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Home My WebLink About3203 Resolution RESOLUTION NO.3�-03 A RESOLUTION approving a land use plan entitled the Broadmoor Concept Plan. WHEREAS, the City of Pasco, as required by the Growth Management Act is responsible for land use planning within the Pasco Urban Growth Boundary; and, WHEREAS, the Pasco Planning Commission is the City Council's advisory board on land use matters; and, WHEREAS, the Planning Commission prepared a land use concept plan for the Broadmoor Area of the community generally located northwesterly of the Road 100/Broadmoor Boulevard Freeway Interchange; and, WHEREAS, the Broadmoor Concept Plan was prepared with input from the owners of property within the Broadmoor Area; and, WHEREAS, following a public hearing on October 15, 2009, the Planning Commission unanimously recommended the Broadmoor Concept Plan for City Council approval; and, WHEREAS, the City Council has reviewed the Planning Commission's recommendation for a Broadmoor Concept Plan; NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO: Section 1. That the Broadmoor Concept Plan attached hereto as "Exhibit 1" is hereby adopted as a land use guide and supplement to the Comprehensive Plan. Pas by the Council of the City of Pasco this 7`h day of December, 2009. Joyce so Maya A TEST: APPROVED AS TO FORM: � , Debra L. Clark, CM Leland B. Kerr City Clerk City Attorney TABLE OF CONTENTS TABLEOF CONTENTS ..............................................................................1 BROADMOOR CONCEPT PLAN.................................................................2 EXISTINGLAND USE.................................................................................4 ZONING ....................................................................................................6 TRANSPORTATION...................................................................................7 UTILITIES..................................................................................................9 DEVELOPMENT CONSTRAINTS/ISSUES.................................................11 DEVELOPMENT CONCEPTS....................................................................14 RIVER ORIENTED DEVELOPMENT..........................................................18 POLICIES ................................................................................................22 APPENDIX...............................................................................................24 BroadmoorMaps/Illustrations.................................................................................................25 Resource lands Chapter from the 2007 Comprehensive Plan...................................................26 ReferenceDocuments...............................................................................................................27 Broadmoor Concept Plan Broadmoor Concept Plan City of Pasco Introduction Pasco experienced a rapid growth rate between 2000 and 2009. In that period of time the city's population increased by over 22,000 people from 32,066 to 54,531. In this period of time 130 new subdivisions were developed with over 7,000 new housing units being added to the city. Based on recent estimates provided the State Office of Financial Management (OFM) Pasco could see another 30,000 people added to the city by 2027 (2027 is the planning horizon under the city's current Comprehensive Plan). However the current rate of growth indicates that Pasco will grow by less than half of the OFM projection by 2027. Never- the-less the current rate of growth will create a need for an additional 3,600 housing units by 2027. Much of the 2000-2009 growth has occurred between Road 36 and Road 100/Broadmoor Boulevard. With over 3,000 acres of land rezoned and approved for development since 2000 there are only a few remaining large parcels within the city limits available to accommodate future growth (primarily residential growth). These parcels or areas include the 130 acre site (Mullen, etal.) at the northeast corner of Road 68 and Sandifur Parkway, the 411 acre site (DNR) at the southwest corner of the Road 68 and the I-182 Interchange and the 850 acres located between Broadmoor Boulevard and the west city north of Harris Road. The DNR has expressed little interest in making the 411 acres at the southwest corner of Road 68 and I-182 available for development (the site is currently being farmed). The most significant area of any size within the city limits available for future development is the area west of Broadmoor Boulevard and north of I-182. In addition to the 850 acres within the city limits, another 800 acres of adjacent undeveloped land, lies within the Pasco Urban Growth boundary. This general area of the community has sometimes been referred to as the Broadmoor area. Broadmoor This study focuses on the Broadmoor area directly west of Broadmoor Boulevard between Harris Road on the south and the alignment of Dent Road on the north (see figure 1). Broadmoor Concept Plan 2 Figure 1. .K" ;000 Cl-^Y OF FASO I . � 1 1 Although within the City limits and/or the Pasco UGA, this area remains sparsely developed and used mainly for natural resource production involving mineral extraction and agricultural production. The study area benefits from the fact that: it is located more or less in the geographic center of the Tri-Cities region, is near the Columbia River and affords some views toward the river and the Cities of Kennewick and Richland. Major employment, shopping, entertainment and transportation facilities are all less than a 15 minute drive from the Road 100 Interchange. The purpose of this study is to review past studies, the current Comprehensive Plan and existing land uses