewalks, landscaping, artwork, and street furniture such as seating, benches,
bike racks, etc. (Figure 3-23).
FIGURE 3-23: TREATMENT OF STREET CORNER WITH PLAZAS AND OUTDOOR SEATING
5. The primary access to buildings shall be visually prominent and easily accessible by
pedestrians. Street frontages and intersections shall be enhanced with sidewalk, front
court, plazas.
6. Separate buildings shall be connected through pedestrian linkages delineated through
landscaping, differentiated surface materials, or texture.
7. Blank façade shall be treated with trellises, modulation of the façade, display windows,
artwork, lighting, etc.
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3.4.4 COMMERCIAL
3.4.4.1 Intent
The intent of this land use is to allow various commercial uses to serve the area such as retail,
wholesale, service, and ancillary office uses, as well as appropriate public uses such as government
that meet the vision for the Broadmoor area to become a vibrant pedestrian-friendly community
with quality design.
3.4.4.2 Development standards
1. Development standards such as density, intensity, setback, height, parking, etc. shall be
according to the City’s zoning codes for commercial uses. Additional standards are
described below that will take precedence in the case of a conflict with the City’s zoning
codes for commercial uses.
3.4.4.3 Building placement and relationship with streets
1. Buildings shall be located close to the street to enhance streetscape character.
a. Parking shall not be allowed between buildings and the street.
b. In cases when parking abuts the street, standards from Section 3.7.2(5) shall apply.
2. Commercial buildings abutting Mixed Residential and Commercial land use, and/or
located within the community centers and corridors (Figure 3-26) shall be within 10 feet
of the inward from the property line except for when buildings are set back to create
plazas, open space and public amenities (Figure 3-22).
3. Parking shall not be allowed between buildings and the street within community centers
and corridors (Figure 3-26). Corners of such community centers and corridors shall be
treated with plazas, wider sidewalks, landscaping, artwork, and street furniture such as
seating, benches, bike racks, etc. (Figure 3-23).
4. Both pedestrian and vehicular access to the site shall be clearly visible and safe.
5. Buildings should be oriented to face public streets, open space, or plazas.
6. Blank facades should not face public streets. In case when such facades are unavoidable,
blank facades shall be treated according to the standards in Section 3.4.4.4, Building
Design.
7. Buildings are encouraged to be oriented to reduce exposure to strongest summer
sunlight and glare from reflecting surfaces.
8. Service areas shall be located away from public streets.
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3.4.4.4 Building Design
1. Building designs should appropriately address building scale, mass, and form, and the
use of materials, architectural elements, and details to ensure a compatible and
aesthetic built environment.
2. Entrance to the building must be prominent with entry doors, porches, protruded or
recessed entrances and shall be easily accessible from the adjacent public street and
parking lots.
3. Primary pedestrian entrances must face public streets, open spaces, or plazas,
whichever is available.
4. The street facing facade shall be designed to break down the bulk and mass into
pedestrian scale by using the at least two of the modulation and articulation techniques
as follows:
a. Change in the roof or wall plane. For wall plane (façade modulation), use recesses
and/or projections (Figure 3-24)
b. Projected or recessed elements, canopies, cornices, etc.
c. Upper-level step back when feasible
FIGURE 3-24: FAÇADE MODULATION
5. Blank façades shall be treated with trellises, modulation of the façade, display windows,
artwork, lighting, etc.
6. For commercial buildings, façade facing public streets or public open spaces or plaza
shall have at least 25% of the façade area composed of clear vision glass unless a
specific alternative design provides a better façade treatment and is approved by the
Planning Director.
7. For ground floor retail, at least 40% of the ground floor façade shall be oriented
towards, or face public streets or public open spaces or plazas, unless a specific
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alternative design provides a better façade treatment and is approved by the Planning
Director.
8. Service areas such as utilities, dumpsters, loading docks, etc. shall be located in the less
visible side of the site to avoid negative visual impacts on the street environment. They
shall not face a major public street. In cases where there are no other options, backside
facing public streets must be screened from public view with landscaping and/or fencing
consistent with the overall building design.
9. Roof-mounted mechanical equipment must be located and screened so the equipment
is not visible from the ground level of adjacent streets or properties. Color of roof-
mounted equipment should be matched with the exposed color of the roof to minimize
visual impacts whenever possible.
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3.4.5 OPEN SPACE
3.4.5.1 Intent
Open space land use provides various functions, such as active and passive recreation, public realm,
pedestrian interaction, contrasts to the built environment, environmental protection, etc. Open
Space land use is intended to:
• Provide various recreational opportunities in parks and recreational areas
• Protect public and/or private natural areas
• Offer scenic qualities in a built environment
• Protect sensitive or fragile environmental areas and functions of the environment
• Preserve the capacity and water quality of the stormwater drainage system
• Provide pedestrian and bicycle transportation connections.
Open space requirements are applicable to all developments within the Broadmoor Master Plan
area. Open spaces are intended to be included within other land uses even if the land use
designation is not Open Space. This includes plazas, trails, courtyards etc. (Table 3-12).
3.4.5.2 Standards
1. Standards for various types of open spaces shall be in compliance with zoning,
streetscape, critical areas, and shoreline regulations and parks and recreation standards
as applicable. However, certain open spaces identified in this section may retain the
underlying zoning and land use designation of the primary use, such as private plazas,
courtyards etc.
2. Open spaces shall be connected with bike and trail facilities. Some open spaces such as
plazas can be extensions of the street environment as well as connected with the trail
system.
3. Developments shall provide open space in the form of parks, plazas, courtyards, bike
and trail connections and natural and landscaped open space. Lands for public parks and
open space shall be required in accordance with the City’s Parks, Recreation and Open
Space Plan’s LOS requirements.
4. Additional design considerations for Open Space are indicated in Table 3-12.
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TABLE 3-12: OPEN SPACE STANDARDS
Natural Open Spaces Parks Plazas Trails/Greenways
Open space
types
An open space
intended for
preservation in its
natural condition; this
also includes
environmentally critical
areas; unstructured
and limited number of
structures can be
allowed.
Parks are a
combination of
active and passive
recreational uses,
such as sports
(active), fishing
(passive) as indicated
in the City’s PROS
Plan. Parks can be
public and/or
private.
An open space
available for civic
purposes and
commercial
activities. Building
frontages should
define these spaces.
Plazas are primarily
hardscape
combined with
landscaping.
Trails are for
pedestrian and
bicycle users; they
may be placed
within
developments and
natural areas. This
includes trails
indicated in the
PROS Plan, as well
as private trails.
Frontage/
Access
Access can be
restricted to protect
the sensitive nature of
the environment;
public streets and
pedestrian trails shall
provide access
according to existing
codes.
At least two street
frontages are
required.
At least one street
frontage is required.
Connectivity points
with street
sidewalks, and
public access points
required.
Size Varies. According to the
PROS Plan standards.
Width: 10 feet
minimum.
Length: 20 feet
minimum.
Width: 5 feet
minimum.
Facilities to
consider
Signage, trails,
benches, drinking
fountains, restrooms.
Signage, trails,
benches, sports
facilities, drinking
fountains, restrooms;
additional facilities
according to the
PROS Plan.
Seating
arrangements,
water features,
drinking fountains,
bike racks.
Signage, benches,
drinking fountains.
3.4.5.3 Residential open space standards
1. Open spaces within residential development should provide private open space or
courtyard for residents (Figure 3-25). Instead of fragmented small open spaces, open
spaces should be consolidated whenever possible, in accordance with the City’s open
space and landscaping standards (PMC 25.175.080).
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2. Residential open space shall be no less than 25 feet wide, and not less than 800 square
feet in area. Developments of more than 10 units shall add 50 square feet for each
additional unit.
Townhomes
Cottage homes
FIGURE 3-25: OPEN SPACES WITHIN RESIDENTIAL DEVELOPMENTS
3.4.6 RECLAMATION
3.4.6.1 Intent
The intent of the Reclamation land use is to designate areas that are currently or more recently
have been used for gravel mining operations for future reclamation.
3.4.6.2 Standards
1. A reclamation plan and future studies shall be required to designate appropriate uses in
this area.
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3.5 STANDARDS APPLICABLE TO COMMUNITY CENTERS AND
CORRIDORS
3.5.1 INTENT
Community center and corridor standards shall apply to the center and street corridor locations in
addition to all other standards in the underlying land use and zoning districts. Community center
standards shall apply to abutting properties at the intersections and within 200 feet of the
intersection as shown in Figure 3-26. Street corridor standards shall apply mostly to mixed-use and
abutting street corridors as shown in Figure 3-26.
1. Gateway center at Broadmoor Boulevard and Sandifur Parkway intersection
2. Mixed-use center at Road 100 and Sandifur Parkway intersection
3. Waterfront neighborhood center at the future north-south roadway and Sandifur
Parkway intersection
FIGURE 3-26: BROADMOOR COMMUNITY CENTERS AND CORRIDOR OVERLAY
108
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3.5.2 GATEWAY CENTER
Gateway center shall provide a sense of entering inside a community while maintaining the retail
and commercial character of the land use.
3.5.2.1 Design standards for Gateway Center
Within the Broadmoor area, lots at the intersection of Broadmoor Boulevard and Sandifur Parkway
shall be treated with the following:
1. Landscaping
2. Gateway signage at the intersection
3. Buildings located close to the intersection
3.5.3 MIXED-USE CENTER
This will provide a central location for various pedestrian-oriented uses and activities such as
restaurants, shopping, transit access, housing, etc.
3.5.3.1 Design standards for Mixed-use Center
1. Buildings shall be located close to the intersection.
2. Buildings shall face the corner and be accessed by pedestrians from the sidewalk(Fig 3-
27).
FIGURE 3-27: BUILDING ACCESSED FROM THE CORNER
3. Building designs shall appropriately address building scale, mass, and form, and the use
of materials, architectural elements, and details to ensure a compatible and aesthetic
contribution to the built environment.
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4. Parking lots shall not be allowed at the corner. Locate parking toward the interior of the
site and integrate parking areas to establish an attractive built environment that
provides accessibility to public spaces and buildings.
5. Sidewalks shall be minimum 10 feet wide.
6. Public spaces, plazas, and/or outdoor seating are required at each intersection.
7. Ground floor retail should have transparent façade to provide visibility.
8. Landscaping with shade trees shall be provided.
9. All other Mixed Residential and Commercial land use standards shall apply.
3.5.4 WATERFRONT NEIGHBORHOOD CENTER
This will provide a central location for various pedestrian-oriented uses and activities as well as
access to the trails and shoreline-based recreation.
3.5.4.1 Design Standards for Waterfront Neighborhood Center
1. All standards for Mixed-use Center and Mixed Residential and Commercial land use shall
apply.
2. Developments should connect to the trail system to provide access to the shoreline
according to the City’s Linkage Plan and shoreline access as indicated in the Shoreline
Master Program.
3. Developments should consider and provide visual access to the shoreline when possible.
4. Developments should maintain environmental protection.
3.5.5 STREET CORRIDORS
Street corridors will promote walkability and create an outdoor environment for various pedestrian-
oriented uses and activities such as restaurants, shopping, transit access, housing, etc.
3.5.5.1 Design Standards for Street corridors
1. All standards in Sections 3.4.3.8 and 3.4.4.2, Building Placement and Relationship with
Street referring to Street corridors shall apply
2. Parking standards for corridors in Section 3.7 shall apply
3. Street Environment and Public Realm standards in Section 3.6 shall apply
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3.6 STREET ENVIRONMENT AND PUBLIC REALM
3.6.1 INTENT
The intent of street standards is to create an outdoor environment reflecting the character of each
land use (Figure 3-26). For example, streets within Mixed Residential and Commercial land use shall
be pedestrian oriented to allow active outdoor pedestrian ambience. For mixed-use areas, street
sidewalks should provide public realm with walking, shopping, seating, and various interactions.
Streets should provide connectivity, accessibility, window shopping, and various recreational
opportunities. For residential streets, access and circulation for both pedestrian and vehicular traffic
should be considered.
Expansion of sidewalks for outdoor seating
Sidewalk promoting walkability and enjoyment
FIGURE 3-28: ACTIVE STREET ENVIRONMENT WITH OUTDOOR SEATING AND WALKING
3.6.2 STANDARDS
3.6.2.1 Street environment
1. Sidewalks in the Mixed Residential and Commercial and commercial land use shall be wide
in accordance with Figures 3-30 through 3-35. Businesses fronting such sidewalks shall be
allowed to provide outdoor seating and activities when such activities maintain a clear
width according to ADA standards.
2. Streetscape shall comply with Section 3.7, Landscaping Standards
3. Mixed-use streets shall include street furnishing such as outdoor seating, benches, bike
racks, artworks, planter boxes etc. Front side of mixed-use buildings shall include plazas,
outdoor seating areas, and/or landscaping.
4. Building design, facades treatment and architectural details shall create visual interest at
the street level. Developments standards under Sections 3.4.3.8 and 3.4.4.3, Building
Placement and Relationship with Streets shall apply for an effective street environment.
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5. The City’s Transportation System Master Plan (TSMP) provides lists of specific street types
and design standards based on traffic demand, and the character of the land use they will
serve. Based on the TSMP, Broadmoor area street and sidewalk standards shall maintain the
standards illustrated in Figures 3-30 through 3-35.
3.6.2.2 Courtyards and plazas
1. Both private and semi-private outdoor spaces shall be incorporated in mixed-use
developments. Private outdoor courtyard areas are for residents only. Semi private plaza
areas for visitors shall also be provided in areas adjacent to the retail/commercial uses
2. Plazas can be located at major street intersections, and connected with sidewalks and
pedestrian trails.
3. Buildings shall be oriented towards plaza areas to create an active street environment.
3.6.2.3 Mid-block connections
1. Mid-block connections shall be allowed through the site and through the buildings to
enhance pedestrian connections through the neighborhoods (Figure 3-29).
2. They shall be used when block length exceeds the required standards.
3. Access to mid-block pathways should be clearly visible, and should be designed to invite
pedestrians. They shall be connected with sidewalks.
4. Mid-block connections shall be well-lit for safety
5. They should connect with sidewalks and other street level uses such as outdoor seating and
dining, art-work, water features etc.
FIGURE 3-29: NON-RESIDENTIAL MID-BLOCK CONNECTION
3.6.2.4 Alleys
1. Alleys are to be used for service access, such as garages for residential uses, and loading
services for commercial uses.
2. Alleys are encouraged in all land uses.
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3.6.2.5 Service and internal connections
1. Standards for private streets/lanes:
a. Private street improvements for streets providing access to uses that are not single-
family residential shall meet the standards for local access roads, at a minimum,
with the exception being that sidewalk must be present on at least one side and
on-street parking must be present on one side. This will result in a roadway section,
with curb and gutter, that measures 32 feet back-to-back of curb. Street lighting will
be provided per the type chosen at the developer’s discretion unless otherwise
specified by the City.
b. Private street improvements for streets providing access to single-family residential
uses shall be designed to meet International Fire Code requirements for fire
apparatus, including pavement markings and signage for “No Parking – Fire Lane.”
Sidewalks are not required when pedestrian paths are provided with a design
accommodating pedestrian circulation that is separated from vehicle traffic
movements. Street lighting will be provided per the type chosen at the developer’s
discretion unless otherwise specified by the City.
c. Private streets must not interfere with vehicle, public transportation, or
non-motorized access to public areas, and may not preclude the connection of the
transportation system.
d. Stormwater facilities must be designed to treat and retain all stormwater on site
without any runoff entering City right-of-way.
e. Every private street shall be named, and names shall be clearly posted in accordance
with the Manual of Uniform Traffic Control Devices (MUTCD) standards.
2. Alleys, if used, shall maintain a minimum 20-foot width.
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FIGURE 3-30: PRINCIPAL ARTERIAL STREET STANDARDS
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FIGURE 3-31: MINOR ARTERIAL STREET STANDARDS
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FIGURE 3-32: COLLECTOR STREET STANDARDS
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FIGURE 3-33: NEIGHBORHOOD COLLECTOR STREET STANDARDS
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FIGURE 3-34: LOCAL STREET STANDARDS
3.6.2.6 Multi-use trails
Trails in the Broadmoor areas can be multi-use/ shared-use in conjunction with existing sidewalks,
or standalone pathways. These will provide walking and biking opportunities. Depending on their
location, they can serve both recreational and transportation needs. The path design will vary in
terms of use, surface types, and widths. Hard surfaces are generally better for bicycle travel.
Adequate widths should be provided to accommodate walking, biking, and maintenance vehicle
access. Recommended width identified for trails is shown in Figure 3-35.
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FIGURE 3-35: MULTI-USE PATHWAY
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3.7 PARKING STANDARDS
3.7.1 STANDARDS FOR RESIDENTIAL DEVELOPMENTS
1. Locate parking toward the interior of the site, or backside of the buildings; integrate parking
areas to establish an attractive built environment that provides accessibility to public spaces
and buildings
2. Two on-site parking stalls per dwelling unit is required in general except for when they are
specifically mentioned in Table 3-13.
3. For multi-unit apartments containing studio units, a reduction in parking for studio units
can be considered at one parking per each studio apartment.
4. An average of 25% reduction in minimum parking is allowed for all dwelling units in a
multiplex within ¼ mile of transit
5. For multiplexes/ apartments, primary parking, open or covered, and garages must be
located at the rear or side of the lot, or must be located in areas that are less visible or less
prominent from the street. On the primary street frontage, no more than 10% of the total
parking stalls, or 35% of the street frontage, whichever is less in length can be used for
parking.
6. For multiplexes/ apartments, parking located near the street must be screened with a
minimum of 15 ft landscaping buffer between the sidewalk and parking. Landscaping buffer
shall include trees and shrubs. See Residential Site Landscaping for additional details.
7. For multiplexes/ apartments, parking must be visible and adequately lit from open areas,
pedestrian walkways and dwelling units in order to ensure safety.
8. Large parking lots in apartment or multi-unit developments with more than 660 liner feet of
parking shall be broken into a few smaller parking lots.
3.7.2 STANDARDS FOR MIXED-USE AND NON-RESIDENTIAL DEVELOPMENTS
1. Parking in the Mixed Residential and Commercial land use shall be according to the
requirements in Table 3-13.
2. Residential and commercial parking shall be physically separated or clearly designated.
3. Vehicular access and driveways shall be located to minimize impact on pedestrian/bike
routes and optimize regional traffic flow.
4. Parking lots shall not occupy the corner directly facing a street intersection.
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5. On local, neighborhood collector and collector streets in Mixed Residential and Commercial
land use, and within community centers and corridors (Figure 3-26), parking shall not be
located between the street and the primary building (Figure 3-36). The City may allow an
individual building or development to have surface parking on no more than 50% of the
street frontage in Commercial land use, and no more than 30% on the centers and corridor
streets (Figure 3-26) and according to Section 3.2.3.2, Street Connectivity Standards. Parking
garages can be included in the count as buildings when they do not consist of more than
25% of the site or street frontage. These standards shall also be applicable for arterial and
collector street frontages when they are the main street frontages.
a. In cases when parking abuts the street, at least 15 feet buffer between the street
and the parking lot shall be used. Such buffer shall include sidewalks, plazas,
landscaping etc. (Figure 3-37). Corners of the parking lots facing a public intersection
shall also be treated with a minimum of 75’ square-feet of public amenities, green
space, landscaping, benches, etc.
FIGURE 3-36: PARKING BEHIND THE BUILDING IN MIXED-RESIDENTIAL AND COMMERCIAL LAND USE
b. Single buildings containing single use or business that exceed 100,000 square feet
(first floor only), and/or when the site faces three of more public street frontages
may apply for an exemption to standards in 3.7.2(5) in Commercial land use. In such
cases following standards shall apply:
i. Street frontage may be counted as an aggregate of all public street frontages
instead of each public street for surface parking, and 50% of the aggregated
public street frontages can front surface parking
ii. The site shall include additional landscaping and public space treatment
along the frontages, with a minimum of a 20’ buffer and 200 square feet of
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public/pedestrian amenities at intersection corners. Additionally, the
landscaping buffer shall include street trees at every 100 ft.
iii. Parking lot shall include clearly designated and enhanced walkways at every
120 ft; such walkways shall be treated with separate pavement material,
landscaping and/or pedestrian striping.
iv. Safe pedestrian walkways shall be provided from the parking lot to the
building and public sidewalks.
v. All standards of 3.8.3, Parking lot landscaping shall apply.
6. Portions of site frontages that are devoted to off-street parking or access shall include
design features such as landscaping screening to maintain visual continuity of the street
and sidewalk to the fullest extent possible (Figure 3-37).
7. Parking lots shall include bicycle racks near the sidewalk or close to the building.
FIGURE 3-37: PARKING LOT SCREENED WITH LANDSCAPING AND ARTWORK
8. On-street parking or off-street public parking lots may be used in combination with
dedicated off-street parking to accommodate parking demand from individual
developments.
9. Parking lots among abutting parcels/businesses shall be connected.
10. Developments shall comply with Section 3.8.3, parking lot landscaping and buffer
standards.
11. Parking lots shall have pedestrian connectivity e.g. walkways, mid-block connections etc.
at every 250 ft.
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12. Coordinate with public transportation provider for conformance with planned transit
systems to the transportation network and plan for the integration of appropriate
transit facilities and infrastructure.
13. Parking lots near transit centers shall include shared parking between businesses and
transit riders. In such cases, staggering time of the share parking lots shall be
considered.
3.7.3 PARKING REDUCTIONS
1. The number of parking stalls required can be lowered by 15% for parking areas greater
than 16,000 square feet.
2. If adjoining developments can be developed and designed efficiently and economically
as one facility, the total combined required parking stalls may be reduced by 10%.
3. The required number of parking stalls can also be reduced by 20% if the developer
includes access to bus stop on a transit route, or shared parking spaces with adjacent
developments.
4. For structured parking, up to 20% reduction in required parking shall be allowed.
5. Parking lots larger than the minimum required in the code should have a 10% increase
in the total landscaping area, number of trees, shading, and pedestrian walkways in
addition to other design standard requirements.
TABLE 3-13: PARKING STANDARDS IN MIXED RESIDENTIAL AND COMMERCIAL LAND USE
Use Category Minimum Maximum
RESIDENTIAL USES
Single-family detached 1 2
Accessory dwelling units 0.5 1
Single-family attached
Townhomes/ row houses 1 2
Duplex, triplex, fourplex 1 per du 2 per du
Apartments/ Multifamily
dwellings/ Condominiums
0.75 per du 1.5 per du
Manufactured homes/ factory-
assembled homes
According to the type of
developments, single-family or
multiplex
Nursing homes and assisted living
facilities
0.25 per bed 0.5 per bed
Adult family home (6 or fewer) Same as single-family requirements
Family home day care facility Same as single-family requirements
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Use Category Minimum Maximum
COMMERCIAL, OFFICE, EDUCATIONAL, AND GOVERNMENT USES
(per 1,000 square feet of gross floor area unless otherwise specified)
Churches, places of worship, clubs,
fraternal societies
1 per 100 square feet main
assembly area
1 per 60 square feet of main
assembly area
Commercial lodging (hotel, motel,
bed and breakfast, short-term
vacation rentals)
0.5 per room
1 per room
EDUCATIONAL USES
Elementary schools 1 per classroom and 1 per
employee
1.5 per classroom
Middle schools 1 per classroom 2 per classroom
High school 7 per classroom 10.5 per classroom
Universities, colleges, business,
professional, technical and trade
schools
0.3 per full-time student and 0.8
per employee
0.5 per FTE student and 0.8 per
employee
Gyms or fitness centers 3 5
Museums and art galleries 2.5 4
Offices: administrative,
professional, government
2 4
Medical and dental offices Same as retail and services
Libraries Same as offices
Community event centers Based on site planning standards
Portable food vendors/food trucks None required None required
Restaurants/bars/ breweries,
wineries, and distilleries
0.5 per 3 seats 1.0 per 3 seats
Retail sales and services 3 5
Car dealership (showroom sale
only)
Same as retail and services
Car wash, repair Same as retail and services
Filling stations ((gasoline and/or
electric)
Same as retail and services
Veterinarian clinics for household
pets (no boarding or outdoor
treatment facilities)
Same as retail and services
RECREATIONAL AND ENTERTAINMENT USES
(per 1,000 square feet of gross floor area unless otherwise specified
Public and private parks and trails To be determined during land use
approval process
Event entertainment (indoor or
outdoor)
1 per 8 seats 1 per 5 seats
Theaters 1 per 4 seats 1 per 2.7 seats
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Use Category Minimum Maximum
Institutional Uses
Hospitals 1 per bed 1.5 per bed
Police and fire stations 2 4
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DEVELOPMENT STANDARDS: LANDSCAPING | ENVIRONMENTAL PROTECTION
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3.8 LANDSCAPING STANDARDS
3.8.1 GENERAL STANDARDS
1. Developments shall conform with the landscaping standards of PMC 25.180, especially
PMC 25.180.060 for streets in the Broadmoor area, and PMC 25.180.070, Parking Lot
Landscaping.
2. Landscaping should maintain the selection of plants listed from the Washington Native
Plant List for Franklin County (wnps.org). Xeriscape methods for drought-tolerant
landscaping should be used. Plant material shall be a mixture of drought-tolerant
deciduous and evergreen trees. Drought-tolerant plant materials may contribute up to
50% of the required landscaping ground cover and street trees.
3. Preservation of mature trees should be considered during any development. .
4. Replacement of existing trees shall be 1:1.5 ratio.
3.8.2 STREET FRONTAGE
1. Street trees shall be planted along public streets as shown in Section 3.6, Street
Environment and Public Realm.
2. Developments must include street trees aligned in clusters of varied spacing or equal
spacing depending on the street and neighborhood character.
3. Where street trees are planted with equal spacing, spacing shall be 30 feet maximum
from each center.
4. Street tree minimum size at installation should be 1.5-inch caliper.
5. Street tree locations must be coordinated with the street lighting and utility plans to
minimize interference.
6. All landscaping elements, plant materials, and street trees shall be planted or installed
by the developer and maintained by the property owners or business owners. A
maintenance agreement among adjoining property owners shall be required; the
agreement shall run with the land.
3.8.3 PARKING LOT LANDSCAPING AND BUFFERS
1. The parking lots must be landscaped with large canopy type trees as listed in the
recommended tree listing or as approved by the City, that provide shade without
obstructing visual access to businesses. Trees should be allowed to mature and be
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maintained a minimum height of 30 feet. At least 40% of the entire parking lot must be
shaded by these trees within 12 years of planting.
2. Large parking lots shall be broken into smaller ones with landscaping and pedestrian
connections. A landscaped area shall be within 75 feet of any parking stall.
3. Safe pedestrian walkways shall be provided from the parking lot to the building and
public sidewalks.
4. Parking lots between the building and an arterial street shall have a minimum buffer of
15 feet between the parking lot and the property line. Single buildings in Commercial
land use exceeding 100,000 square feet (first floor only) that apply for an exemption
according to 3.7.2(5) shall include additional landscaping and buffer according to
3.7.2(5)(b).
5. Parking lots adjacent to local access streets and alleys shall have a minimum buffer of
5 feet between the parking lot and the property line.
6. All developments shall provide interior parking landscape areas at the following rates:
a. If parking lots have 10 to 30 parking stalls, then 20 square feet of interior parking
landscape per parking stall shall be provided.
b. If parking lots have 31 to 50 parking stalls, then 25 square feet of interior parking
landscape per parking stall shall be provided.
c. If parking lots have 51 or more parking stalls, then 30 square feet of interior parking
landscape per parking stall shall be provided.
7. Interior parking lot landscape areas distributed as planting islands or strips shall have an
area of at least 100 square feet and a narrow dimension of no less than 5 feet in any
direction.
8. Priority for location of interior parking lot landscaping shall be:
a. First, at the interior ends of each parking bay in a multiple lane parking area. This
area shall be at least 5 feet wide and shall extend the length of the adjacent parking
stall. This area shall contain at least one tree.
b. Second, with the remaining required square footage of landscape area being equally
distributed throughout the interior of the parking lot either as islands between stalls
or landscape strips between the two rows of a parking bay or along the perimeter of
the parking lot. Interior landscape islands shall be at least 5 feet wide and shall
extend the length of the adjacent parking stalls. Landscape strips must be a
minimum 5 feet wide.
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3.9 ENVIRONMENTAL PROTECTION
3.9.1 STANDARDS
Any developments in the environmentally sensitive areas shall be avoided unless they are mitigated
according to local, state, and federal regulations.
1. Developments shall comply with the City’s Critical Areas Ordinance and Shoreline
Master Program regulations as applicable. Mitigation of existing PHS areas has been
coordinated with WDFW. This mitigation plan in the Broadmoor Area EIS shall be
followed for environmental protection.
2. Install and use stormwater best management practices (BMPs) to include control
structures (i.e., silt fencing, etc.) (refer to Stormwater Management Manual for Eastern
Washington, August 2019;
https://apps.ecology.wa.gov/publications/documents/1810044.pdf) to prevent the
likelihood of construction and stormwater runoff degrading surface waters and adjacent
wetlands/riparian habitats. Control structures shall be properly maintained and
inspected on a regular basis to ensure the integrity of BMPs.
3. Monitor the adverse impact and the compensation projects and take appropriate
corrective measures on a periodic basis as required.
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4 COST ESTIMATE
You will find in this Section:
▪ Cost estimate for key improvements
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4.1 KEY IMPROVEMENTS
The City has identified priority areas for development and costs of capital facilities projects.
Table 4-1 identifies cost estimates for some major capital projects. This is provided only with
available data, and the actual cost of the entire area is expected to be higher, different, and/or
subject to change. The City is also assessing ways to finance projects with tax revenue, bonds, and
TIF.
TABLE 4-1: COST ESTIMATE
Capital Facilities Estimated Cost ($)
Water
West Pasco Water Treatment Plant expansion – Phase 1 and 21 2,700,000
West Pasco Water Treatment Plant expansion upgrade1 910,000
New Storage Reservoir: 3.5 MG - Zone 31 7,469,000
Water transmission line (Transmission Main from West Pasco
Water Treatment Plant to Broadmoor area) - 24 in2
3,221,000
Water transmission line (Transmission Main from West Pasco
Water Treatment Plant to Broadmoor area) - 18 in2
1,985,000
Backbone Transmission Main (12,16,24 inch) 2 6,961,000
3,174,000
4,832,000
Subtotal 31,252,000
Sewer
West Broadmoor Sewer Main3 6,116,000
West Broadmoor Lift Station3 2,935,000
Sewer trunk line from Sandifur Parkway Extension to Desiree
Street
4,598,000
Regional/Broadmoor Area Lift Station (includes the force main) 2 3,500,000
Gravity Sewer Main – Extension of Harris Rd Sewer2 9,169,000
Gravity Sewer Main – Regional Lift Station Basin2
8 inch 5,315,000
12 inch 7,138,000
15 inch 6,167,000
Subtotal 44,938,000
Street, Park, and Fire Improvements
Harris Road/Road 1084 9,909,450
Sandifur Parkway Extension from Broadmoor Boulevard to future
Road 1084
7,363,350
Sandifur Parkway Extension from future Road 108 to future Dent
Road4
5,146,450
Broadmoor Boulevard improvements4 2,676,300
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Capital Facilities Estimated Cost ($)
Broadmoor Intersections4 1,927,000
Future Buckingham Drive4 4,804,900
Burns Road from Broadmoor Boulevard to future Road 1084 2,718,950
Burns Road from future Road 108 to future Dent Road4 2,725,750
Harris Road extension and east west road between Harris Road
and Road 1084
7,274,850
Subtotal 44,547,000
I-82 Loop Ramp4 6,000,000
Parks5 6,100,000
Fire Station5 500,000
Subtotal 9,900,000
Total 143,237,000
Sources:
1. Pasco Comprehensive Water System Plan 2019
2. Technical memorandum from Murraysmith on November 18, 2019; updated January 6, 2020 – 6 year
planning horizon; this includes an expanded study area outside of the Broadmoor boundary
3. City of Pasco 2021 Comprehensive Sewer Plan Addendum
4. Tax Increment Financing estimates from the City
5. Pasco CIP 2020- 2025
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5 IMPLEMENTATION
You will find in this Section:
▪ Partnership
▪ Financing
▪ Phased development
▪ Development regulations
▪ Permit review process
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The Broadmoor Master Plan will be implemented through various tools and policies by the City and
its partners.
5.1 PARTNERSHIP
The City and property owners should partner in developing the area with common goals and vision.
A public-private partnership will require cost sharing between the City and developers, locating
catalytic projects in the area, and identifying and allocating capital funds for the development of
this area. Other partnership activities will include marketing the area for a business-friendly
environment, welcoming businesses, and promoting innovative businesses.
The City will partner with other public and private agencies.
• Benton Franklin Transit Authorities - transit centers, transit stops, and a pedestrian-friendly
environment
• Pasco School District – to provide school sites, share school and park facilities
• Port of Pasco – jobs and tourism in this area
• Franklin County – regional collaboration
• Visit Tri-Cities – jobs and tourism
• Pasco Chamber of Commerce – business development
• Pasco Housing Authority, Homebuilders’ Association – promote various housing choices
5.2 FINANCING
Financing capital projects will be the key in implementing the master plan vision. The City has
already allocated funds in its Capital Improvement Program (CIP) for major roads, water, and sewer
infrastructure. Additional financing is being planned through TIF.
5.2.1 TAX INCREMENT FINANCING
According to RCW 39.114, TIF provides a financing tool that local governments in Washington State
(defined as cities, towns, counties, port districts, or any combination thereof) can use to fund public
infrastructure in targeted areas to encourage private development and investment. The City of
Pasco may identify Broadmoor as the “increment area.” Once identified, the property tax portion of
increases in assessed value of properties within Broadmoor area can be allocated toward paying for
the public improvement and infrastructure costs of this area.
The City is assessing the use of this tool to finance various transportation projects included under
street improvements in Table 4-1 in the previous section.
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5.3 PHASED DEVELOPMENT
The Broadmoor area will be developed in multiple phases based on the local market conditions,
investments, and financing tools as they become available for this area. Initial phase developments
will occur on the east side near Broadmoor Boulevard. Later phases will take place farther to the
west. However, developments on the west side near the Columbia River would likely occur
concurrently with the developments near Broadmoor Boulevard.
5.4 DEVELOPMENT REGULATIONS
Development regulations under Section 3 of this document will be implemented in coordination
with other municipal codes. When there is a conflict, the more restrictive regulation, or the
regulation that better implement the vision of the Broadmoor area, will apply.
5.5 PERMIT REVIEW PROCESS
The City will identify and designate zoning consistent with all the land uses designated in this
master plan. Zoning and land use shall comply with this master plan and development regulations,
and other applicable PMC regulations.
Development permit process shall undergo a regular site plan permit process for all non-residential
developments in Commercial and Open Space land uses, and residential developments of multi-unit
developments in Medium Density Residential land uses according to Section 5.5.1. Residential
development such as subdivision applications within Medium Density Residential land use shall
comply with Pasco’s subdivision regulations (PMC Title 21) and related application processes.
Developments in the Mixed Residential and Commercial land use shall follow requirements in
Section 5.5.2..
5.5.1 SITE PLAN REVIEW PROCESS
5.5.1.1 Submittal Requirements
The following information must be submitted as deemed applicable by the Community and
Economic Development Director based on the size, scale, and complexity of the master plan:
1. Site description.
a. Physical characteristics of the site such as slope, vegetation etc.
b. Infrastructure facilities and capacity, including water, sewer, roads
2. Existing Site Conditions Map. The existing site conditions map must include the following
information on site and within 150 feet of the proposed master plan (as applicable):
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a. The applicant’s entire property and the surrounding property. The property
boundaries, dimensions and gross area must be identified. Existing aerial photos
may be used;
b. Ownership of master plan area and ownership of all property within 150 feet of the
proposed master plan;
c. Topographic contour lines shown at one-foot intervals for slopes of 10 percent or
less. For slopes greater than 10 percent, contour lines must be shown at two-foot
intervals. Slopes greater than 25 percent must be identified;
d. The location, names, and widths of existing public and private streets, alleys, drives,
sidewalks, bike lanes, multi-use trails, transit routes and facilities, rights-of-way, and
easements. Existing aerial photos may be used;
e. The location of existing irrigation canals and ditches, pipelines, drainage ways,
waterways, railroads, and any natural features such as rock outcroppings, wooded
areas, and natural hazards. Existing aerial photos may be used;
f. The location of existing sanitary and storm sewer lines, water mains, septic facilities,
culverts, and other underground and overhead utilities;
g. Potential natural hazard areas, including any areas identified as subject to a 100-
year flood, areas subject to high water table, and areas mapped by the City, County,
or State as having a potential for geologic hazards;
h. Resource areas, including wetlands on the City’s Local Wetlands Inventory, streams,
surface mines, and wildlife habitat identified by the City or any natural resource
regulatory agencies as requiring protection; and
i. Locally or federally designated historic and cultural resources on the site and the
adjacent parcels
j. Date, north arrow, scale, names, and addresses of all persons listed as owners on
the most recently recorded deed.
k. Name, address, email address, and telephone number of project designer, engineer,
surveyor, and/or planner, if applicable.
3. Proposed Site Plan
a. Description of the following:
i. Development boundary subject to Broadmoor area master plan
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ii. Project description, types of used proposed, approximate location, and
approximate timing of each proposed phase of development. The phasing
plan may be tied to necessary infrastructure improvements. May also
reference submitted maps or diagrams
iii. How the proposed water, sewer, and street system will serve the size and
type of development and uses planned for this area
iv. How the location and sizing of water and sewer facilities on site will be
consistent with existing and planned facilities
v. How water flow volumes will be provided to meet fire flow and domestic
demands
vi. The function and location of any private utility system
vii. Description of adjacent land uses within ¼ mile distance
b. Scaled maps or diagrams that include the following information (as applicable):
i. Development boundary
ii. Phasing plan with land uses
c. Site plan drawing shall include the following:
i. Property boundaries and dimensions
ii. Adjacent property(s) land use and zoning
iii. Names and location of all existing streets abutting the site
iv. Building envelopes and square footage
v. Distance from property lines and existing structures to building envelope
area
vi. Vehicle, biking, and walking circulation system, including cross-sections, and
where these facilities will connect with the existing and planned system
vii. Transit routes and facilities within ¼ mile
viii. Parking, loading, and service areas including loading and service areas for
waste disposal
ix. Parking lot area(s) with proposed parking stall count including the number of
proposed accessible spaces. Must include proposed landscape island
locations
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x. Location and size of existing and/or proposed public sidewalks, curbs and
gutters adjacent to or on the property
xi. Pedestrian connections
xii. North arrow and scale
xiii. Location, type and size of any easements
xiv. Location and dimensions of proposed and/or existing driveway approaches,
mid-block connections, and/or any internal circulation
xv. Other information necessary to show how the site plan meets the
Broadmoor master Plan
d. Landscape plan including parking lot landscape, groundcover (soft or hard surface),
tree and plant species, size at maturity
e. Architectural concept plan (e.g., information sufficient to describe architectural
styles, building heights, and general materials); and
f. Sign and lighting concept plan (e.g., locations, general size, style, and materials of
signs).
g. SEPA checklist as applicable
5.5.1.2 Administrative Review
1. Site plan application shall be reviewed by appropriate City staff once a complete application
is received
2. All public notifications and agency coordination shall follow the State and City rules
including SEPA notification rules
3. The City staff shall review the application for compliance with the Broadmoor Master Plan
and development regulations, and how it meets the vision of the master plan.
5.5.2 MIXED USE PROJECT REVIEW PROCESS
5.5.2.1 Single Mixed-Use Project (Vertical and Horizontal):
A mixed-use project that is either vertical or horizontal and contained within a single building and
single site shall be reviewed through the site plan review process indicated in Section 5.5.1.
5.5.2.2 Multiple Building / Multiple Site Mixed-Use Development Projects:
If the project is horizontally-integrated on more than one site and/or in more than one building, a
mixed-use master site plan is required according to Section 5.5.2.3 in addition to all the site pan
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requirements in Section 5.5.1. This is to ensure that the buildings are functionally and physically
integrated.
5.5.2.3 Mixed-Use Master Site Plan Requirements.
1. Initial development of a multiple building mixed-use site or phased development of a mixed-
use site shall require submittal and approval of a mixed-use master site plan, unless it is
already subject to a previous mixed-use master site plan approval. Mixed-use master plans
shall include the following:
a. All submittals according to the site plan review requirements.
b. Mapping and written description of the mix of uses, such as residential and
commercial or non-residential portions.
c. If applicable, description of proposed future phasing.
d. Written description of the proposal's consistency with transportation and other
service requirements.
e. A parking plan with written descriptions and graphics describing how residential and
non-residential uses can provide sufficient and coordinated parking to avoid impacts
on adjacent areas.
2. The overall mix of land uses within a Mixed-Commercial/ Residential land use area (Figure 3-
14) shall be reviewed to allow a minimum of 20% residential and 20% of non-residential use
according to Section 3.4.1.1 (4). Proximity to another use can be accounted for in the mix of
uses according to Sections 3.4.1.1 (5) and 3.4.3.2 (1).
3. The Planning Director may allow flexibility in the site use or allocation of use if the project
meets the overall intent of the Broadmoor area.
5.6 MONITORING OF THE PLAN
A periodic monitoring system shall be established by the City to ensure the developments
implement the vision of the Broadmoor area. The City shall develop an inventory of projects
completed, permits approved and permits applied for in the Broadmoor area. Based on the status
of developments, the City shall evaluate if the projected goals for the Broadmoor area are being
met. The City may assess any implementation challenges and develop strategies such as plan
amendment, budget modifications, updated review processes etc.
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6 DEFINITIONS
Articulation: Shifts in the plane of walls, setbacks, step backs, overhangs, and details in order to
create variation in a building façade and divide large buildings into smaller identifiable sections.
Main street frontages: Building facing the street of primary access, also the addressed side.
Mid-block pedestrian connections: Mid-block connections are pedestrian and bike link on an
easement or public land connecting two sides of a block. They are usually located in the middle of a
block and increase access to neighborhoods.
Mixed use: Mixed use development can be defined as developments integrating two or more land
uses, such as residential, commercial, and office that support each other with a strong pedestrian
orientation. Mix of uses can be on a site in multiple buildings (horizontal), or in individual buildings
(vertical), or a combination of both.
Mixed use, horizontal: Development that incorporates residential and pedestrian-oriented
commercial or non-residential uses (and any additional uses allowed in the underlying zoning
district) on the same lot or contiguous lots in the same zone. This type of development may occur
within a single building where uses are separated by walls or within multiple buildings.
Mixed use, vertical: Development that incorporates residential and pedestrian-oriented commercial
or non-residential uses (and any uses allowed in the underlying zoning district) within the same
zone. This type of development may occur within a single building or multiple buildings on the
same site or contiguous sites where uses are separated by floors.
Modulation: Variation in the building mass through the use of step backs, setbacks, diminishing
upper floor areas, and/or projecting roof overhangs.
Private Street: Internal circulation roads and driveways that serve individual businesses and connect
with businesses internally within a site or development.
Upper level step backs: Buildings from the ground floor to upper level floors are pushed back
toward the center of the property in order to create variation in building mass.
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REFERENCES
Broadmoor Master Plan and Development Regulations Page 108
7 REFERENCES
Ecology (2019). Stormwater Management Manual for Eastern Washington, August 2019.
Washington State Department of Ecology, Water Quality Division, Publication 18-10-044. Available
online at: https://apps.ecology.wa.gov/publications/documents/1810044.pdf. Accessed: December
23, 2021
Municipal Services and Resource Center (mrsc.org/Home/Explore-Topics/Planning/Development-
Types-and-Land-Uses/Mixed-Use.aspx)
Pasco Capital Improvement Plan 2020-2025
Pasco Comprehensive Plan 2018-2038
Pasco Parks, Recreation and Open Space Master Plan Draft, 2022
Pasco Transportation System Master Plan 2022
WDFW. (2018a). Priority Habitats and Species (PHS) on the web. Available online at:
https://wdfw.wa.gov/conservation/endangered/status/SE/. Accessed June, 2018
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APPENDIX A
ENVIRONMENTAL IMPACT STATEMENT
Page 128 of 284
25.97.010
25.97.011
25.97.020
25.97.030
25.97.040
25.97.045
25.97.046
25.97.050
25.97.055
25.97.060
25.97.065
25.97.070
25.97.080
25.97.085
25.97.090
25.97.093
25.97.095
25.97.100
25.97.110
25.97.120
Chapter 25.97
BROADMOOR OVERLAY DISTRICT
Sections:
Purpose.
Planning principles.
Applicability.
Use in combination.
Land use and zoning table.
Block standards.
Circulation and connectivity.
Permitted and prohibited uses.
Medium density residential.
Mixed residential and commercial.
Commercial.
Open space.
Community center and corridor standards.
Public street environment and public realm.
Parking.
Signage and lighting.
Landscaping.
Environmental protection.
Permit review.
Plan monitoring.
25.97.010 Purpose.
The intent of the Broadmoor overlay district is to guide and regulate development in accordance with the policy
and objectives of the Broadmoor Master Plan. Where not specifically stated within the provisions of this chapter,
deference shall be afforded to the standards within the Broadmoor Master Plan. [Ord. 4659 § 2, 2023.]
25.97.011 Planning principles.
The following planning principles have been established for the Broadmoor overlay district, as referenced in the
Broadmoor Master Plan:
(1) Encourage a pedestrian and transit friendly, walkable environment.
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(a) Developments shall implement development patterns that promote walkability.
(2) Establish a connected community with ample choices in the circulation network.
(a) Create an efficient bike, pedestrian and vehicular circulation network within the area and with
connections to the rest of the City. A public transportation system to be utilized to connect residential and
commercial land use districts with each other as well as with the region.
(3) Provide a variety of housing choices with a priority on higher density developments.
(a) The area should include a wide range of housing types, such as single-family homes, townhomes,
condominiums, apartments, etc., that can meet the demands and preferences of current and future
residents.
(4) Create economic opportunities for all income groups.
(a) Provide flexibility and choices for a variety of small businesses, entrepreneurship, and general economic
growth. Promote businesses in commercial, nonresidential, and mixed-use areas to improve the economic
vitality of the City.
(5) Promote environmental protection and network open spaces.
(a) The area should be connected by open spaces, greenbelts, recreational facilities (trails, pathways), and
roadways.
(6) Develop and aesthetically pleasing community with quality design.
(a) The design guidelines will promote a complementary scale and size of neighborhood blocks, building
form, and landscape design. It will create a balance between residential and commercial uses that will
promote sustainable living and working conditions.
(7) Provide infrastructure and public facilities to meet the needs of residents.
(a) The area will have necessary infrastructure to support growth and ensure efficient use of public facilities.
This area should also provide amenities and services as growth takes place, such as schools, parks, police and
fire services, and recreational opportunities.
(8) Offer flexibility and creativity with monitoring.
(a) The design and development will encourage creativity. In order to promote creative design and a
walkable community, there will be provision of choices and flexibility in the development. Development of the
area will be monitored on a periodic basis to meet the planning vision of the Broadmoor area. [Ord. 4659 § 2,
2023.]
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25.97.020 Applicability.
The provisions of this chapter shall apply to all lands bounded by Interstate 182, Burns Road, Broadmoor
Boulevard, and the Columbia River, as illustrated below:
In the development regulations, “shall” is used to reflect mandatory elements, and “should” affords flexibility if the
Director of Community and Economic Development finds that the project meets the intent of the Master Plan.
[Ord. 4659 § 2, 2023.]
25.97.030 Use in combination.
This chapter shall be used in addition to and in combination with all other district and development regulations
contained in this title. The requirements and intent of this chapter shall take precedence over the requirements of
the underlying district regulations. [Ord. 4659 § 2, 2023.]
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25.97.040 Land use and zoning table.
Broadmoor Land Use Designation Permitted Zoning
Low density residential R-1
Medium density residential R-2, R-3, R-4
Mixed residential and commercial Mixed residential and commercial, C-1*, R-3*, R-4*
Commercial C-1
Open space Open space
Reclamation R-T
Industrial I-1
*Allowed only when in conformance with the mixed residential and commercial development standards as
part of a mixed-use site plan or project.
[Ord. 4659 § 2, 2023.]
25.97.045 Block standards.
The intent of urban block standards is to ensure that block sizes and layouts promote efficient connectivity. The
interconnected and gridded layout of streets and smaller blocks shall provide increased accessibility and a
pedestrian-friendly environment.
(1) Blocks shall be designed and subdivided to create a network of circulation as illustrated below:
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Step 1: Large lots (5 acres or
more) shall be subdivided
further or developed with an
internal road network as
required by the City to create
a highly connected,
accessible development.
Step 2: Additional streets are
required in the subdivided
blocks.
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Step 3: Blocks are further
subdivided; alleys, or private
roads, and/or mid-block
connections shall be
introduced according to the
zoning code.
Step 4: Lots shall be
introduced based on the land
use types and zoning’s lot
size requirements.
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Step 5: As developments take
place, building placement
shall be according to the land
use regulations.
(2) Block Dimensions and Street Connectivity Standards.
Spacing
Guidelines
Principal
Arterials
Minor
Arterials Collectors Neighborhood
Collectors
Local Access
Streets
Maximum
Block Length
(Public Street
to Public
Street)
660 feet 660 feet 660 feet 660 feet 660 feet
Minimum Block
Size (Public
Street to Public
Street)
300 feet 250 feet 200 feet 150 feet 125 feet
Maximum
Block
Perimeter
2,000 feet
Maximum
Distance
Between
Bicycle and
330 feet 330 feet 330 feet 330 feet 330 feet
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Spacing
Guidelines
Principal
Arterials
Minor
Arterials Collectors Neighborhood
Collectors
Local Access
Streets
Pedestrian
Facilities
(a) In cases when block length exceeds 660 feet, or the block perimeter exceeds 2,000 feet, mid-block
pedestrian connections shall be provided. Exceptions are allowed when proposed buildings exceed the block
length. In such cases, mid-block connections can be provided through the site or building as appropriate.
(3) Residential Blocks.
(a) The width of the block shall be sufficient to allow two tiers of lots with easements. Block length shall be
measured along the street centerline of intersecting streets.
(i) Exceptions of block length may be allowed for the protection of natural sources, steep slopes, or
where lots front the shoreline.
(4) Commercial and Mixed-Use Blocks.
(a) Block lengths in the commercial, or mixed residential and commercial, may be permitted an increase in
the block dimension standards of subsection (2) of this section if the block includes mid-block connections for
public or civic spaces, pedestrian walkways, alleys, or open spaces, to create alternative forms of connections.
Block lengths shall not exceed one and one-half times the length allowed of subsection (2) of this section.
(i) Exceptions of block length may be allowed for the protection of natural sources, steep slopes, or
where lots front the shoreline. [Ord. 4659 § 2, 2023.]
25.97.046 Circulation and connectivity.
(1) Street Classifications.
(a) Streets shall be connected to develop a complete network. An interconnected circulation system shall
provide connections to local shopping, services, housing, and amenities, as well as connections between
adjacent developments.
(b) Alleys shall be allowed for service access, such as garages for residential uses, and loading services for
commercial uses.
(2) Facility Spacing Standards.
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Functional Classification Maximum Spacing
Principal Arterial 1 to 2 miles
Minor Arterial 1 mile
Collector 1/2 mile
Neighborhood Collector 1/4 mile
Local Access Street 660 feet
Bicycle and Pedestrian Facilities 330 feet
(3) Street Connectivity Standards.
(a) Provide pedestrian and vehicular connections that link adjacent uses and circulation patterns, including
buildings, public spaces, parking areas, roadways, sidewalks, and pathways.
(b) An interconnected grid block and street network is required.
(c) The street and block network is not required to be orthogonal and can change shape in response to site
features and/or topography; however, streets shall be interconnected.
(d) The street system of a proposed subdivision shall be designed to connect to existing, proposed, and
planned streets adjacent to the subdivision. Wherever a proposed development abuts unplatted land or a
future development phase of an existing development, street stubs shall be provided to allow access to
future abutting subdivisions and to extend the street system into the surrounding area. Street ends shall
contain turnarounds constructed to International Fire Code standards and shall be designed to facilitate
future extension in terms of grading, width, and temporary barricades.
(e) Dedicating or deeding property for right-of-way or a portion thereof to the City for public streets, within
or along the boundaries of all residential subdivisions or developments, shall be required as a condition of
application approval where the following can be demonstrated:
(i) Facts support that such dedication is reasonably necessary as a result of the impact created by the
proposed development;
(ii) Such dedication will result in proportionate mitigation of the impact in the reasonably foreseeable
future;
(iii) Connectivity to the existing or foreseeable future public right-of-way is feasible; and
(iv) One or more of the following circumstances are met:
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(A) A City transportation plan indicates the necessity of a new or additional right-of-way or portion
thereof for street purposes;
(B) The dedication is necessary to provide additions of right-of-way to existing right-of-way to meet
City road standards;
(C) The dedication is necessary to extend or to complete the existing or future neighborhood
street pattern;
(D) The dedication is necessary to comply with road standards and City transportation plans;
(E) The dedication is necessary to provide a public transportation system that supports future
development of abutting property consistent with the Comprehensive Plan or Pasco Municipal
Code.
(f) Cul-de-sacs/dead-end streets are prohibited; except, where the Comprehensive Plan or preliminary plat
indicates a street is to continue past the subdivider’s property, the City may allow the dead end until such
time as the street can be built through at a later date. Shared driveways and road-ends for shoreline public
access are not considered cul-de-sacs/dead-ends.
(g) Shared driveway access from residential streets is allowed for attached dwelling units; for detached
single-family residential lots, one shared access for four lots is allowed. For commercial developments, access
must be shared with the adjacent development/parcels according to subsection (4) of this section.
(h) Street standards shall comply with the standards mentioned in PMC 25.97.085, Public street
environment and public realm, and Pasco Transportation System Master Plan (TSMP).
(i) Management of driveways and access will be in place on the following corridors: Broadmoor Boulevard,
Sandifur Parkway, Burns Road, Dent Road, and Road 108.
(4) Access Management Standards.
Spacing
Guidelines
Principal
Arterials
Minor
Arterials Collectors Neighborhood
Collectors
Local Access
Streets
Minimum
Driveway
Spacing
(Driveway to
Driveway)
300 feet 250 feet 150 feet 75 feet N/A
Minimum Full-
Access
Driveway
Spacing
300 feet 250 feet 150 feet 75 feet 25 feet
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Spacing
Guidelines
Principal
Arterials
Minor
Arterials Collectors Neighborhood
Collectors
Local Access
Streets
(Setback from
Intersection)
Minimum
Right-In/Right-
Out Driveway
Spacing
(Setback from
Intersection)
150 feet 125 feet 75 feet 50 feet 25 feet
Note: Additional access and/or driveway management shall be determined at the development review
phase.
(5) Additional Standards for Mixed Residential and Commercial Land Uses.
(a) Mixed residential and commercial land uses shall have primary automobile access from arterial and/or
collector streets with transit and bicycle circulation. Mixed-use developments shall provide pedestrian and
bicycle access and circulation to surrounding residential areas.
(b) Primary vehicular access to mixed-use developments shall be provided from perimeter arterial streets
and/or perimeter collector streets to local access roads.
(c) Internal circulation shall be provided through an internal street system and local access roads.
(d) Private streets are allowed to provide internal site circulation within developments and according to the
standards approved by the City.
(e) The internal transportation network of the mixed residential and commercial land use shall be designed
to maximize multi-modal travel options. All transportation infrastructure shall meet the intent of the City’s
Complete Streets Ordinance, Chapter 12.15 PMC, PMC 12.15.050, Best practices criteria, and comply with the
International Fire Code. Dedication of public right-of-way is not required when private streets are used.
Private streets may only be used with the approval of the City Engineer. Private streets may only be used for
internal circulation streets.
(6) Applications and permits for development in the Broadmoor overlay district shall coordinate with Ben
Franklin Transit and/or applicable public transportation providers to identify appropriate locations for public
transportation facilities and accommodations. [Ord. 4659 § 2, 2023.]
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25.97.050 Permitted and prohibited uses.
The standards of this chapter shall be applicable to projects within the Broadmoor overlay district.
(1) Permitted Land Uses.
(a) This section establishes the land uses allowed in each land use designation and the corresponding
permit requirements. A parcel or building subject to the Broadmoor Master Plan or overlay district shall be
occupied with only the land uses permitted by this section. For land uses not identified in this section, the
Director of Community and Economic Development may determine that the use is not permitted, or
determine the appropriate definition and the proposed use to be permitted, provided the Planning Director
makes the findings in writing that the use will be compatible and consistent with the purposes of the
Broadmoor Master Plan.