in an effort to determine a direction for future development at a more detailed level than provided for in the Comprehensive Plan. The goal is to provide guidance for property owners and decision makers in order to encourage a coordinated and efficient long- term development pattern for the area. Broadmoor Concept Plan 3 Existing Land Use The study area contains 1,160 acres of land. Approximately 62 percent of the area is currently devoted to agricultural production (Horrigan Farms, Pasco Ranch & Rocky Hills Management [Wilson]) and mineral extraction (Central Pre-Mix). Much of the farmland is part of Block 1 of the South Columbia Irrigation Project initiated by the United States Bureau of Reclamation in the early 1940's. Gravel mining has also occurred in the area for almost as long as the farming operations. Gravel mining began sometime in the 1950's and continues to this day. The vacant land, along with the tail water pond and the low lands (critical area) along the shoreline represent about 37 percent of the study area. The vacant lands along the western edge of Broadmoor Boulevard have been used by ORV enthusiasts for four-wheeling and dirt biking for decades. The natural environment in this portion of the study area has been severely degraded by such activities. Table T-1 EXISTING LAND USE Agricultural/farmin 420 acres Mineral extraction 302 acres* Central Pre-Mix Critical lands 50 acres Vacant lands 372 acres Tail Water Pond 16 acres South Columbia Irrigation District * Current use only. 586 acres have been approved for extraction under various special permits. The natural low bank area along the Columbia River west of Shoreline Road is identified in the City of Pasco Comprehensive Plan as a wetland area and a riparian habitat area. This land is federally owned. Surrounding lands to the north contain a number of large farm fields interspersed with some open undeveloped lands. New residential subdivisions are being developed north of the site on Dent Road and on Kohler Road. Subdivisions in these areas contain lots that are one acre in size. Broadmoor Concept Plan 4 The Broadmoor Estates and Mediterranean Villas subdivisions are located directly to the east across Broadmoor Boulevard. Commercial land uses extend down Sandifur Parkway and on the south side of the I- 182 Interchange near Chapel Hill Boulevard. The I-182 freeway parallels Harris Road on the south. A triangular area containing a farm field, a truss manufacturing facility and a number of single-family homes are located where Harris Road and the freeway part. The most significant land use feature in the study area is the Central Pre-Mix sand and gravel operation. Central Pre-Mix operates under special permits approved in 1995 (MF # 95-27-SP 8s MF # 94-89-SP) and modified in 2009 under Master File # SP06-010. These special permits apply to 443 acres either owned or leased by Central Pre-Mix. The sand/gravel extraction, rock crushing, concrete processing, concrete batch plant operations, hot mix asphalt plant operations and other related activities are permitted to continue until January 1, 2025. In addition to the 443 acres discussed above Central Pre-Mix has an agreement with Rocky Hills Management to extract sand and gravel from an additional 143 acres of land directly north of the existing pit. The special permit (MF # 98-82-SP) for this property expires in 2028 and allows activities similar to the other special permits. A total of 586 acres of land are included in the various special permits that allow sand/gravel extraction and related activities. Broadmoor Concept Plan 5 Zoning The Broadmoor area is currently zoned R-T (Residential Transition). 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 more in-line with Comprehensive Plan designations for the affected lands. Often R-T lands are rezoned to a suburban or urban residential classification. The 2007 Comprehensive Plan land use designations for the study area include commercial, low-density residential, mixed residential, mixed residential/commercial and open space land uses. The following Table (T-1) correlates Future Land Use Designations from the Land Use Map in the Comprehensive Plan to Zoning Districts listed in PMC Title 25. Table T-2 BROADMOOR LAND USE PLAN Comprehensive Plan Future Land Use Corresponding Zoning Districts Mixed Residential Single-family through Multi-family development R-S-20,R-S-12, R-S-1,R-1, R-2, R-3 Low Density Residential Only single-family development R-S-20, R-S-l2, R-S-I, R-1,R-1-A Commercial Retail and Offices development O,C-1,C-R, BP Mixed Residential/Commercial Residential and commercial uses mixed R-20—R-3,O,C-1, BP 5roadmoor Concept Plan 6 Transportation Introduction City and County streets are located on the periphery of the study area only. Broadmoor Boulevard is located to the east, Harris Road is to the south, Shoreline Road is to the west and Dent Road is to the north. Dent Road extends only half-way across the north side of the study area. The study area benefits from its location near the 1-182/Road 100 Interchange. Generally, any location within the Tri-Cities can be reached from this Interchange within 15 minutes or less. 1-182 Interchange The 1-182/Road 100 Interchange is located directly southeasterly of the study area. This interchange provides a convenient connection point to all areas within the Tri-Cities. The interchange was upgraded in 2009 with the addition of two new ramps to facilitate easier access to the freeway from Broadmoor Boulevard. Broadmoor Boulevard Broadmoor Boulevard currently terminates at the northern City limits. Franklin County is in the process of acquiring the right-of-way necessary to extend Broadmoor Boulevard north to Dent Road. The city is also widening Broadmoor