(b) Uses within reclamation land use are not identified in this section. Uses in this land use category shall be
determined by the City upon completion of a reclamation study by the Department of Natural Resources.
(c) Uses within industrial land use are not identified in these development regulations. Uses in this land use
category are intended to allow the continuation of existing industrial uses under the current industrial
regulation of the PMC until 2035. After that, the industrial land use will be amended to medium density
residential.
(d) Mixed residential and commercial land uses shall be allocated in each mixed residential and commercial
land use planning area as illustrated in the Broadmoor Master Plan. Mix of land use shall contain a minimum
of 20 percent residential and 20 percent of nonresidential use in each planning area.
(i) Mixed residential and commercial land use can coordinate with another land use that is located
within close proximity (one-quarter mile) in order to meet the intent of the horizontal mixed-use. For
example, when mixed residential and commercial land use is located next to medium density residential
land use, mixed residential and commercial land use area can have a commercial development next to
the medium density residential land use area in accordance with the mixed-use standards for
commercial uses. Each single use (residential and nonresidential) in this case can be considered a part of
a combined mixed-use development.
(2) Residential Use Table.
“P” – permitted subject to applicable standards in this code. Allowed uses will be permitted in structures
that have already gone through a site and building review process.
“C” – permitted subject to the conditional use provisions.
“X” – not permitted.
Uses not listed in this table are not allowed.
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Land Use LDR MDR
Mixed
R-C C OS
Single-family homes – detached P P X X X
Single-family homes – attached
• Townhomes/row houses
• Duplexes, triplex, fourplex
• Cottage house, courtyard housing (4 – 12 units)
P P P X X
Live/work unit X P P X X
Apartments/multiple dwellings/condominiums X P P C X
Manufactured homes/factory-assembled homes P P C X X
Nursing homes and assisted living facilities C C P X X
Adult family home (6 or fewer) P P P X X
Family home day care facility P P P X X
Bed and breakfast P P P X X
(3) Commercial Use Table.
“P” – permitted subject to applicable standards in this code. Allowed uses will be permitted in structures
that have already gone through a site and building review process.
“C” – permitted subject to the conditional use provisions.
“X” – not permitted.
Uses not listed in this table are not allowed.
Land Use LDR MDR
Mixed
R-C C OS
Administrative and professional offices, banks, dancing
schools
X X P P X
Medical and dental offices X X P P X
Funeral homes X X X P X
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Automobile detail shops and automobile rental or leasing X X X P X
Hotels and motels X X P P X
Restaurants/café/ breweries and similar uses X X P P X
Retail stores and shops, e.g., bakeries, groceries, beauty
shops or similar uses
X X/C1 P P X
Filling stations (gasoline and/or electric) X X P P X
Car dealership (showroom sale only) X X P P X
Car wash, repair X X P P X
Entertainment and recreational uses (e.g., theaters) X X P P X
Veterinarian clinics for household pets (no boarding or
outdoor treatment facilities)
X X P P X
Wholesale X X X P X
1. Allowed for live/work units and for neighborhood commercial uses with buildings less than 10,000 sq ft
in size; does not include auto-related uses and drive-through businesses.
(4) Civic Use Table.
“P” – permitted subject to applicable standards in this code. Allowed uses will be permitted in structures
that have already gone through a site and building review process.
“C” – permitted subject to the conditional use provisions.
“X” – not permitted.
Uses not listed in this table are not allowed.
Land Use LDR MDR
Mixed
R-C C OS
Museums and galleries C C P P C
Governmental/civic offices C C P P C
Police and fire stations C C P P C
Libraries P P P P C
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Community event centers, civic facilities, recreational centers P P P P P
Hospitals, clinics C C P P X
Churches and other places of worship C C C P X
Educational institutions C C P P C
Day care centers and preschool centers C C P P X
Parks, public and private open spaces P P P P P
(5) Other Uses.
“P” – permitted subject to applicable standards in this code. Allowed uses will be permitted in structures
that have already gone through a site and building review process.
“C” – permitted subject to the conditional use provisions.
“X” – not permitted.
Uses not listed in this table are not allowed.
Land Use LDR MDR Mixed
R-C C OS
Cottage industries (repair, crafts, high tech, etc.) X X C C X
Business incubators X X P P X
Printing shops X X P P X
Existing mineral extractions X X X X X
(6) Prohibited Uses.
“X” – not permitted.
Land Use All Land Uses
1. Automobile sales/car dealership
2. Automobile assembly services
3. Repair auto body shops1
4. Mini-storage facilities
X
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5. Pawn shops
6. Adult bookstores or entertainment facilities
7. Truck stops – diesel fuel sales
8. Truck terminals
9. Heavy machinery sales and service
10. Contractor’s plant or storage yards
11. Mobile home and trailer sales and service
12. Veterinarian clinics for livestock, including
outdoor treatment facilities
13. Any outdoor manufacturing, testing, processing,
or similar activity
14. On-site hazardous substance processing and
handling or hazardous waste treatment and
storage facilities
15. Junkyards, automobile wrecking yards, scrap
iron, scrap paper, or rag storage, sorting, or baling
16. Recreational vehicle parks
17. Outdoor storage of RVs, boats, and trailers (not
individual lot specific)2
Notes:
1. Allowed in commercial land use when such uses are adequately screened with landscaping buffer from
abutting residential and mixed-use neighborhoods, and the site and building design is compatible with the
surrounding uses.
2. Prohibited in commercial land use, allowed as part of residential neighborhoods when screened in such
a way that they are not visible from public streets, abutting residential and mixed-use neighborhoods.
Such screening must be compatible with the design of the surrounding neighborhoods.
[Ord. 4659 § 2, 2023.]
25.97.055 Medium density residential.
The intent of medium density residential land use is to allow small lot single-family homes, both attached and
detached, as well as duplexes, triplexes or multiplexes, and townhomes.
(1) Density.
(a) Minimum density: six dwelling units per acre
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(b) Maximum density: 29 dwelling units per acre
(2) Lot Standards.
Building Type R-2 R-3 R-4
Single-family detached
(minimum)
5,000 sf/du 3000 sf/du 2000 sf/du
Single-family
residential – attached
Townhome/row
house (minimum)
3,000 sf/du 2,000 sf/du 1,500 sf/du
Duplex, triplex, fourplex
(minimum)
2,500 sf/ du 2,000 sf/du 1,500 sf/du
Cottage/courtyard
housing (minimum lot
size for 4 units
minimum to 12 units
maximum)1
2,000 sf/du 1,800 sf/du 1,500 sf/du
Multiplex (minimum) Based on the Comprehensive Plan density, site design and parking standards
Notes:
1. Lot size averaging shall apply according to PMC 21.20.070, Lot size averaging.
(a) Lot standards shall comply with the standards for R-2, R-3 and R-4 zoning districts. A maximum 20
percent of deviation from lot size, width, and frontage can be allowed if the average of all lots in the
development complies with the standards, and if the development achieves a better quality of development
by deviating from these standards. Lot size averaging must not reduce the net density. The above table
indicates lot size requirements.
(b) Lot width, frontage, coverage, and building height and setbacks shall be according to the standards for
R-2, R-3 and R-4 zoning districts.
(3) Access and Driveways.
(a) For multiple units, the distance or length of the driveway approach to the parking shall be no less than
15 feet.
(b) Vehicular access and driveway locations shall be located to minimize impact on pedestrian/bike routes.
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(c) Shared driveways are allowed for maximum four detached dwelling units.
(d) Duplexes, triplexes and fourplexes shall have shared driveway access from public street.
(e) Minimum width of shared driveway and/or internal access roads shall be 26 feet with a turning radius of
26 feet except as provided in PMC 21.20.060.
(f) When driveways of individual dwelling units consist of more than 50 percent of the lot width,
developments must avoid repeated curb-cuts from public streets in order to provide safe pedestrian
movement. At least one of the following design approaches shall be followed:
(i) Use shared driveways in order to reduce individual driveways from the main access road.
(ii) Driveway access from private streets and/or alleys.
(iii) Place the sidewalk behind the curb-cut and with minimum 20-foot driveway depth from the back of
the sidewalk.
(g) For multi-units, internal access roads connecting parking lots and dwelling units shall be easily
identifiable.
(h) For apartments and multiplexes, dedicated pedestrian network between parking lots, public streets and
sidewalks, open spaces, and community facilities shall be provided.
(i) Developments shall provide pedestrian and bicycle access within and onto the site. Access points onto
the site shall be provided (a) approximately every 330 feet to 660 feet along existing and proposed perimeter
sidewalks and walkways, and (b) at all arrival points to the site, including abutting street intersections,
crosswalks, and transit and school bus stops. In addition, access points to and from adjacent lots shall be
coordinated to provide circulation patterns between sites.
(j) Walkways shall form an on-site circulation system that minimizes the conflict between pedestrians and
traffic at all points of pedestrian access to on-site parking and building entrances. Walkways shall be provided
when the pedestrian access point onto the site, or any parking space, is more than 60 feet from the building
entrance or principal on-site destination.
(k) A cluster or multiple clusters of dwelling units and parking shall be considered to break down the long
and linear circulation pattern.
(l) A network of pedestrian connections shall be provided between parking lots, street sidewalks, open
spaces, community facilities and buildings.
(m) Pedestrian walkways shall connect with public parks, open spaces and/or common areas within the
development and in the vicinity.
(n) Pedestrian access must be clearly visible from the street and parking lots.
(o) Minimum width of a hard surfaced walkway shall be according to the ADA standards.
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(p) Walkways must be adequately lit to meet the industry and City standards. All lighting, material and
surface standards shall meet the PMC.
(q) Walkways must be maintained by the owner or owners’ association.
(4) Setbacks.
(a) Building setbacks shall be in accordance with the table below:
HOME TYPE
Minimum Building Setbacks
Front Rear Side
SFDU – Detached,
Duplexes (Living Unit)
15'* 15' 5'
SFDU – Attached,
Townhome, Cottage
Housing, Multiplex/
Apartments^
12'**,+ 15' 5'
*Permitted when/if attached garage is set back at least 20', or accessed via rear alley or shared private
driveway; no encroachment of a utility easement permitted.
**Permitted when shared driveway is used and parking is located in middle or rear of development.
+When building is accessed directly from public streets, standards of SFDUs-detached shall apply.
^Multiplex/apartments or mixed-use buildings permitted without a minimum setback if abutting a
sidewalk 8' or wider and has garage or parking located on the back or side of the site. A 5' landscaping
buffer setback is required when the abutting sidewalk width is less than 8'.
(b) Front yard setback for single-family detached dwellings and duplexes shall be as follows:
(i) The living unit of a home may be set back from the back of the sidewalk or property line, whichever
is closer to the building, a minimum of 15 feet if the attached garage is set back at least 20 feet from the
back of the sidewalk, or if the garages are accessed from alleyways or private shared driveway.
(ii) A setback of 15 feet from the back of the sidewalk is allowed when parking and garages are located
on the rear side.
(c) Front yard setback for single-family attached dwelling units and multiplexes shall be as follows:
(i) A setback 12 feet from the back of the sidewalk or property line, whichever is closer to the building,
is allowed when shared driveway is used, and parking area is located in the middle, side or rear side of
the development. Building structure shall not encroach upon any utility easements required by the City.
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(ii) When buildings are accessed directly from a public street without a shared driveway, subsection
(4)(a) of this section shall apply.
(iii) Multiplex/apartments buildings, or townhomes as part of a mixed-use building, are allowed without
any setback when they abut an eight-foot or wider sidewalk (including street tree planting boxes), and
the building has garage parking or parking is located on the side or back of the building.
(iv) For sidewalks less than eight feet wide, multiplex buildings shall add a minimum of five feet of
landscaping in between the sidewalk and building or expand the sidewalk for an additional five feet to be
maintained by the property owner or the homeowners’ association. Additional setback may be required
to accommodate easements, street or sidewalk improvements, or public plazas.
(v) Side yard setback shall be five feet for all housing types.
(vi) No side yard setback is required for attached dwelling units in zero lot lines; corners of zero lot lines
shall have a five-foot setback.
(vii) Rear yard setback shall be 15 feet for all housing types.
(viii) Rear yard setback for single-family attached dwelling units and multiplexes shall be 15 feet
minimum.
(ix) Lots with alleyways or private driveways and garages accessed from alley shall have a five-foot rear
yard setback for the garage portion from alley. Additional setback may be required if needed for vehicle
turning radius into garage. Rear yard setback for the living portion shall be according to standards
identified in this section.
(5) Design Considerations.
(a) All residential site and building design standards in Chapter 25.175 PMC, such as treatment of the corner
lots, entrance, orientation, open space, landscaping, signage, lighting, building height, bulk and scale, shall
apply.
(b) Residential developments should orient to surrounding uses, including residential and nonresidential
areas, in a way that encourages compatible development patterns, character, and appearances.
(c) Where appropriate, incorporate and enhance significant natural features as site amenities and/or design
elements.
(d) Address the critical issues of site layout that influence a compatible and integrated neighborhood
character, including, but not limited to, vehicular access, pedestrian connectivity, building orientations, and
common spaces.
(e) Limit street connections for individual residential homes off major roadways, including highways,
principal arterials, and other designated mobility corridors, to mitigate development impacts on the roadway
system.
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(f) Site entryways, primary circulation patterns, and connections to adjacent uses should appear and
function like complete streets with sidewalks and pedestrian amenities rather than oriented to accommodate
only vehicles.
(g) Strategically locate common and open spaces and site amenities to encourage and support pedestrian
activities. [Ord. 4659 § 2, 2023.]
25.97.060 Mixed residential and commercial.
The purpose of mixed residential and commercial land use is to encourage mixed-use developments for efficient
use of land and public services, increase economic return, reduce transportation costs, encourage human
interaction, create place-making with day and evening activities, create a more sustainable development pattern,
and increase development opportunities.
Mixed-use for the Broadmoor area is to accommodate uses that are compatible, supportive, and complement
each other. Various land uses in the mixed residential and commercial land use designation should be placed in
close proximity. To that effect, mixed-use can be horizontal in a block setting, or vertical in a building setting.
(1) Density and Mix of Uses.
(a) Density maximums of the Comprehensive Plan shall not apply to the mixed residential and commercial
use within the Broadmoor overlay district.
(b) At least 20 percent of the combined gross floor area of the buildings proposed within each of the four
mixed residential and commercial land use planning areas (M-1, M-2, M-3, M-4) shall be devoted to residential
uses, and at least 20 percent to a nonresidential use. The 80 percent/20 percent thresholds for residential,
commercial, and nonresidential uses shall be applied based on the following criteria:
(i) Use within a specific mixed-use area (M-1, M-2, M-3 or M-4).
(ii) Use is located within and/or overlapping a mixed-use area and/or different land use.
(iii) Uses are within one-quarter mile proximity of each other.
(c) Parking garages or portions of garages devoted to nonresidential uses may be counted towards this
requirement; however, surface parking shall not.
(d) One single use can be a maximum of 80 percent of the total development and/or the floor area,
whichever applies.
(e) The Director of Community and Economic Development may approve ratios and/or density lower than
the minimum up to 10 percent if the project meets the overall intent of the mixed residential and commercial
land use.
(f) Public uses shall be based on design general standards.
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(2) Residential Mix.
(a) For vertical mixed-use projects, minimum 20 percent of the building area for vertical mixed-use, or 20
percent of the total building area project-wide, shall be residential.
(b) Minimum density of 21 dwelling units per acre for the residential portion of the site shall be required.
(3) Commercial/Nonresidential Mix.
(a) Minimum 20 percent of the building area for vertical mixed-use, or 20 percent of the total building/floor
area on the site, shall be commercial or a nonresidential use.
(4) Lot Standards.
(a) Lot standards are flexible and shall be according to the mixed-use block standards in PMC 25.97.045.
(b) Residential portions of developments for horizontal mixed-use shall be in conformance to the lot
standards as required in PMC 25.97.055(2), and the standards for R-2, R-3 and R-4 zoning districts.
(5) Height.
(a) Mixed-use with ground floor retail shall have a maximum height of 90 feet including upper-level step
backs.
(b) Residential building shall maintain maximum building height according to corresponding zoning
classification unless otherwise provided in this section.
(c) Maximum building height for multiplex/multifamily adjacent to commercial areas in a horizontal mixed-
use shall be 90 feet including upper-level step backs.
(6) Active Ground and Building Design.
(a) For vertical mixed-use, and commercial portion of horizontal mixed-use, ground levels shall be designed
to promote easy pedestrian access. Human scale design shall include:
(i) Linkages between sidewalks and building access.
(ii) Store frontage with at least 50 percent of transparent facade on the street side and/or pedestrian
access side.
(iii) Building form and scale that relate to pedestrians, such as wider sidewalk at the ground level,
awning, canopies, pergolas, etc.
(b) For vertical mixed-use, and commercial portion of horizontal mixed-use, buildings should be designed
with architectural features such as:
(i) Projecting or recessed elements, varying roofline, or upper-level step back.
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(ii) Modulation and Articulation. Vertical articulation of buildings shall be at least at every 50 feet.
(c) At least 30 percent of the floor area of the ground floor or a portion of a mixed-use development must
be dedicated to commercial uses that are accessible to pedestrians when located on streets other than
principal arterials. These standards shall be applicable for street frontages on arterial streets when they are
the main street frontages.
(i) Parking garages can be included in this count when they do not consist of more than 25 percent of
the site or street frontage. These standards shall be applicable for street frontages including arterial and
collector street frontages when they are the main street frontages.
(d) Commercial building frontages shall have at least 50 percent of transparent facade on the street side.
Blank facades shall not face public streets. In cases when such facades are unavoidable, blank facades shall
be treated with trellises, modulation of the facade, display windows, artwork, lighting, and enhanced
landscaping treatment.
(e) Service areas such as utilities, dumpsters, loading docks, etc., shall be located in the less visible side of
the site to avoid negative visual impacts on the street environments. They shall not face a major public street.
In cases where there are no other options, backside facing public streets must be screened from public view
with landscaping and/or fencing that are consistent with the overall building design.
(f) Roof-mounted mechanical equipment must be located and screened so the equipment is not visible
from the ground level of adjacent streets or properties. Color of roof-mounted equipment should be matched
with the exposed color of the roof to minimize visual impacts whenever possible.
(g) The standards of PMC 25.97.085, Public street environment and public realm, shall apply to activate
buildings’ ground level with the street environment.
(7) Access and Driveways.
(a) Standard driveway width for individual dwelling units (attached) for residential uses: 15 feet minimum;
20 feet maximum.
(b) Shared driveway width for all attached dwelling units shall be 26 feet minimum, 30 feet maximum. This
does not apply to multiplexes and/or vertical mixed-use buildings.
(c) Additional access and driveway standards in PMC 25.97.055(3) shall apply to residential uses in a
horizontal mixed-use setting.
(d) For vehicular and pedestrian accesses, refer to circulation and connectivity standards in PMC 25.97.046.
(e) Each mixed-use building must have clearly visible front entrance accessible by pedestrians from the
street. Residential entries should be designed to provide separation between front doors and the street
environment.
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(f) Street crossings/crosswalks for pedestrians shall be designed to enhance visibility and safety; they shall
use clear demarcation, painted pavement surface, raised sidewalk at the crossing, or similar treatment.
(8) Compatibility.
(a) Land uses in mixed-use sites shall be selected and designed to encourage interaction among uses.
Examples include but are not limited to commercial developments that are significantly used for shopping by
on-site or adjacent residents or office workers.
(b) All buildings and improvements on the site shall be located and designed to look and function as an
integrated development and to encourage pedestrian travel between buildings and uses.
(c) Multiple uses can be designed to be compatible with each other visually and functionally through
massing, building material, facade treatment, and orientation.
(9) Setbacks.
(a) Residential buildings in horizontal mixed-use developments shall comply with the setback standards in
PMC 25.97.055(4) and subsection (10) of this section, whichever is applicable.
(b) Commercial and vertical mixed-use buildings:
(i) No setback is required for buildings. However, buildings shall not encroach on utility easements.
(ii) Setbacks shall be consistent to make a pedestrian-friendly street frontage except when building
setbacks are used to create plazas, open space, and public amenities.
(iii) Majority of setback areas shall be dedicated to public realm for pedestrian activities such as wider
sidewalk, plazas, public open spaces, outdoor seating areas, etc.
(10) Building Placement and Relationship With Streets.
(a) For horizontal mixed-use project site applications, the commercial portion of the development should be
primarily on the public street frontage while residential uses can be located further away from the primary
street.
(b) Parking shall be located behind the buildings and shall not be allowed between buildings and the street
within community centers and corridors, except as allowed in PMC 25.97.090.
(c) Vertical mixed-use buildings of nonresidential buildings that are part of mixed-use projects must be
located close to the street. When abutting a corridor street, such buildings shall be within 10 feet inward of
the property line, and for all other streets within mixed residential and commercial land use, buildings shall
be within 20 feet inward of the property line, except for when buildings are set back to create plazas, open
space and public amenities.
(i) This does not prevent additional buildings to be located away from the street in a multiple building
setting.
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(d) Corners of community centers and corridor intersections shall be treated with plazas, wider sidewalks,
landscaping, artwork, and street furniture such as seating, benches, bike racks, etc.
(e) The primary access to buildings shall be visually prominent and easily accessible by pedestrians. Street
frontages and intersections shall be enhanced with sidewalk, front court, plazas.
(f) Separate buildings shall be connected through pedestrian linkages delineated through landscaping,
differentiated surface materials, or texture.
(g) Blank facade shall be treated with trellises, modulation of the facade, display windows, artwork, lighting,
etc. [Ord. 4659 § 2, 2023.]
25.97.065 Commercial.
The intent of this land use is to allow various commercial uses to serve the area such as retail, wholesale, service,
and ancillary office uses, as well as appropriate public uses such as government, that meet the vision for the
Broadmoor area to become a vibrant pedestrian-friendly community with quality design.
(1) Development Standards.
(a) Development standards such as density, intensity, setback, height, parking, etc., shall be according to the
City’s zoning codes for commercial uses. Additional standards are described below that will take precedence
in the case of a conflict with the City’s zoning codes for commercial uses.
(2) Building Placement and Relationship With Streets.
(a) Buildings shall be located close to the street to enhance streetscape character.
(i) Parking shall not be allowed between buildings and the street.
(ii) In cases when parking abuts the street, the standards of PMC 25.97.090(2) shall apply.
(b) Commercial buildings abutting mixed residential and commercial land use and/or located within the
community centers and corridors shall be within 10 feet inward of the property line except for when buildings
are set back to create plazas, open space and public amenities.
(c) Parking shall not be allowed between buildings and the street within community centers and corridors.
Corners of such community centers and corridors shall be treated with plazas, wider sidewalks, landscaping,
artwork, and street furniture such as seating, benches, bike racks, etc.
(d) Both pedestrian and vehicular access to the site shall be clearly visible and safe.
(e) Buildings should be oriented to face public streets, open space, or plazas.
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(f) Blank facades should not face public streets. In cases when such facades are unavoidable, blank facades
shall be treated according to the standards in subsection (3) of this section.
(g) Buildings are encouraged to be oriented to reduce exposure to strongest summer sunlight and glare
from reflecting surfaces.
(h) Service areas shall be located away from public streets.
(3) Building Design.
(a) Building designs should appropriately address building scale, mass, and form, and the use of materials,
architectural elements, and details to ensure a compatible and aesthetic built environment.
(b) Entrance to the building must be prominent with entry doors, porches, protruded or recessed entrances
and shall be easily accessible from the adjacent public street and parking lots.
(c) Primary pedestrian entrances must face public streets, open spaces, or plazas, whichever is available.
(d) The street-facing facade shall be designed to break down the bulk and mass into pedestrian scale by
using at least two of the modulation and articulation techniques as follows:
(i) Change in the roof or wall plane. For wall plane (facade modulation), use recesses and/or
projections.
(ii) Projected or recessed elements, canopies, cornices, etc.
(iii) Upper-level step back when feasible.
(e) Blank facades shall be treated with trellises, modulation of the facade, display windows, artwork, lighting,
etc.
(f) Commercial buildings with facades facing public streets, public open spaces, or plazas shall have at least
25 percent of the facade area composed of clear vision glass unless a specific alternative design provides a
better facade treatment and is approved by the Director of Community and Economic Development.
(g) For ground floor retail, at least 40 percent of the ground floor facade shall be oriented towards or face
public streets or public open spaces or plazas, unless a specific alternative design provides a better facade
treatment and is approved by the Director of Community and Economic Development in conformance with
subsection (3) of this section.
(h) Service areas such as utilities, dumpsters, loading docks, etc., shall be located in the less visible side of
the site to avoid negative visual impacts on the street environment. They shall not face a major public street.
In cases where there are no other options, backside facing public streets must be screened from public view
with landscaping and/or fencing consistent with the overall building design.
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(i) Roof-mounted mechanical equipment must be located and screened so the equipment is not visible
from the ground level of adjacent streets or properties. Color of roof-mounted equipment should be matched
with the exposed color of the roof to minimize visual impacts whenever possible. [Ord. 4659 § 2, 2023.]
25.97.070 Open space.
Open space land use provides various functions, such as active and passive recreation, public realm, pedestrian
interaction, contrasts to the built environment, environmental protection, etc.
(1) Intent and Applicability.
(a) Provide various recreational opportunities in parks and recreational areas.
(b) Protect public and/or private natural areas.
(c) Offer scenic qualities in a built environment.
(d) Protect sensitive or fragile environmental areas and functions of the environment.
(e) Preserve the capacity and water quality of the storm water drainage system.
(f) Provide pedestrian and bicycle transportation connections.
(g) Open space requirements are applicable to all developments within the Broadmoor Master Plan area.
Open spaces are intended to be included within other land uses even if the land use designation is not open
space. This includes plazas, trails, courtyards, etc.
(2) Standards.
(a) Standards for various types of open spaces shall be in compliance with zoning, streetscape, critical areas,
and shoreline regulations and parks and recreation standards as applicable. However, certain open spaces
identified in this section may retain the underlying zoning and land use designation of the primary use, such
as private plazas, courtyards, etc.
(b) Open spaces shall be connected with bike and trail facilities. Some open spaces such as plazas can be
extensions of the street environment as well as connected with the trail system.
(c) Developments shall provide open space in the form of parks, plazas, courtyards, bike and trail
connections and natural and landscaped open space. Lands for public parks and open space shall be
required in accordance with the City’s Parks, Recreation and Open Space Plan’s LOS requirements.
(d) Additional design considerations for open space:
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Natural Open
Spaces Parks Plazas Trails/Greenways
Open space types An open space
intended for
preservation in its
natural condition;
this also includes
environmentally
critical areas;
unstructured and
limited number of
structures can be
allowed.
Parks are a
combination of
active and passive
recreational uses,
such as sports
(active), fishing
(passive) as
indicated in the
City’s PROS Plan.
Parks can be
public and/or
private.
An open space
available for civic
purposes and
commercial
activities. Building
frontages should
define these
spaces. Plazas are
primarily
hardscape
combined with
landscaping.
Trails are for
pedestrian and
bicycle users; they
may be placed
within
developments and
natural areas. This
includes trails
indicated in the
PROS Plan, as well
as private trails.
Frontage/ Access Access can be
restricted to
protect the
sensitive nature of
the environment;
public streets and
pedestrian trails
shall provide
access according
to existing codes.
At least two street
frontages are
required.
At least one street
frontage is
required.
Connectivity points
with street
sidewalks, and
public access
points required.
Size Varies. According to the
PROS Plan
standards.
Width: 10 feet
minimum.
Length: 20 feet
minimum.
Width: 5 feet
minimum.
Facilities to
consider
Signage, trails,
benches, drinking
fountains,
restrooms.
Signage, trails,
benches, sports
facilities, drinking
fountains,
restrooms;
additional facilities
according to the
PROS Plan.
Seating
arrangements,
water features,
drinking fountains,
bike racks.
Signage, benches,
drinking fountains.
(3) Residential Open Space Standards.
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(a) Open spaces within residential development should provide private open space or courtyard for
residents. Open spaces should be consolidated whenever possible, in accordance with the City’s open space
and landscaping standards (PMC 25.180.080).
(b) Residential open space shall be no less than 25 feet wide, and not less than 800 square feet in area.
Developments of more than 10 units shall add 50 square feet for each additional unit. [Ord. 4659 § 2, 2023.]
25.97.080 Community center and corridor standards.
Community center and corridor standards shall apply to the center and street corridor locations in addition to all
other standards in the underlying land use and zoning districts. Community center standards shall apply to
abutting properties at the intersections and within 200 feet of the intersections indicated below. Street corridor
standards shall apply mostly to mixed-use and abutting street corridors indicated below:
• Gateway center at Broadmoor Boulevard and Sandifur Parkway intersection.
• Mixed-use center at Road 100 and Sandifur Parkway intersection.
• Waterfront neighborhood center at the future north-south roadway and Sandifur Parkway intersection.
(1) Gateway Center Design Standards. Within the Broadmoor area, lots at the intersection of Broadmoor Boulevard
and Sandifur Parkway shall be treated with the following:
(a) Landscaping.
(b) Gateway signage at the intersection.
(c) Buildings located close to the intersection.
(2) Mixed-Use Center Design Standards. This will provide a central location for various pedestrian-oriented uses
and activities such as restaurants, shopping, transit access, housing, etc.
(a) Buildings shall be located close to the intersection.
(b) Buildings shall face the corner and be accessed by pedestrians from the sidewalk.
(c) Building designs shall appropriately address building scale, mass, and form, and the use of materials,
architectural elements, and details to ensure a compatible and aesthetic contribution to the built
environment.
(d) Parking lots shall not be allowed at the corner. Locate parking toward the interior of the site and
integrate parking areas to establish an attractive built environment that provides accessibility to public spaces
and buildings.
(e) Sidewalks shall be minimum 10 feet wide.
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(f) Public spaces, plazas, and/or outdoor seating are required at each intersection.
(g) Ground floor retail should have transparent facade to provide visibility.
(h) Landscaping with shade trees shall be provided.
(i) All other mixed residential and commercial land use standards shall apply.
(3) Waterfront Neighborhood Design Standards. This will provide a central location for various pedestrian-oriented
uses and activities as well as access to the trails and shoreline-based recreation.
(a) All standards for mixed-use center and mixed residential and commercial land uses shall apply.
(b) Developments should connect to the trail system to provide access to the shoreline according to the
City’s Linkage Plan and shoreline access as indicated in the Shoreline Master Program.
(c) Developments should consider and provide visual access to the shoreline when possible.
(d) Developments should maintain environmental protection.
(4) Street Corridor Design Standards. Street corridors will promote walkability and create an outdoor environment
for various pedestrian-oriented uses and activities such as restaurants, shopping, transit access, housing, etc.
(a) All standards in PMC 25.97.060(10) and 25.97.065(2) shall apply.
(b) Parking standards for corridors in PMC 25.97.090 shall apply.
(c) Street environment and public realm standards in PMC 25.97.085 shall apply. [Ord. 4659 § 2, 2023.]
25.97.085 Public street environment and public realm.
The intent of street standards is to create an outdoor environment reflecting the character of each land use.
Streets within mixed residential and commercial land use shall be pedestrian oriented to allow active outdoor
pedestrian ambience. For mixed-use areas, street sidewalks should provide public realm with walking, shopping,
seating, and various interactions. Streets should provide connectivity, accessibility, window shopping, and various
recreational opportunities. For residential streets, access and circulation for both pedestrian and vehicular traffic
shall be incorporated into design.
(1) Street Environment Standards.
(a) Sidewalks in the mixed residential and commercial land use and commercial land use shall be wide in
accordance with the Broadmoor Master Plan. Businesses fronting such sidewalks shall be allowed to provide
outdoor seating and activities when such activities maintain a clear width according to ADA standards.
(b) Streetscape shall comply with the landscaping standards of PMC 25.97.095.
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(c) Mixed-use streets shall include street furnishing such as outdoor seating, benches, bike racks, artwork,
planter boxes, etc. Front side of mixed-use buildings shall include plazas, outdoor seating areas, and/or
landscaping.
(d) Building design, facade treatment and architectural details shall create visual interest at the street level.
(e) Development standards under PMC 25.97.060(10) and 25.97.065(2) shall apply for an effective street
environment.
(f) The Pasco Transportation System Master Plan (TSMP) provides lists of specific street types and design
standards based on traffic demand and the character of the land use they will serve. Street and sidewalk
standards shall maintain the standards illustrated in the Broadmoor Master Plan.
(2) Courtyards and Plazas.
(a) Private and semi-private outdoor spaces shall be incorporated in mixed-use developments. Private
outdoor courtyard areas are for residents only. Semi-private plaza areas for visitors shall also be provided in
areas adjacent to the retail/commercial uses.
(b) Plazas can be located at major street intersections and connected with sidewalks and pedestrian trails.
(c) Buildings shall be oriented towards plaza areas to create an active street environment.
(3) Mid-Block Connections.
(a) Mid-block connections shall be allowed through the site and through the buildings to enhance
pedestrian connections through the neighborhoods.
(b) They shall be used when block length exceeds the required standards.
(c) Access to mid-block pathways should be clearly visible and should be designed to invite pedestrians.
They shall be connected with sidewalks.
(d) Mid-block connections shall be well lit for safety.
(e) They should connect with sidewalks and other street level uses such as outdoor seating and dining,
artwork, water features, etc.
(4) Alleys.
(a) Alleys are to be used for service access, such as garages for residential uses, and loading services for
commercial uses.
(b) Alleys are encouraged in all land uses.
(5) Service and Internal Connections.
(a) Standards for private streets and lanes:
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(i) Private street improvements for streets providing access to uses that are not single-family
residential shall meet the standards for local access roads, at a minimum, with the exception being that
sidewalk must be present on at least one side and on-street parking must be present on one side. This
will result in a roadway section, with curb and gutter, that measures 32 feet back-to-back of curb. Street
lighting will be provided per the type chosen at the developer’s discretion unless otherwise specified by
the City.
(ii) Private street improvements for streets providing access to single-family residential uses shall be
designed to meet International Fire Code requirements for fire apparatus, including pavement markings
and signage for “No Parking – Fire Lane.” Sidewalks are not required when pedestrian paths are provided
with a design accommodating pedestrian circulation that is separated from vehicle traffic movements.
Street lighting will be provided per the type chosen at the developer’s discretion unless otherwise
specified by the City.
(iii) Private streets must not interfere with vehicle, public transportation, or nonmotorized access to
public areas, and may not preclude the connection of the transportation system.
(iv) Storm water facilities must be designed to treat and retain all storm water on site without any
runoff entering City right-of-way.
(v) Every private street shall be named, and names shall be clearly posted in accordance with the
Manual of Uniform Traffic Control Devices (MUTCD) standards.
(b) Alleys shall have a minimum width of 20 feet.
(6) Multi-Use Trails.
(a) Trails in the Broadmoor area can be multi-use/shared use in conjunction with existing sidewalks, or
standalone pathways. These will provide walking and biking opportunities. Depending on their location, they
can serve both recreational and transportation needs. [Ord. 4659 § 2, 2023.]
25.97.090 Parking.
(1) Standards for Residential Developments.
(a) Locate parking toward the interior of the site, or backside of the buildings; integrate parking areas to
establish an attractive built environment that provides accessibility to public spaces and buildings.
(b) Two on-site parking stalls per dwelling unit is required in general except for when they are specifically
mentioned in subsection (4) of this section.
(c) For multi-unit apartments containing studio units, a reduction in parking for studio units can be
considered at one parking space per each studio apartment.
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(d) An average of 25 percent reduction in minimum parking is allowed for all dwelling units in a multiplex
within one-quarter mile of transit.
(e) For multiplexes/apartments, primary parking, open or covered, and garages must be located at the rear
or side of the lot or must be located in areas that are less visible or less prominent from the street. On the
primary street frontage, no more than 10 percent of the total parking stalls, or 35 percent of the street
frontage, whichever is less in length, can be used for parking.
(f) For multiplexes/apartments, parking located near the street must be screened with a minimum of 15
feet landscaping buffer between the sidewalk and parking. Landscaping buffer shall include trees and shrubs.
See Residential Site Landscaping for additional details in Chapter 25.180 PMC.
(g) For multiplexes/apartments, parking must be visible and adequately lit from open areas, pedestrian
walkways, and dwelling units in order to ensure safety.
(h) Large parking lots in apartment or multi-unit developments with more than 660 linear feet of parking
shall be broken into a few smaller parking lots.
(2) Standards for Mixed-Use and Nonresidential Developments.
(a) Parking in the mixed residential and commercial land use shall be according to the requirements in
subsection (4) of this section.
(b) Residential and commercial parking shall be physically separated or clearly designated.
(c) Vehicular access and driveways shall be located to minimize impact on pedestrian/bike routes and
optimize regional traffic flow.
(d) Parking lots shall not occupy the corner directly facing a street intersection.
(i) On local, neighborhood collector and collector streets in the mixed residential and commercial land
use, and within community centers and corridors, parking shall not be located between the street and
the primary building. The City may allow an individual building or development to have surface parking
on no more than 50 percent of the street frontage in the commercial land use, and no more than 30
percent on the centers and corridor streets according to the street connectivity standards. Parking
garages can be included in the count as buildings when they do not consist of more than 25 percent of
the site or street frontage. These standards shall also be applicable for arterial and collector street
frontages when they are the main street frontages.
(A) In cases when parking abuts the street, at least 15 feet buffer between the street and the
parking lot shall be used. Such buffer shall include sidewalks, plazas, landscaping, etc. Corners of
the parking lots facing a public intersection shall also be treated with a minimum of 75 square feet
of public amenities, green space, landscaping, benches, etc.
(B) Single buildings containing a single use or business that exceeds 100,000 square feet (first floor
only), and/or when the site faces three or more public street frontages, may apply for an exemption
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from standards in this subsection (2) in the commercial land use. In such cases the following
standards shall apply:
1. Street frontage may be counted as an aggregate of all public street frontages instead of
each public street for surface parking, and 50 percent of the aggregated public street frontages
can front surface parking.
2. The site shall include additional landscaping and public space treatment along the
frontages, with a minimum of a 20-foot buffer and 200 square feet of public/pedestrian
amenities at intersection corners. Additionally, the landscaping buffer shall include street trees
at every 100 feet.
3. Parking lots shall include clearly designated and enhanced walkways at every 120 feet;
such walkways shall be treated with separate pavement material, landscaping and/or
pedestrian striping.
4. Safe pedestrian walkways shall be provided from the parking lot to the building and public
sidewalks.
5. The parking lot standards of PMC 25.97.095 shall apply.
(ii) Portions of site frontages that are devoted to off-street parking or access shall include design
features such as landscaping screening to maintain visual continuity of the street and sidewalk to the
fullest extent possible.
(iii) Parking lots shall include bicycle racks near the sidewalk or close to the building.
(iv) On-street parking or off-street public parking lots may be used in combination with dedicated off-
street parking to accommodate parking demand from individual developments.
(v) Parking lots among abutting parcels/businesses shall be connected.
(vi) The parking lot standards of PMC 25.97.095 shall apply.
(vii) Parking lots shall have pedestrian connectivity; e.g., walkways, mid-block connections, etc., at every
250 feet.
(viii) Coordinate with public transportation provider for conformance with planned transit systems to
the transportation network and plan for the integration of appropriate transit facilities and
infrastructure.
(ix) Parking lots near transit centers shall include shared parking between businesses and transit riders.
In such cases, staggering time of the shared parking lots shall be considered.
(3) Parking Reductions.
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(a) The number of parking stalls required can be lowered by 15 percent for parking areas greater than
16,000 square feet.
(b) If adjoining developments can be developed and designed efficiently and economically as one facility,
the total combined required parking stalls may be reduced by 10 percent.
(c) The required number of parking stalls can also be reduced by 20 percent if the developer includes access
to bus stops on a transit route, or shared parking spaces with adjacent developments.
(d) For structured parking, up to 20 percent reduction in required parking shall be allowed.
(e) Parking lots larger than the minimum required in the code should have a 10 percent increase in the total
landscaping area, number of trees, shading, and pedestrian walkways in addition to other design standard
requirements.
(4) Parking Requirements.
Use Category Minimum Maximum
RESIDENTIAL USES
Single-family detached 1 2
Accessory dwelling units 0.5 1
Single-family attached
Townhomes/row houses 1 2
Duplex, triplex, fourplex 1 per du 2 per du
Apartments/multifamily
dwellings/condominiums
0.75 per du 1.5 per du
Manufactured homes/factory-
assembled homes
According to the type of
development, single-family or
multiplex
Nursing homes and assisted
living facilities
0.25 per bed 0.5 per bed
Adult family home (6 or fewer) Same as single-family
requirements
Family home day care facility Same as single-family
requirements
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Use Category Minimum Maximum
COMMERCIAL, OFFICE, EDUCATIONAL, AND GOVERNMENT USES
(per 1,000 square feet of gross floor area unless otherwise specified)
Churches, places of worship,
clubs, fraternal societies
1 per 100 square feet main
assembly area
1 per 60 square feet of main
assembly area
Commercial lodging (hotel, motel,
bed and breakfast, short-term
vacation rentals)
0.5 per room 1 per room
Elementary schools 1 per classroom and 1 per
employee
1.5 per classroom
Middle schools 1 per classroom 2 per classroom
High school 7 per classroom 10.5 per classroom
Universities, colleges, business,
professional, technical and trade
schools
0.3 per full-time student and 0.8
per employee
0.5 per FT student and 0.8 per
employee
Gyms or fitness centers 3 5
Museums and art galleries 2.5 4
Offices: administrative,
professional, government
2 4
Medical and dental offices Same as retail sales and services
Libraries Same as offices
Community event centers Based on site planning standards
Portable food vendors/food
trucks
None required None required
Restaurants/bars/breweries,
wineries, and distilleries
0.5 per 3 seats 1.0 per 3 seats
Retail sales and services 3 5
Car dealership (showroom sale
only)
Same as retail and services
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Use Category Minimum Maximum
Car wash, repair Same as retail and services
Filling stations (gasoline and/or
electric)
Same as retail and services
Veterinarian clinics for household
pets (no boarding or outdoor
treatment facilities)
Same as retail and services
RECREATIONAL AND ENTERTAINMENT USES
(per 1,000 square feet of gross floor area unless otherwise specified)
Public and private parks and
trails
To be determined during land
use approval process
Event entertainment (indoor or
outdoor)
1 per 8 seats 1 per 5 seats
Theaters 1 per 4 seats 1 per 2.7 seats
Institutional Uses
Hospitals 1 per bed 1.5 per bed
Police and fire stations 2 4
[Ord. 4659 § 2, 2023.]
25.97.093 Signage and lighting.
(1) Developments shall consolidate business signage, one on each public street. This does not include wall-
mounted signage in front of the businesses. Pole signs are discouraged. If used, pole signs shall be aesthetically
pleasing with creative design, use of masonry or similar material, and integrating landscaping.
(2) Projects shall include pedestrian-scale wayfinding signs to be placed in clearly visible areas. Such signage can
be placed on sidewalks, open spaces, and/or plazas when it does not block the sidewalk and vehicular visibility.
(3) All light related to signage shall be in compliance with Chapter 12.32 PMC, Outdoor Lighting.
(4) Signage in the community centers should be designed to reflect the center’s characteristics and uses.
(5) Material used for signage shall be durable in nature and consistent with the design of the project.
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(6) The following signs shall be prohibited:
(a) Signs with flashing/strobing light.
(b) Billboard signs.
(c) Signs, which by coloring, shape, wording, or location resemble or conflict with traffic control signs or
devices.
(d) Signs that create a safety hazard.
(7) Parking lot and private street lighting shall meet industry and City illumination standards. [Ord. 4659 § 2,
2023.]
25.97.095 Landscaping.
(1) General Standards.
(a) Developments shall conform with the landscaping standards of Chapter 25.180 PMC, especially PMC
25.180.060 for streets in the Broadmoor area, and PMC 25.180.070, Parking lot landscaping.
(b) Landscaping should maintain the selection of plants listed from the Washington Native Plant List for
Franklin County (wnps.org). Xeriscape methods for drought-tolerant landscaping should be used. Plant
material shall be a mixture of drought-tolerant deciduous and evergreen trees. Drought-tolerant plant
materials may contribute up to 50 percent of the required landscaping ground cover and street trees.
(c) Preservation of mature trees should be considered during any development.
(d) Replacement of existing trees shall be 1:1.5 ratio.
(2) Street Frontage.
(a) Street trees shall be planted along public streets as shown in PMC 25.97.085, Public street environment
and public realm.
(b) Developments must include street trees aligned in clusters of varied spacing or equal spacing depending
on the street and neighborhood character.
(c) Where street trees are planted with equal spacing, spacing shall be 30 feet maximum from each center.
(d) Street tree minimum size at installation should be one and one-half-inch caliper.
(e) Street tree locations must be coordinated with the street lighting and utility plans to minimize
interference.
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(f) All landscaping elements, plant materials, and street trees shall be planted or installed by the developer
and maintained by the property owners or business owners. A maintenance agreement among adjoining
property owners shall be required; the agreement shall run with the land.
(3) Landscaping for Parking Lots and Buffers.
(a) The parking lots must be landscaped with large canopy type trees as listed in the recommended tree
listing or as approved by the City, that provide shade without obstructing visual access to businesses. Trees
should be allowed to mature and be maintained a minimum height of 30 feet. At least 40 percent of the
entire parking lot must be shaded by these trees within 12 years of planting.
(b) Large parking lots shall be broken into smaller ones with landscaping and pedestrian connections. A
landscaped area shall be within 75 feet of any parking stall.
(c) Safe pedestrian walkways shall be provided from the parking lot to the building and public sidewalks.
(d) Parking lots between the building and an arterial street shall have a minimum buffer of 15 feet between
the parking lot and the property line. Single buildings in commercial land use exceeding 100,000 square feet
(first floor only) that apply for an exemption according to PMC 25.97.090(2) shall include additional
landscaping and buffer according to PMC 25.97.090(2)(d).
(e) Parking lots adjacent to local access streets and alleys shall have a minimum buffer of five feet between
the parking lot and the property line.
(f) All developments shall provide interior parking landscape areas at the following rates:
(i) If parking lots have 10 to 30 parking stalls, then 20 square feet of interior parking landscape per
parking stall shall be provided.
(ii) If parking lots have 31 to 50 parking stalls, then 25 square feet of interior parking landscape per
parking stall shall be provided.
(iii) If parking lots have 51 or more parking stalls, then 30 square feet of interior parking landscape per
parking stall shall be provided.
(g) Interior parking lot landscape areas distributed as planting islands or strips shall have an area of at least
100 square feet and a narrow dimension of no less than five feet in any direction.
(h) Priority for location of interior parking lot landscaping shall be:
(i) First, at the interior ends of each parking bay in a multiple lane parking area. This area shall be at
least five feet wide and shall extend the length of the adjacent parking stall. This area shall contain at
least one tree.
(ii) Second, with the remaining required square footage of landscape area being equally distributed
throughout the interior of the parking lot either as islands between stalls or landscape strips between
the two rows of a parking bay or along the perimeter of the parking lot. Interior landscape islands shall
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be at least five feet wide and shall extend the length of the adjacent parking stalls. Landscape strips must
be a minimum five feet wide. [Ord. 4659 § 2, 2023.]
25.97.100 Environmental protection.
Any development in environmentally sensitive areas shall be avoided unless it is mitigated according to local,
state, and federal regulations.
(1) Developments shall comply with the City’s critical areas ordinance and Shoreline Master Program regulations
as applicable. Mitigation of existing PHS areas has been coordinated with WDFW. This mitigation plan in the
Broadmoor Area EIS shall be followed for environmental protection.
(2) Install and use storm water best management practices (BMPs) to include control structures (i.e., silt fencing,
etc.) per Stormwater Management Manual for Eastern Washington, to prevent the likelihood of construction and
storm water runoff degrading surface waters and adjacent wetlands/riparian habitats. Control structures shall be
properly maintained and inspected on a regular basis to ensure the integrity of BMPs.
(3) Monitor the adverse impact and the compensation projects and take appropriate corrective measures on a
periodic basis as required. [Ord. 4659 § 2, 2023.]
25.97.110 Permit review.
Development permits shall undergo a site plan permit and review process for all nonresidential developments in
commercial and open space land uses, and residential developments of multi-unit developments in medium
density residential land uses.
Residential development such as subdivision applications within medium density residential land use shall comply
with Pasco’s subdivision regulations (PMC Title 21) and related application processes.
Developments in the mixed residential and commercial land use shall follow requirements in PMC 25.97.110.
(1) Site Plan Review Process. The following information must be submitted as deemed applicable by the
Community and Economic Development Department:
(a) Site Description.
(i) Physical characteristics of the site such as slope, vegetation, etc.
(ii) Infrastructure facilities and capacity, including water, sewer, roads.
(b) Existing Site Conditions Map. The existing site conditions map must include the following information on
site and within 150 feet of the proposed master plan boundary (as applicable):
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(i) The applicant’s entire property and the surrounding property. The property boundaries, dimensions
and gross area must be identified. Existing aerial photos may be used;
(ii) Ownership of master plan area and ownership of all property within 150 feet of the proposed
master plan;
(iii) Topographic contour lines shown at one-foot intervals for slopes of 10 percent or less. For slopes
greater than 10 percent, contour lines must be shown at two-foot intervals. Slopes greater than 25
percent must be identified;
(iv) The location, names, and widths of existing public and private streets, alleys, drives, sidewalks, bike
lanes, multi-use trails, transit routes and facilities, rights-of-way, and easements. Existing aerial photos
may be used;
(v) The location of existing irrigation canals and ditches, pipelines, drainage ways, waterways, railroads,
and any natural features such as rock outcroppings, wooded areas, and natural hazards. Existing aerial
photos may be used;
(vi) The location of existing sanitary and storm sewer lines, water mains, septic facilities, culverts, and
other underground and overhead utilities;
(vii) Potential natural hazard areas, including any areas identified as subject to a 100-year flood, areas
subject to high water table, and areas mapped by the City, County, or state as having a potential for
geologic hazards;
(viii) Resource areas, including wetlands on the City’s local wetlands inventory, streams, surface mines,
and wildlife habitat identified by the City or any natural resource regulatory agencies as requiring
protection;
(ix) Locally or federally designated historic and cultural resources on the site and the adjacent parcels;
(x) Date, north arrow, scale, names, and addresses of all persons listed as owners on the most recently
recorded deed; and
(xi) Name, address, email address, and telephone number of project designer, engineer, surveyor, and/
or planner, if applicable.
(c) Proposed Site Plan.
(i) Description of the following:
(A) Development boundary subject to the Broadmoor Master Plan.
(B) Project description, types of uses proposed, approximate location, and approximate timing of
each proposed phase of development. The phasing plan may be tied to necessary infrastructure
improvements. May also reference submitted maps or diagrams.
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(C) How the proposed water, sewer, and street system will serve the size and type of development
and uses planned for this area.
(D) How the location and sizing of water and sewer facilities on site will be consistent with existing
and planned facilities.
(E) How water flow volumes will be provided to meet fire flow and domestic demands.
(F) The function and location of any private utility system.
(G) Description of adjacent land uses within one-quarter mile distance.
(ii) Scaled maps, diagrams, and illustrations that include the following information:
(A) Development boundary.
(B) Phasing plan with land uses.
(iii) Site plan drawing shall include the following:
(A) Property boundaries and dimensions.
(B) Adjacent property(s) land use and zoning.
(C) Names and location of all existing streets abutting the site.
(D) Building envelopes and square footage.
(E) Distance from property lines and existing structures to building envelope area.
(F) Vehicle, biking, and walking circulation system, including cross-sections, and where these
facilities will connect with the existing and planned system.
(G) Transit routes and facilities within one-quarter mile.
(H) Parking, loading, and service areas, including loading and service areas for waste disposal.
(I) Parking lot area(s) with proposed parking stall count including the number of proposed
accessible spaces. Must include proposed landscape island locations.
(J) Location and size of existing and/or proposed public sidewalks, curbs and gutters adjacent to
or on the property.
(K) Pedestrian connections.
(L) North arrow and scale.
(M) Location, type and size of any easements.
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(N) Location and dimensions of proposed and/or existing driveway approaches, mid-block
connections, and/or any internal circulation.
(O) Other information necessary to show how the site plan meets the Broadmoor Master Plan.
(iv) Landscape plan including parking lot landscape, groundcover (soft or hard surface), tree and plant
species, size at maturity.
(v) Architectural concept plan (e.g., information sufficient to describe architectural styles, building
heights, and general materials).
(vi) Sign and lighting concept plan (e.g., locations, general size, style, and materials of signs).
(vii) SEPA checklist.
(2) Mixed-Use Project Review Process.
(a) Single Mixed-Use Project (Vertical or Horizontal).
(i) A mixed-use project that is either vertical or horizontal and contained within a single building and
single site shall be reviewed through the site plan review process indicated in subsection (1) of this
section.
(3) Multiple Building and Multiple Site Mixed-Use Development Projects.
(a) If the project is horizontally integrated on more than one site and/or in more than one building, a mixed-
use master site plan is required according to subsection (4) of this section in addition to all the site plan
requirements in subsection (1) of this section.
(4) Mixed-Use Master Site Plan Requirements.
(a) Development of a multiple building mixed-use site or phased development of a mixed-use site shall
require submittal and approval of a mixed-use master site plan, unless it is already subject to a previous
mixed-use master site plan approval. Mixed-use master plans shall include the following:
(i) All submittals according to the site plan review requirements.
(ii) Mapping and written description of the mix of uses, such as residential and commercial or
nonresidential portions.
(iii) If applicable, description of proposed future phasing.
(iv) Written description of the proposal’s consistency with transportation and other service
requirements.
(v) A parking plan with written descriptions and graphics describing how residential and nonresidential
uses can provide sufficient and coordinated parking to avoid impacts on adjacent areas.
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The Pasco Municipal Code is current through Ordinance 4824, passed March 16, 2026.
Disclaimer: The City Clerk’s office has the official version of the Pasco Municipal Code. Users should contact the
City Clerk’s office for ordinances passed subsequent to the ordinance cited above.
City Website: www.pasco-wa.gov
City Telephone: (509) 544-3080
Hosted by General Code.
(b) The overall mix of land uses within a mixed residential and commercial land use area shall be reviewed
to allow a minimum of 20 percent residential and 20 percent of nonresidential use. Proximity to another use
can be accounted for in the mix of uses according to applicable sections of PMC 25.97.060(1).
(c) The Director of Community and Economic Development may allow flexibility in the site use or allocation
of use if the project meets the intent of the Broadmoor Master Plan. [Ord. 4659 § 2, 2023.]
25.97.120 Plan monitoring.
A periodic monitoring system shall be established by the City to ensure the developments implement the vision of
the Broadmoor Master Plan. The City shall evaluate if the projected goals for the Broadmoor area are being met.
The City may assess any implementation challenges and develop strategies such as plan amendment, budget
modifications, updated review processes, etc. [Ord. 4659 § 2, 2023.]
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MEMORANDUM
DATE: August 26, 2019
TO: Randy Hermann | TerraGraphics
FROM: Garth Appanaitis | DKS Associates
SUBJECT: Broadmoor Master Plan
Preliminary Transportation Analysis P# 19072-000
The City of Pasco is preparing a land-use Master Plan for approximately 1,600-2,000 acres of undeveloped
property in the northwest portion of Pasco, known as the Broadmoor Area. It is the City’s vision that the
Broadmoor area become a complete mixed-use, residential community, providing a variety of commercial
venues and housing to meet the needs of all residents and their families. Defining the predictability for future
development in this area is especially important, as current Washington State planning data projects dynamic
population growth for the City of Pasco, increasing the residential population by two-thirds over the next 20
years. The transportation analysis summarized in this memorandum provides a preliminary traffic analysis and
supplements the Non-Project EIS to better understand the transportation impacts of future development
patterns, however a broader regional traffic analysis may be required in a future scope of work.
EXECUTIVE SUMMARY
The City of Pasco is preparing a land-use Master Plan for approximately 1,600-2,000 acres of undeveloped
property in the northwest portion of Pasco, known as the Broadmoor Area. Three potential land use
alternatives were identified by the Broadmoor Non-Project EIS: a Coordinated High-Density Development, a
Coordinated Moderate-Density Development, and a No Action Alternative (consistent with the Comprehensive
Plan). Each alternative has the potential to result in differing traffic patterns and implications throughout the
study area and the overall region of Pasco and the Tri-Cities.
Traffic analysis was performed for six study intersections during the weekday AM and PM peak hours along
Broadmoor Boulevard using Highway Capacity Manual (HCM) methodology. Under existing conditions, all
intersections currently meet performance standards except Harris Road / Broadmoor Boulevard, which was
identified by the City of Pasco’s 2020-2025 6-year Transportation Improvement Plan (TIP) to be realigned with
the existing traffic signal at Sandifur Parkway / Broadmoor Boulevard.