Boulevard south of Sandifur Parkway as a part of a new traffic signal installation at the intersection of Sandifur Parkway and Broadmoor Boulevard. Harris Road Harris Road provides a connecting link from the 1-182 Interchange to the properties in the study area and north of the study area. Harris Road carries truck traffic from Central Pre-Mix along with traffic from nearby farming operations and new residential subdivisions both in the City and County. Shoreline Road Shoreline Road connects Harris Road and Dent Road along the western edge of the study area. Shoreline Road is a minimally improved bituminous County Road. Portions of the right-of-way for this road have not been dedicated to the public. Dent Road Dent Road runs east and west along the northern boundary of the study area for approximately one mile. Like Shoreline Road, Dent Road is not Broadmoor Concept Plan 7 developed to urban street standards. Dent Road appears to be built across private property without the benefit of a public right-of-way. Franklin County is planning to connect Dent Road to the current terminus of Broadmoor Boulevard to coincide with the extension of Broadmoor Boulevard to the north. broadmoor Concept Plan 6 Utilities Introduction Water and sewer services are essential components necessary for the development of land. The Pasco Municipal Code requires the connection to water and sewer service as a prerequisite to obtaining a building permit. Water and sewer lines do not currently extend into the study area. Water A 20-inch water line extends northeasterly from Court Street along the I- I82 right-of-way to the intersection with Broadmoor Boulevard. The 20- inch line then extends another 2,400 feet on Broadomoor Boulevard to the Broadmoor Boulevard Storage tank (1 million gallons). There are no water lines within the boundaries of the study area. A new 18 million gallon water treatment plant is currently being constructed in the 11300 block of West Court Street. This new plant will provide additional water capacity in the city water system enabling the water system to be extended into the study area. Sanitary Sewer Sewer service does not exist within the boundaries of the study area. The 16-inch sanitary sewer main located in Court Street near the I-182 bridge is the point of discharge for this area. A new pipeline will need to be constructed to the Court Street pipeline. There is also a 12-inch sewer line located in Broadmoor Boulevard between Sandifur. Parkway and Buckingham Drive. This line was designed to serve properties on the east side of Broadmoor Boulevard. With a lift station, a portion of the northeast section of the study area could possibly be serviced by this line on a temporary basis. The City's Public Works Department is currently studying options for providing sewer service to the study area and lands within the UGA to the north. In the long term, a second sewage treatment plant will be needed. Initial investigations have indicated a new treatment plant will be needed in the Dent Road area or near Court Street and I-182. Natural Gas Cascade natural Gas provides gas service in Pasco. 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 Broadmoor Concept Plan 9 Sandifur Parkway benefit from this service. A six-inch gas line runs south along Broadmoor Boulevard (under 1-182) to service areas south of the freeway. A high pressure regulator station and valve are located along the west side of Broadmoor Boulevard south of Harris Road. This station will enable gas service to be extended into the study area. Electrical Electrical service in the study 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. Storm Sewer Storm water run-off in newly developing areas of the city is treated through the use of ex-filtration trenches, dry wells and/or specially designed drainage swales. Broadmoor Concept Plan 10 Development Constraints/Issues This section identifies some of the site challenges that will need to be addressed for the study area to be fully developed. Some of the issues or constraints could also be viewed as assets. The natural area along the river, for example, could be used for limited public access to the river thereby supporting the vision statement of the Comprehensive Plan dealing with access to the river. Likewise the steep slopes of the gravel pit may be used to stair step development to preserve future views of a marina and lake that could be developed in the gravel mining pit. Lack of Sewer Service Lack of sewer service to the area is the most challenging infrastructure need. The nearest available sewer line for the site is a 16" sanitary sewer trunk line that is located in Court Street on the north side of the I-182 bridge. The sewer main in Broadmoor Boulevard was not designed to accommodate properties on the west side of the Broadmoor Boulevard and would not be available to the study area. The easterly one third of the study area may be able to be served by a gravity sewer line connected to the trunk in Court Street. This connection point is located over 2,400 feet from Harris Road. Due to topographical constraints, sewer service can only be provided to the balance of the study area by the use of one or more lift stations. Lack of Water Service While water lines are located in Broadmoor Boulevard and along the easterly portion of Harris Road, no main lines are found within the study area. The existence of the Central Pre-Mix gravel pit creates steep changes in ground elevation over short distances. These elevation differences create some challenges for planning and extending of water lines into the study area. Gravel Mining Current and future gravel mining operations render approximately 580 acres located in the center of the site, off-limits to development for