Each of the three land use alternatives was modeled using the Benton Franklin Council of Governments
(BFCG) travel demand model. The model results indicated that the High-Density Development would
approximately double the number of daily trips relative to the No Action alternative, however an additional 10
percent of the daily trips (15 percent compared to the 5 percent in the No Action alternative) would be served
within the internal transportation network of the Broadmoor area. This degree of internal trip activity would be
due to the mix of uses planned for the area (residential, commercial, employment, etc.) and would allow
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Broadmoor Master Plan | Preliminary Transportation Analysis
residents to both live and work within the area and not impact the external roadway system on a daily basis.
While the moderate density alternative would have less overall land use and would generate less daily trips
than the high density alternative, having proportionately less non-residential uses relative to the high density
alternative would reduce potential for internal trip capture. Thus the moderate density alternative would be
reliant on regional connections to non-residential uses and would further rely on access to and from I-182.
ITE’s 10th Edition Trip Generation Manual rates were also used to estimate vehicle trips and understand the
potential for internal trip activity due to the mix of uses present in each scenario. These results followed similar
trends indicated by the travel demand model - the Coordinated High-Density Development would generate the
most trips but would also have the most potential for internal trip activity.
Year 2040 traffic volumes were projected using existing traffic counts and growth from the BFCG travel
demand model to estimate future year traffic volumes and operations. With existing intersection configurations
and the proposed realignment of Harris Road / Broadmoor Boulevard, nearly all of the study intersections are
projected to fail to meet City of Pasco and WSDOT mobility standards, (LOS D). Potential intersection
solutions were identified to accommodate the high-volume demand, including signal installation at Burns Road
/ Broadmoor Boulevard and Dent Road / Broadmoor Boulevard and additional turn lanes at Harris Road /
Sandifur Parkway / Broadmoor Boulevard. Future studies should confirm what intersection improvements
would be the most beneficial for the Broadmoor area including consideration of roundabouts.
To accommodate future growth expected in the Broadmoor area that is likely in all three scenarios, a 5-lane
roadway extending from the I-182 Eastbound ramps to Dent Road / Broadmoor Boulevard is needed. Access
control along Broadmoor Boulevard as well as the construction of east-west collectors through the study area
(and providing connectivity through the site) will help to relieve the demand on the existing intersections. In
addition, alternative ramp configurations that would provide necessary ramp capacity will need to be further
explored.
EXISTING CONDITIONS
The Broadmoor Master Plan area includes parcels of land owned by several independent property and
business owners. The properties are situated to the North of I-182 directly east of the Columbia River. Also
included are adjacent commercial/residential properties north of Burns Road, on both sides of Sandifur Pkwy
adjacent to Broadmoor Blvd., and select properties south of I-182 along Broadmoor Blvd. Figure 1 shows the
boundary area and project vicinity. The transportation analysis includes the following six study intersections
along Broadmoor Boulevard, also shown in Figure 1:
• I-182 Eastbound Ramp/Broadmoor Boulevard
• I-182 Westbound Ramp/Broadmoor Boulevard
• Harris Road/Broadmoor Boulevard
• Sandifur Parkway/Broadmoor Boulevard
• Burns Road / Broadmoor Boulevard
• Dent Road/Broadmoor Boulevard
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Broadmoor Master Plan | Preliminary Transportation Analysis
Figure 1: Broadmoor Study Area
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Broadmoor Master Plan | Preliminary Transportation Analysis
Existing Traffic Patterns
Weekday morning (7-9 AM) and evening (4-
6 PM) traffic counts were collected at the six
study intersections, as shown in Figure 2.1
At the southernmost study intersection (I-
182 ramps), Broadmoor Boulevard is four
lanes wide. It widens to a 5-lane cross-
section from Harris Road / Broadmoor
Boulevard to approximately 700 feet north of
the intersection with Sandifur Parkway. The
intersections with the highest intersecting
volume are located within this stretch of
Broadmoor Boulevard. North of the 5-lane
section, Broadmoor tapers into a 3-lane
section until Burns Road / Broadmoor
Boulevard where it transitions to a 2-lane
section. Traffic volumes at the northern end
of the study area are much lower than
volumes near the interchange. Existing
traffic counts indicate that approximately 53
percent of the AM peak 2-hour traffic volume
occurs during the peak hour (7:15 to 8:15
AM) and 54 percent of the PM peak 2-hour
traffic volume occurs during the peak hour
(4:30 to 5:30 PM).
1 Traffic counts collected on March 26, 2019.
Figure 2. Existing 2019 Traffic Volumes
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Local Traffic Distribution
Using the traffic counts, general existing local trip distribution patterns were identified for the area, shown in
Figure 3. Currently most traffic along the corridor is using the interstate and traveling to and from existing
residential developments that are located south of the interchange and east of Broadmoor Boulevard along
Sandifur Parkway.
Figure 3. Existing 2019 Traffic Distribution
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Intersection Operations Analysis
Base year (2019) intersection operations for the AM and PM peak hours were analyzed using Highway
Capacity Manual (HCM) 6th Edition capacity methods. The resulting intersection operations summaries are
listed in Table 1. All study intersections are subject to the City of Pasco and Benton Franklin Council of
Governments (BFCOG) regional intersection service standards, which is level of service (LOS) D.
Table 1. Existing Study Intersection Operations (2019 AM and PM Peak Hours)
Intersection
Mobility
Standard2
AM Peak PM Peak
Delay LOS V/C Delay LOS V/C
I-182 Eastbound
Ramp /
Broadmoor Blvd
D 13.9 B 0.76 21.7 C 0.84
I-182 Westbound
Ramp /
Broadmoor Blvd
D 8.9 A 0.79 8.1 A 0.84
Harris Road /
Broadmoor Blvd D 40.1 B / E 0.11 / 0.40 46.5 B / E 0.05 / 0.40
Sandifur Pkwy /
Broadmoor Blvd D 8.7 A 0.67 10.3 B 0.73
Burns Rd /
Broadmoor Blvd D 16.7 A / C 0.05 / 0.24 26.1 A / D 0.12 / 0.35
Dent Rd /
Broadmoor Blvd D 11.0 A / B 0.01 / 0.13 11.1 A / B 0.01 / 0.12
*Two way stop-controlled intersections report worst case of major approach / worst case of minor approach.
**Bolded and red LOS results indicate that the intersection is failing to meet the mobility standards identified by
the City.
All study intersections currently meet the LOS D operating standard with the exception of Harris Road /
Broadmoor Boulevard. The intersection performs at LOS E during both the AM and PM peak periods due to
the high conflicting volumes on Broadmoor Boulevard. As an unsignalized intersection, delay is based on the
availability of gaps in the major street to allow minor street movements to occur. Driver delay at Harris Road /
Broadmoor Boulevard may be resulting in driver frustration and anxiety, loss of time, unnecessary fuel
consumption and contributions to air pollution. The intersection is planned to be realigned with the existing
Sandifer Parkway traffic signal and is identified in the City of Pasco 6-year 2020-2025 Transportation
Improvement Plan (TIP) and will be included in the Future Year (2040) analysis.
2 Level of Service standards, City of Pasco Comprehensive Plan, 2007.
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2040 MASTER PLAN ALTERNATIVES
The City of Pasco is preparing a land-use Master Plan for approximately 1,600-2,000 acres of undeveloped
property in the northwestern portion of Pasco, known as the Broadmoor Area. It is the City’s vision that the
Broadmoor area become a complete mixed-use, residential community, providing a variety of commercial
venues and housing to meet the needs of all residents and their families. Defining the predictability for future
development in this area is especially important, as current Washington State planning data projects dynamic
population growth for the City of Pasco, increasing the residential population by two-thirds over the next 20
years. Three alternatives have been identified for the Master Plan, which are further described in the following
section.
Land Use Descriptions
The Non-project EIS analyzes three build-out alternatives for potential impacts with a 20-year planning horizon:
1) Coordinated High Density Development (Maximum Density)
2) Coordinated Moderate Density Development, and
3) No Action Alternative (Existing Comprehensive Plan)
The following sections summarize the character and land use quantities for each alternative.
Preferred Alternative 1 – A Coordinated High Density Development
This alternative will adjust the current land-use zoning to accommodate a denser retail, commercial and
residential development, as shown in Figure 2. The planning and positioning of the land uses will promote
clusters of diverse residential and commercial land uses that will be connected by open spaces, greenbelts,
roadways, and arterials. This alternative alters the existing land-use zoning significantly. Table 2 describes
each land use-designation and its respective design guidelines and size throughout the Broadmoor site. Figure
4 provides an overview of the locations of each land use.
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Table 2. Coordinated High Density Development Proposed Land Use Descriptions
Sample Uses Acres Units Standards
Low Density
Residential Single family detached residential 402 1,600 3 – 5 Dwelling
Units per acre
Medium Density
Residential
Single family detached residential, single
family attached residential, duplexes 569 3,250 3 – 8 dwelling
units per acre
Med-High
Density
Residential
Single family attached residential,
townhouses, condominiums, and multi-
family
125 1,700
8 – 15
dwelling units
per acre
Commercial
Retail, wholesale, service and ancillary
office uses, as well as appropriate public
uses such as government
60 120,000
SF Varying
Office
Professional office, personal services,
offices & technology resource centers,
and daycares, ancillary commercial uses
85 280,000
SF Varying
Mixed-Use
Neighborhood
Townhouses, multi-family developments,
neighborhood grocer, drug stores,
coffee/sandwich/ice-cream shops, live-
work spaces, dry cleaner/laundromat,
salons/spas, daycares, neighborhood-
scale professional offices, medical/dental
clinics
78
800
units,
50,000
SF
Varying,
minimum 40%
residential
with 6 – 12
dwelling units
per acre
Mixed-Use
Regional
Retail operations and shops, grocery
stores, residential above commercial or
office, high density residential,
restaurants, entertainment uses, major
employment centers, clean industry, and
other appropriate regional serving uses
208
500
units,
750,000
SF
General
mixed-use,
minimum 10%
residential, no
more than
50% retail
Mixed-Use
Interchange
Commuter services, technology/research,
business parks, limited office, retail 24 120,000
SF Varying
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Figure 4. Coordinated High Density Development Proposed Land Use
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Preferred Alternative 2 – A Coordinated Moderate Density Development
The Moderate Density alternative adopts a majority of the current land use zoning but creates new land use
areas with denser residential development. This alternative will accommodate open space for parks and
recreation as well as green belts, roadways, and arterials. Detailed land-use designation descriptions and
design guidelines are included in Table 3. Figure 5 provides an overview of the described land use.
Table 3. Coordinated Moderate Density Development Proposed Land Use Descriptions
Sample Uses Acres Units Standards
Low Density
Residential Single family detached residential 366 78 3 – 5 Dwelling
Units per acre
High Density
Housing Overlay
Multi-family housing mixed with single
family, pocket retail and commercial
districts
682.2 3,802 3 – 15 Dwelling
Units per acre
High Density
Housing
Single family attached residential,
townhouses, condominiums, and multi-
family
210 1,077 8 – 15 Dwelling
Units per acre
Mixed
Residential
Retail, wholesale, service and ancillary
office uses, as well as appropriate public
uses such as government
240 598 DU
300,000 SF Varying
Regional
Commercial
Commuter services, technology/research,
business parks, limited office, retail 166 400,000 SF Varying
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Alternative 3 – No Action Alternative
The no-action alternative assumes that development would occur consistent with the existing land use
designations and would undergo developmental and environmental review on a project-by-project basis.
Because there is no guiding masterplan, the ultimate build out of the parcels under a no action alternative is
less predictable. Figure 6 shows current Land Use zoning according to the City of Pasco’s Comprehensive
Plan designations.
Figure 5. Coordinated Moderate Density Development Proposed Land Use
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Summary of Land Use Alternatives
Table 4 provides a brief summary of the three land use alternatives and lists residential units and non-
residential square footage. Number of units and non-residential square footage for the no action alternative
were estimated from the BFCG Travel Demand Model3. As shown, the coordinated high-density development
has the greatest number of units and non-residential square footage, with nearly triple the number of
residential units than the no action alternative and nearly double the amount of non-residential square footage
from the moderate density development. The following section will describe how each alternative would impact
the street network.
3 It has been noted that the regional travel model may underestimate the amount of land use for the Comprehensive Plan
in the Broadmoor Area. However, this summary is provided from the travel model as a relative comparison to the other
alternatives and to provide a consistent basis for the estimated trips on the street network.
Figure 6. No Action Proposed Land Use
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Table 4. Master Planned Alternatives Comparison
Alternative Residential Units Non-Residential
1) Coordinated High Density
Development 9,266 1,320,000 sf
2) Coordinated Moderate
Density Development 7,492 700,000 sf
3) No Action 3,062 unknown
Trip Generation Comparison
To estimate the impact of each land use alternative, vehicle trips entering and exiting the proposed
development were estimated using two methods: the Institute of Transportation Engineer’s (ITE) Trip
Generation 10th Edition methodology, and land use adjustments made in the Benton Franklin Council of
Government (BFCG) Travel Demand Model. While the travel model results were used to derive future traffic
volume projections for the intersection capacity analysis, the ITE Trip generation estimates provide a
comparison and indicate potential for internal trip activity.
ITE 10th Edition
The Institute of Transportation Engineers (ITE) Trip Generation, 10th Edition manual was used to determine the
estimated number of trips each alternative will generate.4 Land uses described in the Draft EIS were matched
to ITE land use categories and descriptions, as shown in Table 5.
For land uses that include a mix of uses, trips can be made between the various land uses on site without
utilizing the external major street system. These internally captured trips can be made by walking or driving
using internal roadways and are therefore subtracted from the overall trip generation of the development. An
internal capture rate was estimated for the portion of the study area north of the interchange using the
methodologies outlined in the ITE Trip Generation Handbook. Resulting internal capture rates vary among the
land uses, as shown in Table 5.
.
4 Trip Generation, 10th Edition, Institute of Transportation Engineers, 2017.
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Table 5. ITE Trip Generation Categories and Internal Trip Reductions
Land Use Description
ITE Land Use
(Code)
Land Use
Category Internal Trip Reduction Rate
AM PM
Commercial Shopping
Center (820) Retail 23% entering,
23% exiting
18% entering,
28% exiting
Office General Office
Building (710) Office 7% entering,
27% exiting
82% entering,
20% exiting
Mixed-Use
Neighborhood –
Neighborhood grocer,
drug stores,
coffee/sandwich/ice-
cream shops, daycares,
etc
Shopping
Center (820) Retail 23% entering,
23% exiting
18% entering,
28% exiting
Mixed-Use Regional –
Retail Operations and
Shops
Shopping
Center (820) Retail 23% entering,
23% exiting
18% entering,
28% exiting
All residential uses
Single Family
Detached Home
(210),
Multifamily
Housing (Low-
Rise) (220), or
Mid-Rise
Residential with
1st-Floor
Commercial
(231)
Residential 1% entering, 1%
exiting
4% entering, 3%
exiting
In addition to internally captured trips, pass-by vehicle trips coming from the adjacent traffic stream that would
not create new trips within the study area were estimated using the methodology outlined in the ITE Trip
Generation Handbook. Pass-by trips would result in new driveway turning movement trips only and would not
increase the total traffic to the adjacent roadways. Notably, pass-by rates are only applied to retail uses and
were estimated to be 34% for retail within the Broadmoor study area.
Detailed trip generation calculations for each alternative are included in the Appendix. The trip generation
calculations indicate that with higher density development and a balance of land use types (residential, office,
commercial, etc.) there is a higher percentage of trips that will be internally captured within the internal street
network, therefore resulting in a proportionately smaller impact on the external street network. Table 6 provides
an overall comparison for the alternatives. The High Density Alternative includes additional land use and would
contribute to more trips during the weekday AM and PM peak hour than the Moderate Density alternative.
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Table 6. ITE Trip Generation Comparison of Coordinated Development Master Planned Alternatives
(Weekday Peak Hour, Net New External Trips)
Alternative AM Total PM Total
Coordinated High Density Development 4,612 5,919
Coordinated Moderate Density Development 2,739 4,273
Travel Demand Model
Trip generation was also estimated using the BFCG travel demand model by adjusting the number of
households and employees in the Broadmoor area under each alternative. Table 7 lists estimated units per
acre and employee calculations for each land use. Notably, total households are already provided in the EIS
for mixed-use development and are not included in the table below.
Table 7. Land Use Types and Employee Calculations for BFCG Travel Demand Model
Land Use
Household
Calculations Employee Calculations
Units / Acre Type of
Employment
% of total
employment in
land use
Employee
density / KSF
Low Density Residential 4 - - -
Medium Density
Residential
6.5 (multifamily),
4 (single family) - - -
Medium-High Density
Residential 8.5 - - -
Commercial - Retail 100% 1.5
Office - FIRE a 100% 3
Mixed-Use
Neighborhood
- Retail 25% 1.5
- FIRE 25% 3
- Service 50% 1.5
Mixed-Use Regional
- Retail 50% 1.5
- FIRE 50% 3
Mixed-Use Interchange
- Wholesale 25% 0.5
- Other 75% 1.5
a FIRE = Financial, Insurance, Real Estate and Engineering employment.
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A summary of the estimations for total households, population, and employees added to the Broadmoor area
under each alternative is shown in Table 8. Both coordinated development alternatives estimate additional
households and employees than what was originally included in the 2040 travel demand model.
Table 8. Household and Employee Estimations for each Master Planned Alternative
Alternative Households Average HH
Size Population Employees
Coordinated High
Density Development 9,266 2.82 26,168 3,530
Coordinated
Moderate Density
Development
6,850 2.81 19,248 1,551
No Action 3,027 2.55 7,730 751
A summary of the resulting daily trips for each alternative is shown in Table 9. Trips are categorized as either
internal or external to the Broadmoor area, where external trips start or end outside of the study area and
internal trips start and end inside of the study area.
Table 9. BFCG Travel Demand Model Daily Trip Estimations
Alternative Internal External Overall Total
Coordinated High
Density
Development
15,137 85,549 100,686
Coordinated
Moderate Density
Development
3,543 70,172 73,715
No Action 2,128 43,411 45,539
Due to the nature of higher density development, the percentage of internal trips greatly increases under the
coordinated high-density development alternative, resulting in a smaller relative impact on the existing external
roadway network. In addition, average trip lengths in the coordinated high-density alternative are over 10%
shorter than the no action alternative.
Summary of Trip Generation
The Coordinated High-Density Development and Moderate Density Development Alternatives generate more
trips than the no action alternative according to trip generation estimates using both ITE methodology and
results from the BFCG travel demand model. Notably, the coordinated high-density development has the
potential to keep some of the additional trips within the development site, which would create less of an impact
on the external street network. By addressing the expected mixed-use development in the Broadmoor Master
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Broadmoor Master Plan | Preliminary Transportation Analysis
Plan, the City can plan the internal street network to account for the larger volume of internal trips and manage
congestion within the study area as well as along Broadmoor Boulevard.
Travel Model Corridor Impacts
The following figures show the approximate difference in 2-hour peak traffic volume for each proposed
alternative and the existing traffic. Figure 7 shows the difference in volume between the high density
coordinated development alternative and existing volumes, Figure 8 shows the difference in volume between
the moderate density coordinated development alternative and existing volumes, and Figure 9 shows the
difference in volume between the no action alternative (Regional Transportation Plan) and existing volumes.
The highest increase in traffic volumes along the corridor would be in the northbound direction during the PM
period, where the directional 2-hour traffic volume would increase approximately 2,600 vehicles. The most
significant volume differences for each alternative would occur near the intersection of Sandifur Parkway /
Harris Road / Broadmoor Boulevard, which is expected to be realigned in the future.5 Additionally, greater
volume differences are apparent along Broadmoor Boulevard between Sandifur Parkway and Powerline /
Burns Road under all three scenarios. The added volume may require additional widening of Broadmoor
Boulevard north of Powerline / Burns Road, regardless of which alternative is identified in the Master Plan. The
following section will discuss the corridor impacts further, as well as the operational impact at the intersection
level under the Preferred Alternative.
5 Proposed realignment and extension of Harris Road / Sandifur Boulevard identified in the City of Pasco 2020 -2025 6-
year Transportation Improvement Plan (TIP).
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Figure 7. High Density Future Year (2040) 2-Hour Volume Difference from Existing Traffic
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Figure 8. Moderate Density Future Year (2040) 2-Hour Volume Difference from Existing Traffic
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Figure 9. No Action Future Year (2040) 2-Hour Volume Difference from Existing Traffic
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Preferred Land Use Alternative Analysis
The High Density Coordinated development alternative has been selected as the Preferred Alternative by the
EIS. To better understand what conditions travelers would experience, traffic volumes were developed and
analyzed at an intersection level to determine
whether the existing size of Broadmoor
Boulevard will appropriately serve the City of
Pasco and the Broadmoor Area. As
previously noted, Harris Road was identified
by the City’s Transportation Improvement
Plan (TIP) to be realigned with the
intersection of Sandifur Parkway / Broadmoor
Boulevard. The approach geometry for the
new intersection is unknown at this time.
Additional projects to be completed within the
study area include the extension of Sandifur
Parkway directly west towards the river, as
well as bicycle and pedestrian improvements
on Broadmoor Boulevard on the I-182
overpass between the ramps.
2040 Preferred Alternative Volumes
Future 2040 intersection turn movement
volumes were developed for the AM and PM
peak hours using existing traffic counts and
the land use alternative modeled in the BFCG
travel demand model. Intersection turn
movements were post-processed following
NCHRP 765 methods and are shown in
Figure 10.
Figure 10. Future 2040 Traffic Volumes
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2040 Preferred Alternatives Intersection Operations Analysis
Future year (2040) intersection operations for the AM and PM peak hours were analyzed using Highway
Capacity Manual (HCM) 6th Edition capacity methods, and the results are summarized in Table 10.
Table 10. Preferred Alternative 2040 Peak Hour Intersection Operations
Intersection
Mobility
Standard6
AM Peak PM Peak
Delay LOS V/C Delay LOS V/C
I-182 Eastbound
Ramp /
Broadmoor Blvd
D 43.2 D 1.27 74.3 E 1.13
I-182
Westbound
Ramp /
Broadmoor Blvd
D 9.6 A 0.85 47.5 D 0.98
Harris Road /
Sandifur Pkwy /
Broadmoor Blvd
D 211.8 F > 2 291.8 F > 2
Burns Rd /
Broadmoor Blvd D > 300 B / F > 2 > 300 B / F 0.34
Dent Rd /
Broadmoor Blvd D 12.7 A / B 0.39 36.7 B / E 0.75
*Two way stop-controlled intersections report worst case of major approach / worst case of minor approach.
**Bolded and red results indicate that the intersection is failing to meet the mobility standards.
In PM peak hour conditions, nearly all intersections fail to meet City of Pasco and regional mobility standards.
Harris Road / Sandifur Parkway / Broadmoor Boulevard and Burns Road / Broadmoor Boulevard are projected
to be failing in both the AM and PM peak hour. Major traffic control upgrades are necessary at these
intersections to achieve LOS standards. Potential solutions include the installation of a traffic signal at Burns
Road / Broadmoor Boulevard and widening for additional turn lanes at Harris Road / Sandifur Parkway /
Broadmoor Boulevard. Resulting operations with these improvements are listed in Table 11, however prior to
implementation of these mitigations additional alternatives should be considered to address the higher volume
demand including roundabouts and other potential solutions.
6 Level of Service standards, City of Pasco Comprehensive Plan, 2007.
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Table 11. Future Year (2040) Mitigated Operations with Potential Solutions
Intersection
Mobility
Standard7
AM Peak PM Peak
Delay LOS V/C Delay LOS V/C
Harris Road /
Sandifur Pkwy /
Broadmoor Blvd
D 39.5 D 0.95 45.4 D 0.91
Burns Rd /
Broadmoor Blvd D 16.8 B 0.89 14.5 B 0.84
Dent Rd /
Broadmoor Blvd D 11.1 B 0.72 10.0 B 0.54
Potential transportation improvements along the corridor are described in the following sections.
Study Area Improvements
To mitigate additional traffic within the study area resulting from the Preferred Alternative High Density
Coordinated Development, several high-level improvements were identified as shown in Figure 11. While
intersection operations analysis was not completed for the Moderate Density Coordinated Development or the
No Action alternative, it is expected that many of these improvements would be beneficial for traffic under all
three scenarios according to the additional volume that would result from any development within the study
area.
7 Level of Service standards, City of Pasco Comprehensive Plan, 2007.
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Broadmoor Master Plan | Preliminary Transportation Analysis
Note: Descriptions for each numbered improvement appear in narrative following figure.
1
6
4,5
2,9
3 10
11
8
7
Figure 11. Potential Study Area Improvements
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Broadmoor Master Plan | Preliminary Transportation Analysis
Corridor Needs
As shown in Figure 11 and based on volume estimations resulting from the high-density coordinated
development alternative, the following recommendations could mitigate future volumes:
1. Broadmoor Boulevard should be widened to a 5-lane cross section with two northbound lanes,
two southbound lanes, and a two-way left-turn lane in the median from the I-182 Westbound
Ramps to approximately halfway between Dent Road / Edelman Road and Dent Road – which
is assumed to be the site of a new signalized intersection that would provide access to the
Broadmoor Area.
2. An additional east-west connection located approximately mid-way between Dent Road /
Broadmoor Boulevard and Edelman Road / Dent Road / Broadmoor Boulevard would provide
an alternative access for vehicles entering the proposed developments, relieving demand on
intersections further south.
3. The new collector extending west from the realigned intersection of Sandifur Parkway / Harris
Road / Broadmoor Boulevard should be 5-lanes wide to accommodate project-related traffic.
4. Development on the west side of Broadmoor Boulevard should accommodate larger easements
to account for potential future widening that may be necessary within the study area (including
the flexibility to expand to seven lanes). This widening may be needed to support future
development to the north and the critical regional connection to I-182 that is served by
Broadmoor Boulevard.
5. Access points along Broadmoor Boulevard should be controlled to limit the number of
intersections and decrease the potential number of conflict points. This strategy will improve the
efficiency of traffic flow along the corridor and help manage additional widening needs.
Intersection Needs
Multiple intersections fail to meet City mobility standards in both AM and PM peak hour conditions with future
traffic volumes under the Preferred Alternative. The following recommendations would mitigate failing
operations at the study intersections not associated with I-182:
6. Install a traffic signal at Dent Road / Broadmoor Boulevard and widen each approach to allow
for dedicated left turn lanes.
7. Install a traffic signal at Dent Road / Edelman Road / Broadmoor Boulevard and widen each
approach to allow for dedicated left turn lanes. The eastbound right turn movement would also
benefit from a dedicated right turn lane.
8. Widen the intersection of Sandifur Parkway / Harris Road / Broadmoor Boulevard for dual
northbound left turn lanes, dual southbound left turn lanes, and dual eastbound right turn lanes.
Signal timing will need to include an overlap phase so that eastbound right turn movements can
occur simultaneously with the northbound left turn movements.
9. Provide a new signalized intersection serving the Broadmoor Area approximately mid-way
between Dent Road / Edelman Road and Dent Road. This access will help relieve turning
movements at other major intersections along Broadmoor Boulevard.
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Portal Needs (I-182 Ramps) [Note: More Clarification to be Added]
Both I-182 ramp intersections with Broadmoor Boulevard are either failing or close to failing in future year AM
and PM peak hour conditions under the preferred alternative. The following recommendations provide
guidance for future improvements necessary to maintain mobility throughout the study area and along I-182.
Future interchange improvements or configurations should be explored to address the following needs:
Eastbound I-182 Ramps
10. Explore capacity improvements to the eastbound I-182 ramps, which include:
• Address high volume going north through the intersection.
• Explore on and off-ramp configuration to provide additional capacity for eastbound
travelers.
Westbound I-182 Ramps
11. Explore capacity improvements to the westbound I-182 ramps, which include:
• Widen westbound off-ramp approach at intersection to include a second westbound right
turn lane.
• Explore on and off-ramp configuration to provide additional capacity for westbound
travelers.
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APPENDIX
ITE 10th Edition High Density Alternative Trip Generation Estimations
Land Use Described in EIS ITE Land
Use Code Size AM Peak PM Peak
In Out Total IN OUT Total
No
n
-Re
s
i
d
e
n
t
i
a
l
U
s
e
s
Commercial 820 120 KSF 70 43 113 219 238 457
Internal Reduction (AM 23% in,
23% out; PM 18% in, 28% out) 16 10 26 40 67 107
Pass-By Trips (34%) 18 11 30 61 58 119
Office (above interchange) 710 184 KSF 184 30 214 34 178 212
Internal Reduction (82%
entering, 20% exiting) 13 8 21 28 36 64
Office (below interchange) 710 58 KSF 58 9 67 11 56 67
Mixed-Use Neighborhood
Neighborhood grocer, drug
stores, coffee/sandwich/ice-
cream shops, daycares, etc
820 50 KSF 29 18 47 91 99 190
Internal Reduction (AM 23% in,
23% out; PM 18% in, 28% out) 7 4 11 16 28 44
Pass-By Trips (34%) 8 5 12 24 26 50
Mixed-Use Regional
Retail operations and shops 820 50 KSF 29 18 47 91 99 190
Internal Reduction (AM 23% in,
23% out; PM 18% in, 28% out) 7 4 11 16 28 44
Pass-By Trips (34%) 8 5 12 24 26 50
Mixed-Use Interchange
Technology, research,
business parks, limited office,
retail
770 216 KSF 53 34 87 42 49 91
Total Non-Res Trips 422 152 575 488 719 1207
Internal Trips 43 26 69 100 159 259
Pass-By Trips 34 21 54 109 110 219
Net New Non-Residential Trips 346 105 452 279 450 729
Re
s
i
d
e
n
t
i
a
l
Low-Density Res (above
interchange) 210 1220 DU 226 676 902 761 446 1207
Medium-Density Res 220 2550 DU 270 903 1173 900 528 1428
210 700 DU 130 388 518 437 256 693
Medium-High Density Res 220 1700 DU 180 602 782 600 352 952
High Density Res 220 440 DU 36 122 158 155 91 246
Townhomes, multi-family
development 220 800 DU 85 283 368 282 166 448
Res above commercial or
office 231 60 DU 5 13 18 15 7 22
Total Internal Trips for above
residential land uses (AM 1% in,
1% out; PM 4% in, 3% out)
9 30 40 125 56 182
Low-Density Res (below
interchange) 210 380 DU 70 211 281 237 139 376
Total Residential Trips 1002 3198 4200 3387 1985 5372
Internal Trips 9 30 40 125 56 182
Pass-By Trips - - - - - -
Net New Residential Trips 993 3168 4160 3262 1929 5190
OVERALL TOTAL 4612 5919
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ITE 10th Edition Moderate Density Alternative Trip Generation Estimations
No
n
-Re
s
i
d
e
n
t
i
a
l
Us
e
s
Land Use Described in EIS ITE Land
Use Code Size AM Peak PM Peak
In Out Total IN OUT Total
Mixed Residential
Retail, wholesale service and
ancillary office uses (# above
interchange, # below
interchange)
820 93 KSF
(12.3 KSF) 54 (7) 33 (4) 88 (12) 170 (22) 184 (24) 355 (47)
Internal Reduction to trips above
interchange (AM 22% in, 22%
out; PM 18% in, 28% out)
12 7 19 31 52 82
Pass-By Trips (34%) 14 (2) 9 (1) 23 (4) 47 (8) 45 (8) 93 (16)
710 173 KSF
(22.8 KSF) 172 (23) 28 (4) 201 (26) 32 (4) 167 (22) 199 (26)
Internal Reduction to trips above
interchange (AM 7% in, 27%
out; PM 73% in, 20% out)
12 8 20 23 33 57
Regional Commercial
Commuter services,
technology/research,
business parks, limited office,
retail (# above interchange, #
below interchange)
820 147 KSF
(52.5 KSF) 86 (31) 53 (19) 138 (49) 269 (96) 291 (104) 560 (200)
Internal Reduction to trips above
interchange (AM 22% in, 22%
out; PM 18% in, 28% out)
19 12 30 48 82 130
Pass-By Trips (34%) 23 (10) 14 (6) 37 (17) 75 (33) 71 (35) 146 (68)
770 147 KSF
(52.5 KSF) 36 (13) 23 (8) 59 (21) 28 (10) 33 (12) 62 (22)
Internal Reduction to trips above
interchange (AM 7% in, 27%
out; PM 73% in, 20% out)
3 6 9 21 7 27
Total Non-Res Trips 422 172 594 631 837 1471
Internal Trips 46 33 78 123 174 296
Pass-By Trips 49 30 81 163 159 323
Net New Non-Residential Trips 327 109 435 345 504 852
Re
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Low-Density Res 210 78 DU 14 43 58 49 29 77
High Density Housing Overlay 220 1342 DU 142 475 617 473 278 752
221 2460 DU 230 655 886 660 422 1082
High Density Res 220 1077 DU 114 381 495 380 223 603
Mixed Res (above
interchange) 220 336 DU 36 119 155 119 70 188
Total Internal Trips for above
residential land uses (AM – 2%
in, 1% out; PM - 8% in, 8% out)
11 17 28 134 82 216
Mixed Res (below
interchange) 220 262 DU 28 93 121 92 54 147
Total Residential Trips 564 1766 2332 1773 1076 2849
Internal Trips 11 17 28 134 82 216
Pass-By Trips - - - - - -
Net New Residential Trips 553 1749 2304 1639 994 2633
OVERALL TOTAL 2739 4273
Page 200 of 284
Pasco City Council
July 13, 2026
Workshop
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Overview of
Broadmoor Master
Plan Presentation
July 13, 2026
Pasco City Council
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Broadmoor Are a
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Planning Area: Approximately 1,240 acres in
northwest Pasco
Purpose:
Guide long-range growth and development
Coordinate land use and infrastructure planning
Establish a framework for orderly and efficient
development
Vision:
Master-planned mixed-use community
Residential neighborhoods and housing
opportunities
Commercial services and employment centers
Parks, open space, and recreational amenities
Multimodal transportation connections
Walkable, high-quality community design
Environmental Review:
Supported by a Programmatic Environmental
Impact Statement (EIS) evaluating anticipated
growth and development impacts
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Text Here
Same Day as Broadmoor Adoption
Pre Broadmoor Adoption
Post Broadmoor Adoption
Solstice
Desert
Bloom The Dunes
The
Grove
Affinity &
Hydro
Aquatics
Center
Columbia Shores
Development Name
Broadmoor Area Development
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12%
29%
8%
30%
5%
15%1%
Land Use
Low Density Residential
Medium Density Residential
Commercial
Mixed Residential-Commercial
Open Space
Reclamation
Industrial
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Future Planning Direction
Broadmoor Next Steps
Preserve the original vision of the Broadmoor Master Plan.
Improve clarity and predictability within the Overlay District regulations.
Continue coordinated growth as residential development expands.
Maintain a balanced mix of residential, commercial, employment, and open space opportunities.
Implement Broadmoor-specific code amendments anticipated in 2027.
Key Statistic
Approximately 24% of the planning area is associated with approved or proposed residential development
and only 1% is associated with the approved Aquatics Center.
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Potential Code & Zoning Updates
Areas Under Evaluation
Building height standards
Parking requirements
Street tree placement standards
Mixed-use development regulations
Commercial development concepts
Overlay District usability improvements
Potential Zoning Discussions
Evaluate whether portions of the existing R-T
(Residential Transition) zoning remain appropriate.
Consider zoning tools that better align with the
adopted land use framework.
Explore implementation of recent state housing
legislation and increased residential density options.
Continue evaluating a potential Neighborhood
Residential zoning designation.
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Parks, Open Space & Community Amenities
Future Considerations
Maintain Broadmoor's quality of life as development occurs.
Evaluate opportunities for:
Pocket parks
Community gathering spaces
Neighborhood plazas
Additional open space amenities
Planning Objective
Provide recreational opportunities closer to residential neighborhoods.
Complement park impact fees with accessible neighborhood-scale amenities.
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Questions?
Thank you!
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AGENDA REPORT
FOR: City Council June 29, 2026
TO: Harold Stewart, City Manager City Council Workshop
Meeting: 7/13/26
FROM: Richa Sigdel, Deputy City Manager
City Manager
SUBJECT: Council Update – Electric-Assisted Bicycle Laws and Existing City Code
I. ATTACHMENT(S):
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
Receive the update regarding recent changes to Washington State law related
to electric-assisted bicycles and acknowledge that existing City ordinances and
state law provide the necessary enforcement authority.
III. FISCAL IMPACT:
None
IV. HISTORY AND FACTS BRIEF:
Background
Staff recently reviewed questions regarding enforcement of electric-assisted
bicycles following actions taken by a neighboring jurisdiction. As part of that
review, it was confirmed that the City of Pasco already has provisions in place
addressing the supervision of minors through the City's adoption by reference
of applicable state criminal statutes, including the offense of failure to supervise
a minor.
Additionally, Washington State recently amended the definition of an "electric-
assisted bicycle." Under the revised law, any motorized bicycle capable of
traveling more than 20 miles per hour solely through motor power, without
pedaling, is no longer classified as an electric-assisted bicycle. These vehicles
are instead subject to the same requirements as other motor vehicles,
including driver licensing, registration, and other applicable traffic laws.
As a result, if an individual, particularly a minor not of legal driving age, is
operating one of these vehicles, existing state vehicle laws already provide law
enforcement with enforcement authority. In certain circumstances, existing
Page 213 of 284
criminal statutes related to failure to supervise a minor may also apply when
appropriate.
Police Department and Prosecutor's Office ensure consistent interpretation and
enforcement. At this time, no amendments to the Pasco Municipal Code are
recommended.
Impacts Other Than Fiscal
The recent change to state law provides additional clarity regarding which
motorized bicycles qualify as electric-assisted bicycles. Existing City
ordinances and state law already provide enforcement mechanisms, and no
operational or policy changes are anticipated.
V. DISCUSSION:
Recommendation
Receive the update regarding recent changes to Washington State law related
to electric-assisted bicycles and the City's existing enforcement authority.
Constraints
Because the recent changes are contained in state law, the City must enforce
the revised definitions as adopted by the Legislature. Based on the current
review, no additional local regulations are necessary.
Alternatives
Receive the update as presented.
Direct staff to conduct additional research or return with potential code
amendments if future enforcement concerns arise.
Next Steps
Pasco Police Department and Prosecutor's Office are responsible for
implementation of the revised state law and will return to Council if future policy
considerations or code amendments become necessary.
Page 214 of 284
AGENDA REPORT
FOR: City Council June 23, 2026
TO: Harold Stewart, City Manager City Council Workshop
Meeting: 7/13/26
FROM: Maria Serra, Public Works Director
Public Works
SUBJECT: Resolution - Washington State Department of Transportation (WSDOT)
Detour Agreement
I. ATTACHMENT(S):
Resolution
Agency Haul Road/Detour Agreement
Presentation
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
Discussion
III. FISCAL IMPACT:
N/A - This is a WSDOT project, partially funded by proportionate shares
collected from developers.
IV. HISTORY AND FACTS BRIEF:
Background
A temporary detour is required to construct improvements to the Kartchner St.
Interchange (in the vicinity of the NB Ramp Terminal). This project is led by
Washington 395 US The (WSDOT). Transportation of Department State
Kartchner St. I/C NB Ramp Terminal Improvements project includes addition of
a roundabout at this ramp terminal intersection at Kartchner St and is
anticipated to be constructed in 2026, with construction starting as early as
August. The detour is required for construction of portions of the roundabout at
the intersection of Kartchner St. and the US 395 northbound ramp terminal.
This project is partially funded by developer's proportionate share contributions,
which were transferred from the City to WSDOT in May of 2025, for a total
contribution of $218,280. Total estimated project cost is approximately $1.65
million.
Page 215 of 284
The project footprint is all within WSDOT jurisdiction with the exception of the
temporary detour, as proposed in the agreement, to maintain access to local
businesses through the use of segments of city owned streets. The Detour will
utilize the following city streets: Kartchner St., Capitol Ave, Hillsboro St., and
Commercial Ave during construction of the project.
The proposed detour is anticipated to take approximately 15 working days (3
weeks) based on WSDOT's scheduling estimation.
The proposed detour agreement identifies WSDOT being responsible for
maintenance and repairs of City streets utilized as part of the detour when
specifically attributed to the project use. WSDOT will be responsible for
ensuring those streets are restored to the baseline condition as part of the
agreement. Baseline will be established via a pre-construction inspection.
Impact (other than fiscal)
As with most construction detours, there is a temporary inconvenience and
minor delays in travel time introduced in order to get around the work zone.
Since WSDOT will be responsible for ensuring the pavement and striping
conditions are returned to baseline conditions on City streets associated with
the detour, additional impact may include repair work occurring on those City
streets after the improvements at the interchange ramp are completed. This
work may introduce additional temporary traffic control setups, including
another temporary short-term detour, as needed. This work mitigates any
long-lasting impacts to the local network.
The ultimate benefit of an improved intersection, with a focus on addressing
safety and congestion at this location outweighs the temporary inconvenience
of one-time construction.
V. DISCUSSION:
Recommendation
Staff recommends approval of the Agency Haul Road/Detour Agreement with
WSDOT.
Constraints
WSDOT's project is getting close to construction phase, and the project will be
constructed in 2026. It is typical to have temporary traffic control and/or detours
when converting existing intersections into roundabouts.
Next Steps
After approval and execution of the agreement, staff will continue coordination
Page 216 of 284
with WSDOT regarding to schedule and timing of this detour taking place.
Alternatives
The Council may choose to deny approval of the agreement. In that case,
WSDOT would consider a reconfiguration of the traffic control plan, resulting in
bigger impacts to traffic at this intersection during construction.
Page 217 of 284
Resolution – WSDOT Haul Road/Detour ILA - 1
Version 1.9.26
RESOLUTION NO. ____
A RESOLUTION OF THE CITY OF PASCO, WASHINGTON,
AUTHORIZING THE CITY MANAGER TO EXECUTE AN AGENCY HAUL
ROAD/DETOUR AGREEMENT BETWEEN WASHINGTON STATE
DEPARTMENT OF TRANSPORTATION (WSDOT) AND THE CITY OF
PASCO.
WHEREAS, WSDOT is administering a project at US 395/Kartchner Street interchange
northbound ramp terminal; and
WHEREAS, the project includes construction of a new roundabout at the existing
intersection of Kartchner Street and Commercial Avenue, which is currently a two-way stop
controlled intersection; and
WHEREAS, the footprint of the project is entirely within WSDOT jurisdiction; and
WHEREAS, construction of the project requires a temporary detour of traffic to provide
access to the local businesses in this vicinity; and
WHEREAS, the proposed detour utilizes segments of City streets, including Capitol
Avenue, Hillsboro Street, Commercial Avenue, and Kartchner Street; and
WHEREAS, WSDOT shall be responsible only for the maintenance and repairs of city’s
roads specifically attributable to the project use and those will be restored to their Baseline
Condition, which is established prior to starting the project construction; and
WHEREAS, of due after Pasco, Washington, has City the of Council City the
consideration, determined that it is in the best interest of the City of Pasco to enter into the Agency
Haul Road/Detour Agreement.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF PASCO, WASHINGTON:
That the City Council of the City of Pasco approves the terms and conditions of the Agency
Haul Road/Detour Agreement between WSDOT and the City of Pasco; a copy of which is attached
hereto and incorporated herein by reference as Exhibit 1; and
Be It Further Resolved, that the City Manager of the City of Pasco, Washington, is hereby
authorized, empowered, and directed to sign and execute said Agreement on behalf of the City of
Pasco.
Be It Further Resolved, that this Resolution shall take effect immediately.
Page 218 of 284
Resolution – WSDOT Haul Road/Detour ILA - 2
Version 1.9.26
PASSED by the City Council of the City of Pasco, Washington, on this ____ day of
________________, 20__.
Charles Grimm
Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ ___________________________
Gabriela Sanchez Ogden Murphy Wallace, PLLC
City Clerk City Attorney
Page 219 of 284
Agency Haul
Road/Detour Agreement
Agency and Address
Agreement Number
State Route Number Control Section Number
Section / Location
Region
Intended Use (Haul Road or Detour Road)
Vehicle Restrictions
Description of Roads or Streets
This Agreement is between the Washington State Department of Transportation (WSDOT) and the above-named
governmental entity (Agency) hereinafter referred to individually as the Party and collectively as the Parties.
Recitals
1. WSDOT is planning the construction or improvement of a section of state highway as shown above;
2. WSDOT plans to use the Agency roads or streets described above and as further detailed in red on the attached
Exhibit “A” for detour routes or for hauling purposes during construction of the project, and
3. It is anticipated that use of the Agency’s roads or streets for such purposes will result in the need for additional
maintenance work on the roads or streets, the cost of which should be borne by WSDOT.
Now Therefore, pursuant to chapter RCW 47.28.140 and in consideration of the terms, conditions, and performances
contained herein, the recitals as stated above which are incorporated and made a part hereof, and any Exhibits attached
hereto, it is mutually agreed as follows:
1. PURPOSE
1.1 The Agency hereby agrees to WSDOT’s use of the roads or streets covered by this Agreement subject to the
conditions contained herein.
1.2 Immediately prior to the beginning of WSDOT’s use of the roads or streets, the Parties shall make a joint condition
inspection. WSDOT shall prepare a “Memorandum” of the existing condition of said roads or streets, attached
hereto as Exhibit B. The Memorandum shall include a statement of the extent and frequency of routine maintenance
operations normally carried out by the Agency, shall contain an explanation of any repair or maintenance required
prior to WSDOT’s use, and may include photographs showing condition of the existing roadway. The Memorandum
shall establish the “Baseline Condition” of the roads or streets that are the subject of this Agreement.
1.3 In the event that the Memorandum establishes the need for the repair or maintenance of the roads or streets prior to
WSDOT’s use, the Parties shall prepare an addendum to the Memorandum that provides a detailed description of
work to be performed and division of responsibilities for performance of the work. Any repair or maintenance of the
roads and streets prior to WSDOT’s use shall be documented in the addendum to the Memorandum.
1.4 The Agency agrees not to restrict the legal size, weight, or speed of vehicles using the roads or streets covered by
this Agreement except as stated above under Vehicle Restrictions.
DOT Form 224-014
Revised 09/2023
Page 1 of 4
City of Pasco
525 N. 3rd Avenue
Pasco, WA 99301
HR5-1004
US 395 1101
US 395/Kartchner Street interchange northbound ramp terminal at milepost
23.69
South Central Region
Detour Road
N/A
The work proposed under this Agreement is to provide access to the local
businesses on North Commercial Ave. through the use of Kartchner St., North
Capitol Ave., East Hillsboro St., and North Commercial Ave.
Page 220 of 284
1.5 It is expressly understood that WSDOT shall be responsible only for the maintenance and repairs of the Local
streets covered by this Agreement the Parties will conduct a joint inspection to identify any damage to the roads
or streets occasioned by WSDOT’s use thereof. The Baseline Condition as established in the Memorandum, and
any addendum thereto, will be used for purposes of comparison. The Parties shall document the need for repair
or maintenance of the roads or streets based on WSDOT’s use and shall determine the cost of the required
maintenance and repair to restore the roads or streets to the Baseline Condition.
1.6 WSDOT shall reimburse the Agency for the actual direct and related indirect costs of the required maintenance
and repairs to restore the roads or streets to the Baseline Condition or WSDOT shall complete the repair to the
satisfaction of the Agency.
1.7 When indicated by a check mark in the box the Agency is a county, WSDOT and the Agency acknowledge that
2. PERIOD OF PERFORMANCE
Subject to its other provisions, the period of performance of this Agreement shall commence on and
be completed on unless terminated sooner as provided in this Agreement or extended through a
properly executed amendment.
3. LEGAL RELATIONS
any other Party. No joint venture or partnership is formed as a result of this Agreement.
3.2 The Parties shall be deemed independent contractors for all purposes, and the employees of the Parties or any of
their contractors, subcontractors, consultants, and the employees thereof, shall not in any manner be deemed to be
employees of the other Party.
4. INDEMNIFICATION
4.1 To the extent allowable under law, each Party to this Agreement will protect, defend, indemnify, and save harmless
such, from any and all costs, claims, judgments, and/or awards of damages (both to persons and property), arising
out of, or in any way resulting from, each Party’s negligent acts or omissions with respect to the provisions of this
Agreement. Neither Party will be required to indemnify, defend, or save harmless the other Party if the claim, suit, or
action for injuries, death, or damages (both to persons and property) is caused by the sole negligence of the other
or employees, and/or involve those actions covered by RCW 4.24.115, the indemnity provisions provided herein
employees.
4.2 The Parties agree that their obligations under this section extend to any claim, demand, and/or cause of action
mutual negotiation, hereby waive, with respect to each other only, any immunity that would otherwise be available
against such claims under the Industrial Insurance provisions of Title 51 RCW.
5. DISPUTE RESOLUTION
5.1 The Parties shall work collaboratively to resolve disputes and issues arising out of, or related to, this Agreement.
Disagreements shall be resolved promptly and at the lowest level of hierarchy. To this end, following the dispute
of or related to this Agreement. The representatives shall communicate regularly to discuss the status of the
the performance of this Agreement and the resolution of any disputes or issues arising during the term of this
Agreement.
DOT Form 224-014
Revised 09/2023
Page 2 of 4
August 3rd, 2026
October 31st, 2026
Page 221 of 284
5.1.2. A Party’s representative shall notify the other Party in writing, with email being acceptable, of any dispute or
issue that they believe may require formal resolution. The representatives shall meet within five (5) working
days of receiving the written notice and attempt to resolve the dispute.
5.1.3. In the event the representatives cannot resolve the dispute or issue, the Agency Public Works Director
and WSDOT’s Region Administrator, or their respective designees, shall meet and engage in good faith
negotiations to resolve the dispute.
5.1.4. In the event the Agency and WSDOT cannot resolve the dispute or issue, the Agency and WSDOT shall
each appoint a member to a Dispute Board. These two members shall then select a third member not
affiliated with either Party. The three-member board shall conduct a dispute resolution hearing that shall be
informal and unrecorded. All expenses for the third member of the Dispute Board shall be shared equally by
both Parties; however, each Party shall be responsible for its own costs and fees.
6. RECORDS AND AUDIT
All records related to the Work performed under this Agreement shall be held and kept available for inspection and audit
for a period of six (6) years from the date of termination of this Agreement or any final payment authorized under this
Agreement, whichever is later. Each Party shall have full access to and right to examine said records, during normal
business hours and as often as it deems necessary. In the event of litigation or claim arising from the performance of this
Agreement, the Agency and WSDOT agree to maintain the records and accounts until such litigation, appeal or claims are
finally resolved. This section shall survive the termination of this Agreement.
7. TERMINATION
7.1 This Agreement may be terminated, without penalty or further liability as follows:
7.1.1 Termination for Convenience
This Agreement may be terminated for convenience by WSDOT at any time. The notice of intent to terminate for
convenience shall be issued in writing no less than thirty (30) working days in advance of termination. WSDOT shall
not be liable to the Agency for any direct, indirect, or consequential damages arising solely from termination of this
Agreement.
7.1.2 Termination for Cause
This Agreement may be terminated for cause by either Party if the other Party does not fulfill in a timely and proper
manner its obligations under this Agreement, or if the other Party violates any of the terms and conditions of this
Agreement. The notice of intent to terminate for cause shall be issued by a Party in writing and the other Party shall
have the opportunity to correct the violation or failure within fifteen (15) working days of the date of the notice. If the
failure or violation is not corrected within the time allowed, this Agreement will automatically terminate.
7.1.3 Termination for Withdrawal of Authority
This Agreement may be terminated by WSDOT in the event that WSDOT’s authority to perform any of its duties
is withdrawn, reduced, or limited in any way after the commencement of this Agreement. The notice of intent to
terminate for withdrawal of authority shall be issued by WSDOT in writing no less than seven (7) calendar days in
advance of termination. No penalty shall accrue to WSDOT in the event termination under this section is exercised.
This section shall not be construed to permit WSDOT to terminate this Agreement in order to acquire similar
services from a third-party.
7.1.4 Termination for Non-Allocation of Funds
This Agreement may be terminated by either Party if insufficient funds are allocated or appropriated to the Party to
continue its performance of this Agreement in any future period. The notice of intent to terminate for non-allocation
of funds shall be issued in writing no less than seven (7) calendar days in advance of termination.
7.2 Any termination of this Agreement shall not prejudice any rights or obligations accrued to the Parties prior
to termination.
8. GENERAL
8.1 Assurances. The Parties agree that all activity pursuant to this Agreement shall be in accordance with all applicable
federal, State, and local laws, rules, and regulations as they currently exist or as amended.
DOT Form 224-014DOT Form 224-014
Revised 09/2023Revised 09/2023
DOT Form 224-014DOT Form 224-014
Revised 09/2023Revised 09/2023
DOT Form 224-014DOT Form 224-014
Revised 09/2023Revised 09/2023
DOT Form 224-014DOT Form 224-014
Revised 09/2023Revised 09/2023
Page 3 of 4 Page 222 of 284
8.2 Interpretation. This Agreement shall be interpreted in accordance with the laws of the state of Washington. The titles
to paragraphs and sections of this Agreement are for convenience only and shall have no effect on the construction
or interpretation of any part hereof.
8.3 Amendments. This Agreement may be amended only by the mutual written agreement of the Parties executed by
personnel authorized to bind each of the Parties.
8.4 Waiver. A failure by a Party to exercise its rights under this Agreement shall not preclude that Party from the
subsequent exercise of such rights and shall not constitute a waiver of any other rights under this Agreement unless
stated to be such in writing and signed by an authorized representative of the waiving Party and attached to the
original Agreement.
8.5 All Writings Contained Herein. This Agreement contains all of the terms and conditions agreed upon by the Parties.
No other understandings, oral or otherwise, regarding the subject matter of this Agreement shall be deemed to exist
or to bind the Parties.
8.6 Venue. The Venue of any action brought under this Agreement involving WSDOT shall be in Superior Court for
County, State of Washington.
8.7 Severability. If any term or condition of this Agreement is held invalid, such invalidity shall not affect the validity of
the other terms or conditions of this Agreement.
8.8 Authority to Bind. The signatories to this Agreement represent that they have the authority to bind their respective
organizations to this Agreement.
9. COUNTERPARTS
This Agreement may be executed in counterparts or in duplicate originals. Each counterpart or each duplicate shall be
deemed an original copy of this Agreement signed by each Party, for all purposes. Electronic signatures or signatures
transmitted via email in portable document format (“PDF”) may be used in place of original signatures on this Agreement.
Each Party intends to be bound by its electronic or PDF signature on this Agreement and is aware that the other Party is
relying on its electronic or PDF signature.
In Witness Whereof, the parties hereto have executed this Agreement as of the party’s date signed last below.
AGENCY
By:
Printed:
Title:
Date:
WASHINGTON STATE
DEPARTMENT OF TRANSPORTATION
By:
Printed:
Title:
Date:
DOT Form 224-014DOT Form 224-014
Revised 09/2023Revised 09/2023
DOT Form 224-014DOT Form 224-014
Revised 09/2023Revised 09/2023
DOT Form 224-014DOT Form 224-014
Revised 09/2023Revised 09/2023
DOT Form 224-014DOT Form 224-014
Revised 09/2023Revised 09/2023
Page 4 of 4 Page 223 of 284
HR5-1004
Exhibit A
Sheet 1 of 2
AGREEMENT HR5-1004
CITY OF PASCO
EXHIBIT “A”
SPECIFICATIONS AND DETAILS
The work proposed under this Agreement includes a detour to maintain access to local
businesses through the use of Kartchner St., North Capitol Ave., East Hillsboro St., and North
Commercial Ave. during the US 395/Kartchner St. I/C – Northbound ramp Terminal
Improvements Project in the City of Pasco in Franklin County, Washington.
Short Term Detour Route Details
Portions of the intersection of Kartchner St. and the US 395 northbound ramp terminal will be
closed, depending on the phase of construction, limiting specific movements and requiring
motorists to follow the posted detour to access local businesses.
The detour will consist of the use of Kartchner St. between the US 395 northbound ramp
terminal and North Capitol Ave, the use of North Capitol Ave. between Kartchner St. and East
Hillsboro St., the use of East Hillsboro St. between North Capitol Ave. and North Commercial
Ave., and the use of North Commercial Ave. between East Hillsboro St. and Kartchner St.
Duration and Time Frame: 24 hours a day for approximately 45 days between July 2026 and
September 2026.
City of Pasco Representative:
Andrey Avetisyan
525 N. 3rd Avenue
2nd Floor
Pasco, WA 99301
Office: 509-544-4131
avetisyana@pasco-wa.gov
WSDOT Representative:
Andres Mendoza, P.E.
Construction Project Engineer
1655 Fowler Street
Richland, WA 99352
Office: 509-222-2440
Andres.Mendoza@wsdot.wa.gov
Page 224 of 284
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DATE DETOUR PLAN
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HR5-1004
Exhibit B
Page 1 of 2
AGREEMENT HR5-1004
EXHIBIT “B”
JOINT INPSECTION MEMORANDUM
This Memorandum is to document the baseline conditions of the Agency road(s) to be utilized as
part of the detour.
Project: US 395 Kartchner St. I/C NB Ramp Terminal Improvements
Agency Road(s): Kartchner St., N. Capitol Ave., E. Hillsboro St., N. Commercial Ave.
Date of Inspection(s):
Existing Conditions (circle condition and identify any areas needing attention):
Pavement Condition (including shoulders):
Excellent Good Acceptable Cracking
Pavement Condition Notes:
Striping Condition (circle condition and identify any areas needing attention):
Excellent Good Acceptable Worn
Striping Condition Notes:
Signage Condition (circle condition and identify any areas needing attention):
Excellent Good Acceptable Damaged
Signage Condition Notes:
Page 226 of 284
HR5-1004
Exhibit B
Page 2 of 2
Repairs:
Repairs to be completed prior to detour implementation including but not limited to delineation,
pavement repair, and clearing of obstructions (List below or indicate N/A):
1.
2.
3.
4.
Routine Maintenance:
Routine maintenance will be completed by WSDOT or its contractor in accordance with standard
maintenance practices throughout the use of the detour.
Page 227 of 284
Pasco City Council
July 13, 2026
Workshop
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WSDOT Detour
Agreement –
Kartchner St and US
395 Northbound Ramp
July 13, 2026
Pasco City Council
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WSDOT Detour Agreement
WSDOT is administering an intersection improvement project at
US 395 Northbound ramp terminal and Kartchner St.
•Project includes construction a new roundabout
•Temporary traffic control and detour of traffic (typical)
•Utilization of city streets as proposed detour for portion of
construction
•Construction timeframe: Summer and fall of 2026
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WSDOT Detour Agreement
Project Location:
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WSDOT Detour Agreement
Proposed Detour:
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Questions?
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AGENDA REPORT
FOR: City Council June 12, 2026
TO: Harold Stewart, City Manager City Council Workshop
Meeting: 7/13/26
FROM: Brent Cook, Police Chief
Police Department
SUBJECT: Resolution - Washington State University and the City of Pasco for the
Use of Body-Worn Camera Footage for Research Purposes.
I. ATTACHMENT(S):
Resolution
Data Use Agreement between Washington State University and City of Pasco
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
Discussion
III. FISCAL IMPACT:
There is no direct fiscal impact associated with this agreement. The research
project is being conducted by Washington State University (WSU) and does
not require funding from the City of Pasco.
IV. HISTORY AND FACTS BRIEF:
Background:
WSU has requested access to a limited sample of Pasco Police Department
body-worn camera footage for an approved academic research project.
The purpose of the study is to examine police-citizen interactions,
communication, and procedural justice during contacts between law
enforcement officers and members of the public. The project will involve
reviewing, coding, and analyzing selected body-worn camera footage and
preparing a summary report of the findings.
The proposed Data Use Agreement establishes the terms and conditions
governing WSU's access to the footage, including confidentiality requirements,
data security measures, background check requirements, and restrictions on
the use and disclosure of information. The Pasco Police Department will retain
Page 234 of 284
ownership of all records provided under the agreement.
Impact (other than fiscal):
The proposed research is expected to provide the Pasco Police Department
with objective information regarding police-public interactions that may assist in
evaluating practices, enhancing training opportunities, and supporting
continued efforts to strengthen public trust and professional service.
The agreement also supports collaboration between local government and
higher education institutions to advance research related to public safety and
law enforcement practices.
V. DISCUSSION:
Recommendation:
Staff recommends approval of the Resolution and authorization for the City
Manager State Washington with Agreement the execute to Interagency
University.
Constraints (Time or other considerations):
The agreement must be executed before any data may be shared with WSU.
All access to body-worn camera footage will be subject to the terms and
conditions outlined in the Data Use Agreement and applicable state and federal
laws governing public records, privacy, and criminal justice information.
Next Steps:
City Council approval of the Resolution
City Manager executes the Interagency Agreement.
Pasco Police Department coordinates with WSU regarding secure
access to approved footage.
WSU conducts the research project and provides a summary report of
findings upon completion.
Alternatives:
Deny approval of the Interagency Agreement and decline participation in
the research project.
Direct staff to negotiate modifications to the agreement and return to
Council for future consideration.
Table consideration of the agreement pending additional information or
discussion.
Page 235 of 284
Resolution - _____ ILA - 1
Version 1.9.26
RESOLUTION NO. ____
A RESOLUTION OF THE CITY OF PASCO, WASHINGTON,
AUTHORIZING THE CITY MANAGER TO EXECUTE AN INTERAGENCY
AGREEMENT BETWEEN WASHINGTON STATE UNIVERSITY AND THE
CITY OF PASCO FOR THE USE OF BODY-WORN CAMERA FOOTAGE FOR
RESEARCH PURPOSES.
WHEREAS, RCW 39.34, INTERLOCAL COOPERATION ACT, authorizes political
subdivisions to jointly exercise their powers, privileges, or authorities with other political
subdivisions of this state through the execution of an interlocal cooperative or interagency
agreement; and,
WHEREAS, Washington State University ("WSU") has requested access to certain Pasco
Police Department body-worn camera footage for approved academic research regarding police-
citizen interactions, including the evaluation of respectful and professional conduct during contacts
between law enforcement officers and members of the public; and
WHEREAS, terms, conditions, the establishes Use proposed Data the Agreement
confidentiality requirements, and security measures governing WSU's access to and use of such
footage for research purposes; and
WHEREAS, the proposed research is expected to provide the Pasco Police Department
with objective information regarding police- evaluating public interactions that may assist in
practices, enhancing training opportunities, and supporting continued efforts to strengthen public
trust and professional service; and
WHEREAS, the City Council of the City of Pasco, Washington, has determined that it is
in the best interest of the City of Pasco to enter into the Interagency Agreement with Washington
State University for the authorized use of body-worn camera footage for research purposes.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF PASCO, WASHINGTON:
That the City Council approves the terms and conditions of the Interagency Agreement
between Washington State University and the City of Pasco, a copy of which is attached hereto
and incorporated herein by this reference 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 sign and execute said Agreement on behalf of the City of
Pasco.
Be It Further Resolved, that this Resolution shall take effect immediately.
Page 236 of 284
Resolution - _____ ILA - 2
Version 1.9.26
PASSED by the City Council of the City of Pasco, Washington, on this ____ day of
________________, 2026.
Charles Grimm
Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ ___________________________
Gabriela Sanchez Ogden Murphy Wallace, PLLC
City Clerk City Attorney
Page 237 of 284
WSU DUA – Pasco Police Department
Page 1 of 8
DATA USE AGREEMENT
ORSO# 142041-003
I. PARTIES
1.1 THIS AGREEMENT (“Agreement”) is made and entered into by and between
Washington State University (“WSU”), an institution of higher education and an
agency of the state of Washington, and Pasco Police Department (“Department”).
In this Agreement, the above entities are jointly referred to as PARTIES.
II. PURPOSE
2.1 This Agreement provides the terms and conditions for a project which is of mutual
interest and benefit to WSU and the Department.
2.2 The performance of such a sponsored project is consistent, compatible, and
beneficial to the academic role and mission of WSU as an institution of higher
education.
2.3 Washington State University desires access for approved research to certain body
camera footage created by the Department (“Footage”), which is part of the
Department’s law enforcement records owned and retained by the Department.
This Footage includes de-identifiable information about those on the footage and
is provided only for use in accordance with the use and storage conditions in this
Agreement.
III. DEFINITIONS
3.1 “WSU Project Director(s)” shall be Dr. David A. Makin, a WSU employee,
designated by WSU to be the primary research contact with the Department.
3.2 “Agency Liaison” shall be Interim Chief of Police Brent Cook, a Department
employee, designated by the Department to be the primary contact with the Project
Director.
3.3 “Scope of Work” shall mean the sponsored project, under the direction of the
Project Director, described in Attachment A–Scope of Work.
3.4 "Confidential Information" shall mean information in written, graphic, oral, or other
tangible form protected by trade secret or other right of nondisclosure, including
without limitation algorithms, formulae, techniques, improvements, technical
drawings and data, and computer software, subject to applicable law.
3.5 “Copyright” shall mean any work developed under the Scope of Work that is
subject to copyright under copyright law.
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WSU DUA – Pasco Police Department
Page 2 of 8
3.6 “Proprietary Information” means all data, sequences, and any other information
obtained or developed during the course of the Scope of Work, subject to
applicable law.
3.7 “Trademark” shall mean any trade or service marks developed under the Scope of
Work whether or not registered under either state or federal trademark law.
IV. SCOPE OF WORK
4.1 The Department acknowledges that this Agreement is for the performance of the
Scope of Work as defined in Section 3.3 of this Agreement which shall be entitled,
“Analysis of Police Citizen Interactions with the Public.
V. GENERAL TERMS AND CONDITIONS
In consideration of the mutual promises and covenants contained herein, the PARTIES
agree to the following terms and conditions.
5.1 Period of Performance. The specific period of performance for the Scope of Work
shall be upon execution of this Agreement to June 25, 2029, unless a time
extension is mutually agreed upon in writing between the PARTIES in accordance
with Section 5.15, Amendments.
5.2 Equipment. (RESERVED)
5.3 Key Personnel. The WSU Project Director may select and supervise other project
staff as needed to perform the Scope of Work. No other person will be substituted
for the Project Director except with the consent of the Department. The Project
Director and the Agency Liaison shall mutually define the frequency and nature of
these communications.
5.4 Confidential Information.
5.4.1 To the extent allowed by law, WSU and the Department agree to use
reasonable of disclosure care avoid to unauthorized Confidential
Information, including, without limitation, taking measures to prevent
creating a premature bar to a United States or foreign patent application.
Each party will limit access to Confidential Information received from
another party hereto to those persons having a need to know. Each party
shall empl in storing, receiving, safeguards oy same the reasonable
transmitting, and using Confidential Information that prudent organizations
normally exercise with respect to their own confidential information of
significant value.
5.4.2 oral graphic, written, include or Information Confidential shall
communication. Confidential Information shall not be disclosed by the
receiving party to a third party for a period of five (5) years from receipt of
such information or until a patent is pu Confidential blished or the
Information is published by the disclosing party or unless the disclosing and
receiving parties agree otherwise and in writing at the time of disclosure.
Third parties shall include all governmental offices.
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WSU DUA – Pasco Police Department
Page 3 of 8
5.4.3 Confidential Information shall not include information which:
5.4.3.1 was in the receiving party's possession prior to receipt of the
disclosed information;
5.4.3.2 is or becomes a matter of public knowledge through no fault
of the receiving party.
5.4.3.3 is received from a third party without a duty of confidentiality.
5.4.3.4 is independently developed by the receiving party.
5.4.3.5 is required to be disclosed under operation of law.
5.4.3.6 is reasonably ascertained by WSU or the Department to
create a risk to a trial subject or to public health and safety.
5.4.4 of state the of institution educational an as that understood is It
Washington, WSU is subject to Washington state laws and regulations, including
the Washington Public Records Act, Chapter 42.56 RCW. It is also understood that
the Department is subject to the Public Records Act. If a Public Disclosure Act
request is made to view Department’s Confidential Information, WSU will promptly
notify Department of the request, such that Department has the opportunity to seek
a court order enjoining disclosure. WSU will work collaboratively Department to
identify any applicable exemption(s) to disclosure and appropriately redact the
information to be released. The release of data will be limited to only those records
that must be released to comply with the request.
5.5 Safeguards and Security Measures.
5.5.1 The safeguards and security measures in this section are to preserve the
confidentiality and security of the data within the files that are the subject
of this Agreement. WSU agrees to adopt, at minimum, the security
safeguards and procedures described in this section.
5.5.2 WSU shall access and code video Footage only through the Evidence.com
system and shall employ the following protocols and restrictions to ensure
the confidentiality of the Footage.
5.5.3 Each individual researcher or coder that Dr. David A. Makin authorizes to
access the Footage must complete CITI training on Human Subject
Research as required by the WSU Institutional Review Board; sign an
individual confidentiality agreement; receive a background check CJIS
Level 2 certification; and be cleared to participate by the Department.
Fingerprinting and background checks will be provided by the Pullman
Police Department.
5.5.4 All coders who while accessing the Footage encounter any image or other
identifiable information regarding a person with whom they are personally
acquainted shall stop coding immediately and report the incident to Dr.
David A. Makin and the lab manager. Dr. David A. Makin shall assign
another coder to code the video.
Page 240 of 284
WSU DUA – Pasco Police Department
Page 4 of 8
5.5.5 According to the approved WSU Institutional Review Board, encrypted de-
identified data shall refer to the confidential linked ID, which is generated
in the data. This confidential linked ID de-identifies the officer, ensuring the
data and any performed analysis cannot be tracked to a specific agency or
officer.
5.5.6 WSU will be provided access to the footage only via Evidence.com. Limited
Access accounts will be provided via individual accounts to access the
Evidence.com system. Access shall require two-stage authentication and
IP logging. To the extent practicable, WSU will use IP verification of the
computer to enable only the computers in Dr. David A. Makin’s laboratory
to access Evidence.com. Coders will then review the footage through
Evidence.com. They will not be able to download any information from
within the system. No video information will be stored on the WSU network
files and will be encrypted as set forth above.
5.5.7 Limited access accounts will be provided for each coder such that a coder
will have access to only videos from the Department’s Use of Force,
Criminal Code Violations, and Traffic categories. If any researcher or coder
encounters any portion of the Footage recorded inside a home or medical
facility, the coder shall discontinue access to the Footage and report this to
Dr. Makin. Dr. Makin will ensure those portions of the Footage are made
unavailable to the researchers and coders.
5.5.8 To the extent not in conflict with this Agreement, the security terms in the
protocol for the approved research shall also be adhered to and are
incorporated in this Agreement as if set out in full.
5.6 Publication. WSU reserves the right to publish or permit to be published by WSU
employees the results of the Scope of Work undertaken by WSU employees. To
prevent untimely disclosure or exploitation of the Department’s Confidential
Information, WSU shall provide the Agency Liaison with a copy of any proposed
publication resulting from the Scope of Work at least thirty (30) days prior to
submission for publication. The Department shall have thirty (30) days (the "Pre-
publication Review Period") from receipt of the draft to review the proposed
publication. If the Department determines that Department Confidential
Information is included in the proposed publication, WSU will at the Department’s
request remove the Department’s Confidential Information prior to submission for
publication. If the proposed draft publication contains Department Confidential
Information, the Department may request that WSU’s submission of the draft for
publication be delayed for up to sixty (60) days beyond the end of the Pre-
publication Review Period. If the Department seeks to delay publication, the
Department shall make such request in writing prior to the expiration of the Pre-
publication or information the of Review with together Period identification
materials of concern and reasons why delay is warranted. Department may delay
publication by ninety (90) days to allow WSU or the Department, as the case may
be, to seek patent protection.
5.7 Publicity. The Department shall not include the name of Washington State
University, WSU, Washington State University Research Foundation, WSURF, or
any of either entity’s Trademarks in any advertising, sales promotion, or other
Page 241 of 284
WSU DUA – Pasco Police Department
Page 5 of 8
publicity matter without prior written approval of the President of WSU or their
designee.
5.8 Termination for Convenience. This Agreement may be terminated by either party
hereto upon written notice delivered to the other party at least thirty (30) days prior
to the intended date of termination. By such termination, neither party may nullify
obligations already incurred prior to the date of termination.
5.9 Termination for Cause. In the event either party shall commit any material breach
of or default in any terms or conditions of this Agreement, and also shall fail to
remedy such default or breach within sixty (60) days after receipt of written notice
thereof, the non-breaching party may, at its option and in addition to any other
remedies which it may have at law or in equity, terminate this Agreement by
sending notice of termination in writing to the other party to that effect. Termination
shall be effective as of the day of receipt of such notice.
5.10 Termination Obligations. Termination of this Agreement shall not relieve either
party of any obligations incurred prior to the date of termination.
5.11 Data Rights. Copyright in all material created by WSU and paid for by the
Department as part of this Agreement shall be the property of WSU, subject to
applicable law. Both the Department and WSU may use these materials for
research purposes. This material includes, but is not limited to: books, computer
programs, documents, films, pamphlets, reports, sound reproductions, studies,
surveys, tapes, and/or training materials. Material which WSU provides and uses
to perform this Agreement but which is not created for or paid for by the
Department shall be owned by WSU or such other party as determined by
Copyright Law and/or WSU’s internal policies; however, for any such materials,
WSU herby grants (or, if necessary and to the extent reasonably possible, shall
obtain and grant) a perpetual, royalty free, non-exclusive research license to the
Department to use the material for the Department’s non-commercial internal
purposes.
5.12 Dispute Resolution. Except as otherwise provided in this Agreement, when a
dispute arises between the PARTIES and it cannot be resolved by direct
negotiation, any party may request a dispute resolution panel (DRP). A request for
a DRP must be in writing, state the disputed issues(s), state the relative positions
of the PARTIES, and be sent to all PARTIES. PARTIES must provide a response
within thirty (30) days unless the PARTIES mutually agree to an extension of time.
Each party shall designate a representative. The representatives shall mutually
select an additional member. The DRP shall evaluate the facts, Agreement terms,
and applicable statutes and rules and make a determination by majority vote. The
decision is binding on the PARTIES.
Nothing in this Agreement shall be construed to limit the PARTIES’ choice of a
mutually acceptable dispute resolution method in addition to the dispute resolution
procedure outlined above.
5.13 Disclaimer. WSU MAKES NO EXPRESS OR IMPLIED WARRANTY AS TO THE
CONDITIONS OF THE SCOPE OF WORK, SPONSORED PROJECT OR ANY
INTELLECTUAL PROPERTY, GENERATED INFORMATION, OR PRODUCT
MADE OR DEVELOPED UNDER THIS AGREEMENT, OR THE OWNERSHIP,
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WSU DUA – Pasco Police Department
Page 6 of 8
MERCHANTABILITY, OR FITNESS FOR A PARTICULAR PURPOSE OF THE
SPONSORED PROJECT, SCOPE OF WORK, OR RESULTING PRODUCT.
5.14 Indemnity. Each party to this Agreement agrees to be responsible for the liabilities
arising out of their own conduct and the conduct of their officers, employees, and
agents.
5.15 Amendments. This Agreement may be amended by mutual agreement of the
PARTIES. Such amendments shall be in writing and signed by personnel
authorized to bind each of the PARTIES.
5.16 Assignment. The work to be provided under this Agreement, and any claim arising
hereunder, is not assignable or delegable by either party in whole or in part, without
the express prior written consent of the other party, which consent shall not be
unreasonably withheld.
5.17 Notices. Any notice or communication required or permitted under this Agreement
shall be delivered by overnight courier, or by registered or certified mail, postage
prepaid and addressed to the party to receive such notice at the address given
below or such other address as may hereafter be designated by notice in writing.
Notice given hereunder shall be effective as of the date of receipt of such notice:
WSU:
Name/Title: David A. Makin Phone: (509) 335-2455
Address: Washington State University
Department of Criminal Justice
719 Johnson Tower Email: dmakin@wsu.edu
City/State/Zip: Pullman, WA 99164-3140
CITY:
Name/Title: Brent Cook/Interim Chief of Police Phone: (509) 545-3437
Address: 215 W. Sylvester
Email: cookb@pasco-wa.gov
City/State/Zip: Pasco, WA 99301
5.18 Governing Law. This Agreement shall be construed and interpreted in accordance
with the laws of the state of Washington and the venue of any action brought
hereunder shall be in the Superior Court of Whitman County.
5.19 Compliance with Laws. The Department understands that WSU and the
Department are subject to United States laws and federal regulations, including
the export of technical data, computer software, laboratory prototypes and other
commodities (including the Arms Export Control Act, as amended, and the Export
Administration Act of 1979), and that the Department’s and WSU’s obligations
hereunder are contingent upon compliance with applicable United States laws and
regulations, including those for export control.
5.20 Severability. If any provision of this Agreement or any provision of any document
incorporated by reference shall be held invalid, such invalidity shall not affect the
other provisions of this Agreement which can be given effect without the invalid
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WSU DUA – Pasco Police Department
Page 7 of 8
provision, if such remainder conforms to the requirements of applicable law and
the fundamental purpose of this Agreement, and to this end the provisions of this
Agreement are declared to be severable.
5.21 Order of Precedence. In the event of an inconsistency in this Agreement, the
inconsistency shall be resolved by giving precedence in the following order:
1. Applicable statutes and regulations;
2. Terms and Conditions contained in the basic Agreement;
3. Attachment A–Scope of Work;
4. Any other provisions incorporated by reference or otherwise into this
Agreement.
5.22 Complete Agreement. This Agreement contains all the terms and conditions
agreed upon by the PARTIES. No other understandings, oral or otherwise,
regarding the subject matter of this Agreement shall be deemed to exist or to bind
any of the PARTIES hereto.
5.23 Counterparts. This Agreement may be executed in one or more counterparts, each
of which shall be deemed an original, but all of which shall constitute one and the
same Agreement.
IN WITNESS WHEREOF, the PARTIES hereto have executed this Agreement as of the later of
the signature dates included below.
WASHINGTON STATE UNIVERSITY PASCO POLICE DEPARTMENT
Name: Maria Hernandez Name: Harold Stewart
Title: AVP of Research Operations Title: City Manager
Date: Date:
Page 244 of 284
WSU DUA – Pasco Police Department
Page 8 of 8
ATTACHMENT A – SCOPE OF WORK
ORSO # 141780-005
The proposed Scope of Work involves coding body-worn camera (“BWC”) footage of police
interactions to understand the objective use of procedural justice and presence of incivility
associated with police contacts. WSU will perform the following tasks:
1. Develop an objective instrument benchmarking the presence of procedural justice and
incivility.
2. View, code, and analyze a sample of incidents involving police contacts with members of
the public.
The proposed work will be completed over the period of this Agreement. See, Section 5.1 of the
Agreement. This research has received approval by the WSU IRB. Pending funding, proposed
corresponding activities and deliverables include:
Effort 1: Coding of BWC Footage
• View, code, and analyze interactions associated with police contacts.
Effort 2: Data Analysis
• Data cleaning and preparation.
• Data analysis.
• Result evaluation.
Effort 3 Summary Report
• Submit a summary report of the benchmarking activity.
Page 245 of 284
AGENDA REPORT
FOR: City Council June 22, 2026
TO: Harold Stewart, City Manager City Council Workshop
Meeting: 7/13/26
FROM: Haylie Matson, Director
Community & Economic Development
SUBJECT: Ordinance - R-15 and R-S-12 Frontage Improvement Code
Amendments
I. ATTACHMENT(S):
1.April 13, 2026 City Council Workshop Staff Report
2.Draft Ordinance
3.Map of R-15 and R-S-12 zones
4.PowerPoint
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
Staff requests that the City Council confirm the direction provided during the
April 13, 2026 workshop and consider the proposed code amendments at a
future draft attached The 2026. 20, hearing, for scheduled public July
ordinance would restore frontage improvement exemptions within the R-15
(previously R-S-20) and R-S-12 zoning districts while requiring right-of-way
dedication, maintaining the City's ability to require improvements identified
through a Traffic Impact Analysis, and establishing a recorded agreement
regarding future Local Improvement District (LID) participation.
III. FISCAL IMPACT:
The proposed amendments may reduce upfront development costs for
property owners and builders within the affected residential zoning districts by
deferring construction of certain frontage improvements. Future public
infrastructure improvements may require City funding, grant funding, Local
Improvement Districts, or other financing mechanisms if improvements are
constructed at a later date.
IV. HISTORY AND FACTS BRIEF:
Background:
On April 13, 2026, the City Council conducted a workshop to discuss frontage
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improvement (now R-S-20 and R-15) the within requirements R-S-12
residential zoning districts. The discussion reviewed the history of Ordinance
4454A, the City's Complete Streets Policy, right-of-way needs, pedestrian
safety considerations, Urban Growth Area standards, state middle housing
requirements, and potential alternatives for addressing frontage improvements.
The workshop materials outlined several policy options, including maintaining
existing frontage improvement requirements, restoring exemptions,
right-of-way dedication. requiring programs, fee-in-lieu implementing and
Council reviewed the benefits and challenges associated with each option,
including development costs, neighborhood character, future infrastructure
needs, transportation planning considerations, and long-term City obligations.
Since the April 13, 2026, workshop, the City's zoning code has been updated
and the former R-S-20 zoning district has been replaced by the R-15 zoning
district. Accordingly, references to the R-S-20 district discussed during the
workshop have been replaced with the R-15 district in the proposed ordinance.
City Council Direction:
Following discussion, City Council directed staff to proceed with an approach
generally consistent with Alternative No. 2 (Right-of-Way Dedication Only).
Council directed staff to prepare code amendments requiring right-of-way
dedication as a non-waivable condition of development approval within the R-
15 and R-S-12 zoning districts. The proposed amendments preserve future
utility, roadway, bicycle, pedestrian, and other public infrastructure corridors
while deferring construction of frontage improvements such as sidewalks,
curbs, gutters, and streetlights.
Council further directed staff to evaluate mechanisms requiring property
owners benefiting from the exemption to acknowledge future participation in
public infrastructure financing. In response, the proposed amendments require
a recorded agreement acknowledging that the property owner will not contest
the formation of a future Local Improvement District (LID) or similar funding
mechanism for roadway or frontage improvements serving the area for a period
of ten years following project completion or occupancy.
V. DISCUSSION:
Proposed Code Amendments:
The proposed amendments would restore and revise PMC 12.04.080 (Optional
Standards for the R-15 and R-S-12 Districts). Under the proposed code
language, frontage improvements including sidewalks, curbs, gutters, and
streetlights would not be required as a condition of permit approval when all of
the following criteria are met:
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Required right-of-way is dedicated as a non-waivable condition of
development approval to preserve future capacity for roadway, bicycle,
pedestrian, improvements infrastructure public and utility, other
identified in adopted transportation plans;
A Traffic Impact Analysis, when required, does not identify frontage,
pedestrian, bicycle or roadway improvements as necessary to satisfy
concurrency, traffic safety, or life-safety requirements ; and
The property owner executes and records an agreement acknowledging
that they will not contest the formation of a future Local Improvement
District (LID) or similar funding mechanism established for roadway or
frontage improvements serving the area for a period of ten years
following project completion or occupancy.
PMC (Concurrency 12.36.050 proposed to amendments addition, In are
Development Standards) and PMC 21.15.030 (Street Improvements) to ensure
consistency between the frontage improvement exemption and existing
concurrency, street improvement, and Complete Streets-related requirements.
These amendments establish cross-references to PMC 12.04.080 and clarify
that qualifying development within the R-15 and R-S-12 zoning districts may be
exempt from frontage improvement requirements otherwise required by those
sections.
Environmental Review and Public Notice:
A SEPA notice was processed on July 1, 2026. Comments received regarding
the environmental review will be summarized and incorporated into the final
staff report prepared for the July 20, 2026, public hearing.
Notice was provided to the Washington State Department of Commerce on
June 12, 2026, in accordance with RCW 36.70A.106.
Notice of Public Hearing was published on June 24, 2026, for the July 20, 2026
public hearing.
Impact (Other Than Fiscal):
The proposed code amendments are expected to reduce upfront development
costs within the R-15 and R-S-12 zoning districts by allowing qualifying
development to defer construction of sidewalks, curbs, gutters, streetlights, and
certain related frontage improvements that would otherwise be required under
City code.
The exemption would apply only when a Traffic Impact Analysis, if required,
does not identify roadway, frontage, bicycle, or pedestrian improvements as
necessary to satisfy concurrency, traffic safety, or life-safety requirements. The
amendments would continue to require dedication of any necessary right-of-
way as a non-waivable condition of development approval to preserve future
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transportation and utility corridors identified in the City's adopted transportation
plans.
The amendments also establish exemptions from certain frontage improvement
requirements contained within the City's concurrency and street improvement
regulations while preserving the City's ability to require improvements where
warranted by public safety, traffic safety, or concurrency requirements.
Staff recognizes that the proposal may result in some roadway, frontage,
bicycle, pedestrian, and Complete Streets improvements being constructed at
a later date through future capital projects, Local Improvement Districts, grants,
developer participation, or other funding mechanisms. Staff also notes that the
proposal represents a policy shift from the City's longstanding approach of
incrementally constructing transportation infrastructure as development occurs.
However, staff believes the proposal can be implemented without creating legal
conflicts with existing City plans, provided adequate right-of-way is preserved
and traffic and life-safety requirements continue to be evaluated through the
Traffic Impact Analysis process.
Recommendation:
Staff recommends consideration of the proposed ordinance implementing City
Council direction by restoring frontage improvement exemptions within the R-
15 and R-S-12 zoning districts, requiring right-of-way dedication as a condition
of development approval, requiring a recorded LID participation
acknowledgment, and establishing corresponding amendments to the City's
concurrency and street improvement regulations.
Constraints (Time or Other Consideration):
Final code language remains subject to review by City staff and the City
Attorney's Office prior to public hearing and adoption consideration. Additional
revisions may be recommended based upon comments received through the
SEPA review process, Department of Commerce review, public testimony, or
legal review.
Next Steps
Following completion of the SEPA review process, Department of Commerce
review period, and public hearing notice requirements, staff will present the
proposed ordinance for public hearing and consideration by the City Council on
July 20, 2026.
Alternatives:
1. Maintain existing frontage improvement requirements.
2. Adopt the proposed right-of-way dedication, Traffic Impact Analysis, and
recorded LID participation acknowledgment approach.
3. Restore the frontage improvement exemption without requiring right-of-
way dedication or a recorded LID participation acknowledgment.
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4. Direct staff to evaluate alternative fee-in-lieu, reimbursement, or
infrastructure financing programs.
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AGENDA REPORT
FOR: City Council
TO: Harold Stewart, City Manager City Council Workshop
Meeting: 4/13/26
FROM: Haylie Matson, Director
Community & Economic Development
SUBJECT: Frontage Improvement in R-S-20 Zones (Sidewalk, Streetlights etc.)
I. ATTACHMENT(S):
Map
Presentation
II. ACTION REQUESTED OF COUNCIL / STAFF RECOMMENDATIONS:
Discussion
III. FISCAL IMPACT:
Restoring the exemption shifts infrastructure costs from developers to the City,
likely reducing and retrofits for increasing public long-term expenditures
competitiveness for grant funding.
IV. HISTORY AND FACTS BRIEF:
Background
R-S-12 and R-S-20 are the City of Pasco’s lowest-density residential zoning
districts, with minimum lot sizes of 12,000 and 20,000 square feet, respectively.
Combined, they account for approximately 35% of all residentially zoned land
in the City. The City is proposing to replace the R-S-20 zone with a new R-S-15
Low Density Residential District, establishing a minimum lot size of 14,520
square feet. This item is scheduled for action on April 20, 2026, this staff report
refers to the current zoning designation, R-S-20.
In 2018, the Pasco City Council adopted Ordinance 4389, establishing Chapter
12.15 PMC, the City's Complete Streets Policy, committing to design streets
that safely serve all users of all ages and abilities. The following year, in
September 2019, the Council passed Ordinance No. 4454A, which removed
Section 12.04.080 of the Pasco Municipal Code. That section had previously
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designated sidewalk, curb, gutter, and street light installations as optional
(developer's choice) in the RS-20 and RS-12 zoning districts. Consistent
amendments were simultaneously made to PMC 12.36.050 (Concurrency
Development Standards) and PMC 21.15.030 (Street Improvements) to
remove companion exemption language. As a result of Ordinance 4454A, new
construction in R-S-12 and R-S-20 zones became subject to the same frontage
improvement requirements as all other zoning districts in the City, consistent
with the goal of building a connected, multi-modal transportation network.
Council pre-2019 the restore to is considering now exemption, whether
allowing developers in R-S-12 and R-S-20 zones to opt out of constructing
sidewalks, curbs, gutters, and street lights as a condition of receiving a building
permit. This report outlines both the genuine benefits of such an exemption and
the infrastructure, safety, and policy concerns that have been identified.
Impact (other than fiscal)
Granting a frontage improvement exemption in R-S-12 and R-S-20 zones
would have the following real and potential impacts:
1. Benefit - Lower development costs for builders in R-S-12/R-S-20 zones.
Exemption from frontage improvement reduces development costs in
those zones, likely increasing development activity.
2. Benefit - Preserve the semi-rural character of large-lot residential
neighborhoods in Riverview area. Most of Riverview area was
developed under County standards when it was an unincorporated area.
3. Challenge - Urban Growth Area (UGA) Standards: The City's negotiating
position with Franklin County is that UGA areas must be built to city
street standards as a condition of annexation, is undermined if Pasco
itself exempts its own zones from those same standards.
a. If UGA areas are eventually annexed with substandard
infrastructure, the City assumes responsibility for potential
retrofitting that could have been avoided by requiring
improvements at the time of initial development.
4. Challenge - State Middle Housing Mandate (HB 1110) mandates that
cities permit up to six middle housing units on all lots zoned for
predominantly residential use. Some middle housing as defined by State
are Duplexes, Triplexes, Fourplexes, Townhouses, Cottage housing,
Courtyard apartments.
a. Higher density development in these zones will generate more
residents, more pedestrian trips, and potentially greater utility
demands without any corresponding increase in infrastructure if
the exemption is restored.
5. Challenge - Complete Streets Policy: Restoring the R-S-20 and R-S-12
zone exemption directly conflicts with Chapter 12.15 PMC (Complete
Streets Policy), adopted by Council one year before Ordinance 4454A.
PMC 12.15.040 permits exceptions only where there is a documented
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absence of current or future need, where implementation is physically
infeasible, or where cost is excessively disproportionate to benefit.
6. Challenge - Right-of-Way & Future Density Needs: Requiring ROW
dedication at the time of permit issuance is the City's lowest-cost
opportunity to secure the land needed for future infrastructure. Once
construction is complete, acquiring additional ROW requires costly
RCW Under purchase. proceedings or condemnation negotiated
36.70A, the City must demonstrate that infrastructure is adequate to
serve planned growth. Failure to secure adequate ROW at the time of
development may impair the City's ability to demonstrate concurrency
for future development approvals in the same area; especially in context
of middle housing development discussed above.
7. Lighting: new Exempting Street & Pedestrian - Challenge Safety
construction in R-S-12 and R-S-20 zones from sidewalk requirements
makes difficult and more and sidewalks between gaps permanent
expensive to close. Larger gaps in sidewalks get deprioritized for grant
programs. risk Absent street lighting, pedestrian fatality increases
substantially at night. Unlit streets also raise broader safety and crime
concerns lights after street neighborhoods. developing in Installing
construction is complete is significantly more expensive due to ROW
access, utility coordination, and trenching costs.
8. and Residents: Builders Among Fairness and Equity – Challenge
Granting an exemption in R-S-12 and R-S-20 zones would create an
uneven development standard across the city. While builders in other
residential frontage construct to improvements, are zones required
same excused those from be developers zones these in would
obligations. This could be viewed as preferential treatment and may
raise concerns about fairness, market consistency, and predictability in
the City’s development regulations. It also creates the risk that current
and future residents in these areas will receive a lower level of service
or fewer public amenities than residents in other neighborhoods. In the
future, infrastructure the City may also face pressure to address
deficiencies that were not required at the time of development, shifting
those costs to the public.
V. DISCUSSION:
Recommendation
Staff recommends that the City Council not restore the blanket R-S-12 and R-
S-20 frontage improvement exemption as proposed. The infrastructure, safety,
grant eligibility, and policy concerns associated with a zone-wide opt-out
outweigh the development cost benefits for which the exemption is sought.
Constraints (time or other considerations)
None
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Alternatives
To preserve the City's long-term infrastructure interests, Council could direct
staff to return with a middle-ground ordinance that incorporates one or more of
the following approaches:
1. Combined Approach: Fee-in-Lieu + ROW Dedication. Require right-of-
way dedication as a non-waivable condition of permit approval while
allowing dedicated into fee per-linear-foot a pay to developers a
sidewalk and street improvement fund in lieu of constructing
coordinated disconnected improvements. This approach supports
capital projects and avoids fragmented infrastructure; however, Council
must carefully set the fee to reflect true public construction costs, which
are typically higher than private construction due to state requirements. The
model only results in reduced cost to developers if fees are used as match
funding for grants yet needs originated from relaxed development
standards may be less competitive overall.
2. ROW Dedication Only. Require right-of-way dedication to accommodate
future utility and street needs as a non-waivable condition of permit
approval while deferring physical improvement construction, preserving
future infrastructure capacity without imposing immediate construction
costs. There are concerns with this approach as City is requiring
dedication for resource that might not be used in foreseeable future.
Administrative effort to track deferrals and burdening of future residents
at a given time when the improvements become due.
3. Restore Full Exemption (Pre-2019 Opt-Out). Direct staff to prepare an
ordinance reinstating the R-S-12 and R-S-20 frontage improvement
exemption as it existed prior to Ordinance 4454A. Staff recommends
including a concurrent ROW dedication requirement and updates to
Complete Streets exception findings.
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R-S-12 & R-S-20 Frontage Improvement
Requirements
Policy Considerations for
Council
April 13, 2026
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PURPOSE & BACKGROUND
Staff presents both benefits and concerns to help Council make an informed policy decision.
Ordinance 4454A (2019)
Removed Section 12.04.080, which
previously exempted R-S-12 and R-S-20
zones from sidewalk, curb, gutter, and
street light requirements.
Now proposed:
Council is considering allowing
developers in R-S-12/R-S-20 to once
again opt out of frontage improvements
at time of development.
BACKGROUND
WHAT THIS PRESENTATION COVERS
• Urban Growth Area (UGA) standards
• State middle housing mandates (HB
1110)
• Complete Streets Policy (PMC 12.15)
• Right-of-way & future density needs
• Sidewalk gap & grant funding
• Street lighting safety
• Development Cost
• Neighborhood Character
BACKGROUND
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R-S-12 & R-S-20 ZONING –BY THE NUMBERS
35%
of all residentially
zoned land in Pasco
R-S-12
Min. 12,000 sq ft
lot size (low density)
R-S-20
Min. 20,000 sq ft
lot size (very low density)
Key Consideration
Policy decisions here have significant long-term impacts on infrastructure, safety, and
the City's ability to manage growth. R-S-12 and R-S-20 areas are increasingly receiving
density pressure from state mandates and population growth.
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R-S-20 & R-S-12 MAP
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CASE FOR THE EXEMPTION
Council's proposed exemption offers two genuine benefits worth weighing:
Curb, gutter, sidewalk & street light
installation adds significant per-lot costs to
new construction.
In areas with very low traffic volumes, these
costs may not be proportionate to immediate
need.
Lower up-front costs can incentivize single-
family construction and support housing
affordability.
NEIGHBORHOOD CHARACTER
R-S-12 and R-S-20 are the City's lowest-density
residential zones, with rural or semi-rural
character.
Residents in these areas may prefer to preserve
the open, informal streetscape consistent with
large-lot living.
Requiring urban-style frontage improvements may
feel inconsistent with the existing character of
these neighborhoods.
LOWER DEVELOPMENT COSTS
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URBAN GROWTH AREA (UGA) STANDARDS
City is actively working with County to develop UGA areas up to city infrastructure standards.
NEGOTIATING LEVERAGE AT RISK
The City's argument that
UGA areas must build to
city street standards is
undermined if Pasco itself
exempts its own zones from
those same standards. It is
difficult to require what the
City does not apply
internally.
CONSISTENCY WITH COMP PLAN
The Comprehensive Plan
calls for an interconnected
network of streets, trails,
and access ways and
encourages multi-modal
transportation. Exemptions
in RS zones create
permanent barriers to
achieving these stated
goals.
FUTURE ANNEXATION COSTS
When UGA areas are
eventually annexed with
substandard streets, the
City inherits the liability for
retrofitting infrastructure,
at significantly greater
expense than requiring
improvements at time of
initial development.
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STATE MIDDLE HOUSING MANDATE (HB 1110)
For cities like Pasco, HB 1110 requires allowing at least duplexes on ALL residential lots and up to
fourplexes within ¼ mile of major transit stops.
DENSITY WITHOUT INFRASTRUCTURE
Duplexes, triplexes, and flag lots can be built per
law in R-S-12/R-S-20. Without frontage
requirements, increased density occurs with no
corresponding pedestrian or traffic safety
infrastructure.
PEDESTRIAN DEMAND INCREASES
Middle housing generates more residents per lot.
More pedestrians walking to schools, parks, and bus
stops, but without sidewalks, those residents walk in
the street.
UTILITY & ROW CONSTRAINTS
Higher density may trigger need for sewer lift
stations or utility upgrades. If no additional ROW is
secured at time of development, future
infrastructure projects become prohibitively
expensive.
LOSS OF CITY CONTROL
HB 1110 limits design review to objective criteria.
The City cannot impose additional design
conditions. Infrastructure requirements at permit
time are one of few remaining leverage points.
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COMPLETE STREETS POLICY
In 2018, the Pasco City Council adopted Ordinance 4389 (Chapter 12.15 PMC) establishing a
Complete Streets Policy, committing to design streets that safely serve all users: pedestrians,
cyclists, transit riders, and motorists of all ages and abilities.
POLICY CONFLICT
Exempting R-S-12/R-S-20
from sidewalks and street
lights directly conflicts with
the Complete Streets Policy
EXCEPTION STANDARDS
PMC 12.15.040 allows
exemptions only when there
is a documented absence of
need, when implementation
is physically infeasible, or
when cost is excessively
disproportionate to benefit —
not as a blanket zone-wide
opt-out for developers.
•Creates a con
•Within City of Pasco
Transportation System Master
Plan, June 2022
•Creates a connected, multimodal
network
•Improves safety and accessibility
•Combines projects into one
coordinated system
•Implemented over time with
shared funding
BIKE & PED MASTER PLAN
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RIGHT-OF-WAY & FUTURE DENSITY NEEDS
A key question for Council: Should the City require additional ROW dedication at time of
development to protect future options?
ROW ONCE —RETROFIT NEVER
Requiring ROW dedication at time of permit is
the City's only low-cost opportunity. Once a
home is built, acquiring additional ROW requires
costly condemnation or negotiation.
MIDDLE HOUSING DENSITY
HB 1110 allows 4-6 units per lot on existing RS
lots. Current ROW widths may be insufficient to
accommodate the curb, sidewalk, and utility
corridor that higher density will eventually
require.
SEWER LIFT STATIONS
Future growth in R-S-12/R-S-20 areas may
require sewer lift stations or utility easements.
Without additional ROW secured upfront, the
City will lack space for these facilities without
expensive land acquisition.
GMA INFRASTRUCTURE OBLIGATION
Under RCW 36.70A, the City must ensure
infrastructure is adequate to serve planned
growth. Failure to secure ROW now may mean
the City cannot demonstrate concurrency for
future development approvals.
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PEDESTRIAN SAFETY & STREET LIGHTING
Problem:
Pasco already has significant sidewalk
gaps citywide. Exempting new
construction in RS zones makes those
gaps permanent and harder to close.
Grant Eligibility:
MRSC confirms that CDBG, Safe Routes
to School, and Transportation
Alternatives grants all favor projects that
create continuous networks. Isolated
segments are deprioritized.
STREET LIGHTING
Safety Impact:
NHTSA data shows pedestrian fatalities are
disproportionately higher at night on unlit
roads.
Neighborhood Crime:
Unlit streets create safety concerns for
residents, particularly in newly developed
areas.
Retrofit Cost:
Installing street lights after construction is
complete is far more expensive than requiring
them as a condition of the original
development permit.
SIDEWALK GAPS
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SUMMARY
• Lower development costs for
R-S-12/R-S-20 builders
• Preserves semi-rural
neighborhood character
• Reduces per-permit burden on
individual property owners
• May incentivize housing
construction in large-lot zones
(including middle housing)
CONCERNS
•Breaks continuous sidewalk networks
• Undermines UGA City standard
arguments
• Conflicts with Complete Streets
Policy
• If HB 1110 increases density,
infrastructure won't keep up
• Loss of ROW opportunity for future
utility needs
• Pedestrian and traffic safety risks
from dark, sidewalk-free streets
✓BENEFITS
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DECISION POINTS
1.Maintain current requirement to construct frontage improvements?
2.Exempt R-S-20, R-S-12, and newly created R-S-15?
3.Exempt all of Riverview area or specific sub-area with the
Riverview area?
4.Require City standard ROW dedication in case of future growth?
5.Require Fee-in-Lieu Program?
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Discussion &
Questions
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ORDINANCE NO. ____________
AN ORDINANCE OF THE CITY OF PASCO, WASHINGTON,
AMENDING PASCO MUNICIPAL CODE (PMC) TITLE 12.04 REQUIRED
SIDEWALK IMPROVEMENTSAND DRIVEWAY ; TITLE 12.36
CONCURRENCY; AND TITLE 21.15 COMPLETE STREETS POLICY; AND
PROVIDING FOR SEVERABILITY AND ESTABLISHING AN EFFECTIVE
DATE.
WHEREAS, on September 3, 2019, the Pasco City Council adopted Ordinance 4484,
removing previous exemptions from curb, gutter, sidewalk and streetlight requirements; and
WHEREAS, certain development improvements including curb, gutter, sidewalk and
streetlights increase up-front per-lot costs to new construction; and
WHEREAS, in areas with very low traffic volume, these costs may not be proportionate
with immediate need; and
WHEREAS, the City of Pasco Planning Staff conducted a City Council workshop to
discuss options for preserving semi-rural neighborhood character and incentivizing housing
affordability in certain low-density Zoning Districts within the City; and
WHEREAS, the City Council provided direction to City Staff to draft code amendments
to be considered at a future public hearing; and
WHEREAS, the City Council conducted an additional workshop meeting on July 13, 2026
to review proposed code amendments; and
WHEREAS, the City Council held a public hearing on July 20, 2026 to discuss Ordinance
XX; and
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO,
WASHINGTON DO ORDAIN AS FOLLOWS:
Section 1. Amending the Pasco Municipal Code Chapter 12.04, Required Sidewalk and
Driveway Improvements
Chapter 12.04
REQUIRED SIDEWALK AND DRIVEWAY IMPROVEMENTS
Sections:
12.04.010 Purpose
12.04.020 Definitions
12.04.030 Responibility of abutting property
12.04.040 Permit Required
12.04.050 Permit Fee
Page 269 of 284
12.04.060 Sidewalks
12.04.070 New Construction-Sidewalks and curbs required
12.04.080 Repealed Optional standards for the R-15 and R-S-12 districts
12.04.090 Security in lieu of completion of sidewalk and curb
12.04.100 Driveway standards
12.04.110 Abandoned driveway
12.04.120 Existing Driveways
12.04.130 Inspection-Conformance to plan
12.04.140 Maintenance of sidewalks
12.04.080 Optional standards for the R-S-20 and R-S-12 districts.
Repealed by Ord. 4454.
12.04.080 Optional standards for the R-15 and R-S-12 districts.
(1) Within the zones identified in this section, the installation of sidewalks, curbs, gutters, and
streetlights shall not be required as a condition of permit approval for new construction,
provided that all of the following criteria are met:
(a) The applicant shall dedicate any required right-of-way as a non-waivable
condition of development approval to preserve future capacity for roadway, bicycle,
pedestrian, utility, and other public infrastructure improvements identified in the
City's adopted transportation plans.
(b) A Traffic Impact Analysis, when required, does not identify frontage, pedestrian,
bicycle or roadway improvements as necessary to satisfy concurrency, traffic safety, or
life-safety requirements; and
(c) The property owner executes and records an agreement, in a form approved by the
City, acknowledging that they will not contest the formation of a future Local
Improvement District (LID) or similar funding mechanism established for the
construction of roadway or frontage improvements serving the area. Such agreement
shall remain in effect for a period of ten (10) years following final occupancy or project
completion, whichever occurs later, and shall be recorded against the property prior to
issuance of any building permit.
Section 2. Pasco Municipal Code Chapter 12.36.050 Concurrency Development Standards
is amended as follows:
12.36.050 Concurrency development standards.
All development activities, exempt or nonexempt, are subject to the following development
standards:
(1) Street Improvements
Page 270 of 284
(a) Except as provided in PMC 12.04.080, Rright-of-way improvements shall
be required at the time adjoining property is developed and shall be required on all
property. As a minimum, a three-quarter street standard will be required if the
property being developed only fronts on one side of the street.
(b) Adequate and proper right-of-way improvements shall include curb, gutter,
sidewalk, illumination, traffic control devices, drainage control, engineered road
bases, asphalt driving and parking lanes, and monumentation. All such
improvements shall be approved by the City prior to construction and acceptance.
The three-quarter street standard shall include curb, gutter, and sidewalk on the
developed side and a minimum of two complete traffic lanes.
(c) The developer of real property shall be responsible for installing the required
improvements within the respective half of right-of-way width abutting the real
property being developed; provided, that such improvements consist of at least two
traffic lanes.
(d) Minimum sidewalk widths, not including the six-inch curb, shall not be less
than the following:
(i) Residential zones: four and one-half feet;
(ii) Commercial zones: six and one-half feet.
(2) Utility Improvements. Water and sewer improvements shall be required at the
time adjoining property is developed and shall be required on all property. Water
and sewer utilities shall be extended through the length of the property being
developed. The design and construction of water and sewer utilities shall conform
to the construction standards as prepared by the City Engineer.
Section 3. Pasco Municipal Code 21.15.030 Street improvements, is amended as follows:
21.15.030 Street improvements.
(1) Except as provided in PMC 12.04.080, Aadequate and proper right-of-way improvements
shall be required at the time adjoining property is developed and shall be required on all property. As a
minimum a three-quarter street standard will be required if the property being developed only fronts on one
side of the street.
(2) Adequate and proper right-of-way improvements shall include curb, gutter, sidewalk,
illumination, traffic control devices, drainage control, engineered road bases, asphalt driving and parking
lanes, nonmotorized facilities for bicyclists and pedestrians, and monumentation. All such improvements
shall be approved by the City prior to construction and acceptance. The three -quarter street standard shall
include curb, gutter and sidewalk on the developed side and a minimum of two complete traffic lanes.
(3) The developer of real property shall be responsible for installing the required improvements
within the respective half of right-of-way width abutting the real property being developed, provided such
improvements consist of at least two traffic lanes.
(4) Right-of-way widths shall be adequate for current, near-term, and long-term growth, and shall
be adequate to accommodate bike/ped facilities suitable for all ages and capabilities in accordance with the
Page 271 of 284
Complete Streets Ordinance (Chapter 12.15 PMC), and per the standard specifications as prepared by the
City Engineer.
(5) Functional classification designation and spacing is to be determined by the City
Engineer based on application of road spacing recommendations provided in the Pasco Municipal
Code, with consideration for existing nearby road classifications, existing ROW width, and
accommodating areas of inadequate road infrastructure.
(6) Except as provided in PMC 12.04.080, Aall improvements within the City of
Pasco public right-of-way shall be in conformance with the Pasco Complete Policy,
Chapter 12.15 PMC
Section 4. 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 5. 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 6. Effective Date. This ordinance shall take full force and effect five (5) days
after approval, passage and publication as required by law.
PASSED by the City Council of the City of Pasco, Washington this _____ day of _________
2026.
Charles Grimm
Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ ___________________________
Ogden Murphy Wallace, PLLC
City Clerk City Attorney
Published: _____________________________
Page 272 of 284
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Page 273 of 284
R-S-12 & R-15 Frontage Improvement
Requirements
Policy Considerations for
Council
July 13, 2026
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PURPOSE & BACKGROUND
Staff presents both benefits and concerns to help Council make an informed policy decision.
Ordinance 4454A (2019)
Removed Section 12.04.080, which
previously exempted R-S-12 and R-S-20
zones from sidewalk, curb, gutter, and
street light requirements.
Now proposed:
Council is considering allowing
developers in R-S-12/R-S-20 (now R-15)
to once again opt out of frontage
improvements at time of development.
BACKGROUND
WHAT THIS PRESENTATION COVERS
• Urban Growth Area (UGA) standards
• Complete Streets Policy (PMC 12.15)
• Right-of-way & future density needs
• Neighborhood Character
BACKGROUND
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R-S-20 & R-S-12 MAP
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CASE FOR THE EXEMPTION
Council's proposed exemption offers two genuine benefits worth weighing:
Curb, gutter, sidewalk & street light
installation adds significant per-lot costs to
new construction.
In areas with very low traffic volumes, these
costs may not be proportionate to immediate
need.
Lower up-front costs can incentivize single-
family construction and support housing
affordability.
NEIGHBORHOOD CHARACTER
R-S-12 and R-15 are the City's lowest-density
residential zones, with rural or semi-rural
character.
Residents in these areas may prefer to preserve
the open, informal streetscape consistent with
large-lot living.
Requiring urban-style frontage improvements may
feel inconsistent with the existing character of
these neighborhoods.
LOWER DEVELOPMENT COSTS
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URBAN GROWTH AREA (UGA) STANDARDS
City is actively working with County to develop UGA areas up to city infrastructure standards.
NEGOTIATING LEVERAGE AT RISK
The City's argument that
UGA areas must build to
city street standards is
undermined if Pasco itself
exempts its own zones from
those same standards. It is
difficult to require what the
City does not apply
internally.
CONSISTENCY WITH COMP PLAN
The Comprehensive Plan
calls for an interconnected
network of streets, trails,
and access ways and
encourages multi-modal
transportation. Exemptions
in RS zones create
permanent barriers to
achieving these stated
goals.
FUTURE ANNEXATION COSTS
When UGA areas are
eventually annexed with
substandard streets, the
City inherits the liability for
retrofitting infrastructure,
at significantly greater
expense than requiring
improvements at time of
initial development.
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COMPLETE STREETS POLICY
In 2018, the Pasco City Council adopted Ordinance 4389 (Chapter 12.15 PMC) establishing a
Complete Streets Policy, committing to design streets that safely serve all users: pedestrians,
cyclists, transit riders, and motorists of all ages and abilities.
POLICY CONFLICT
Exempting R-S-12/R-15
from sidewalks and street
lights directly conflicts with
the Complete Streets Policy
EXCEPTION STANDARDS
PMC 12.15.040 allows
exemptions only when there
is a documented absence of
need, when implementation
is physically infeasible, or
when cost is excessively
disproportionate to benefit —
not as a blanket zone-wide
opt-out for developers.
•Creates a con
•Within City of Pasco
Transportation System Master
Plan, June 2022
•Creates a connected, multimodal
network
•Improves safety and accessibility
•Combines projects into one
coordinated system
•Implemented over time with
shared funding
BIKE & PED MASTER PLAN
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RIGHT-OF-WAY & FUTURE DENSITY NEEDS
A key question for Council: Should the City require additional ROW dedication at time of
development to protect future options?
ROW ONCE —RETROFIT NEVER
Requiring ROW dedication at time of permit is
the City's only low-cost opportunity. Once a
home is built, acquiring additional ROW requires
costly condemnation or negotiation.
MIDDLE HOUSING DENSITY
HB 1110 allows 4-6 units per lot on existing RS
lots. Current ROW widths may be insufficient to
accommodate the curb, sidewalk, and utility
corridor that higher density will eventually
require.
SEWER LIFT STATIONS
Future growth in R-S-12/R-15 areas may require
sewer lift stations or utility easements. Without
additional ROW secured upfront, the City will
lack space for these facilities without expensive
land acquisition.
GMA INFRASTRUCTURE OBLIGATION
Under RCW 36.70A, the City must ensure
infrastructure is adequate to serve planned
growth. Failure to secure ROW now may mean
the City cannot demonstrate concurrency for
future development approvals.
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SUMMARY
• Lower development costs for
R-S-12/R-15 builders
• Preserves semi-rural
neighborhood character
• Reduces per-permit burden on
individual property owners
today
• May incentivize housing
construction in large-lot zones
(including middle housing)
CONCERNS
•TIA policy may obscure traffic and
life safety issue awareness
• Undermines UGA City standard
arguments
• Conflicts with Complete Streets
Policy
• If HB 1110 increases density,
infrastructure won't keep up
• Loss of ROW opportunity for future
utility needs
• Pedestrian and traffic safety risks
from dark, sidewalk-free streets
✓BENEFITS
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Discussion &
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 283 of 284
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 284 of 284