many years. The special permit for gravel mining and concrete production on the Rocky Hills Management property does not expire until 2028. The Central Pre-Mix special permit expires in 2025. The special permit approving the Central Pre-Mix pit for an asphalt plant in 2009 is to be reviewed 5 years after the plant commences operation. Gravel mining will continue to alter the topography of the site for many years. The process of gravel mining and the production of ready-mix concrete also create the potential of nuisance conditions related to dust, noise and large truck traffic. Broadmoor Concept Plan f f Tail Water Pond A South Columbia Basin Irrigation tail water pond occupies approximately 16 acres of land in the northwest quarter of Section 7. The tail water pond and ditch leading to the pond have been located in Section 7 since the inception of the irrigation system. The location of the pond and ditch present some challenges for laying out lots and streets. The pond and ditch are not located in an easement nor are they on property owned by the Irrigation District. Incomplete Road System Broadmoor Boulevard currently terminates at the north City Limits. Broadmoor Boulevard is not connected to any part of the community to the north, east or west. (This challenge will be addressed in 2010 with the extension of the Broadmoor Boulevard to the north. The County also has plans to extend Dent Road easterly to Broadmoor Boulevard). Dent Road and Shoreline Road are in poor condition and are not constructed to urban arterial street standards. Harris Road constructed with over 11 inches of base and almost 4 inches of asphalt, is in better condition than the other adjoining roads. However, Harris Road lacks curb, gutter, street lighting and other items that are typical of urban arterial or collector streets. Resource Lands Designation The Washington Growth Management Act requires the city to identify and designate lands within the Urban Growth Area that have long term significance for mineral extraction (RCW 36.70A.170). These lands are referred to as "Resource Lands". Volume II of the city's Comprehensive Plan designates over 400 acres of the study area as mineral resource lands. The Growth Management Act requires the city to protect these lands for mineral extraction. Critical Lands Designation The narrow band of land between the river shoreline and Shoreline Road has been identified as a critical area in the city's Comprehensive Plan. This is a wetland area, a habitat area and an area with geological constraints. This area is not suitable for urban development. Challenging Site Entry Harris Road intersects with Broadmoor Boulevard about 400 feet north of the I-182 Interchange and about 270 south of Sandifur Parkway. The proximity of Harris Road in relationship to the interchange and Sandifur Broadmoor Concept Plan 12 Parkway will present some traffic engineering challenges for future development in the study area. 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. Steep Topography The excavation associated with years of gravel mining on the site has created steep slopes around the periphery of the gravel pit. These slopes create changes and opportunities for development. Expensive pressure reducing valves and lift stations will be needed to provide water and sewer service to and from the gravel pit area. The steep slopes will make it more difficult to construct streets leading to and from of the pit area. The streets within the gravel pit area may not be able to be fully interconnected with surrounding streets. broadmoor Concept Plan 13 Development Concepts Development concepts related to land use are those factors or influences which help guide planning for the Broadmoor Study Area. The following factors help shape planning for the study area: Types of Land Use • Regional Retail --- This category would include big box stores mixed with community and neighborhood shopping facilities. Elements of specialty centers and lifestyle centers could also be included. This strategic location within the Tri:-Cities would have the capacity to draw shoppers from both sides of the Columbia River to a regional retail center. • Offices --- In the past 10 years a number of small scale offices have been built along Sandifur Parkway to the east of the study area. Demand for these types of offices is likely to continue and increase as the area develops. Large scale office parks are currently located in other parts of the Tri-Cities. While the site location is ideal for serving regional needs of a large scale office park, this need appears to be served in other areas of the Tri-Cities. • Large Lot Single-Family Homes --- In addition to having large lots (above 12,000 square feet), homes within this category would, contain features and amenities at a higher price range than typical homes built in the community. • Medium Lot Single-Family Homes --- These homes would be located on lots of less than 12,000 square feet. Demand for homes in this market range has been demonstrated by the building activity in the Broadmoor Estates Development east of Broadmoor Boulevard. • Condominiums Townhomes Patio Homes --- Condominiums, Townhouses and Patio Homes all provide a greater range of housing options for Pasco residents. These housing types permit more residents to live near amenities such as parks or the river. • Multi-Family --- This includes 2 to 3 level walk-up apartment buildings with on-site parking and recreation facilities. • Golf Course --- In the past, the study area has been considered for golf course development. In 1993 a general golf course design froadmoor Concept Plan 14 intermixed with housing was laid out for the eastern 600 acres of the study area. This was the first of two golf course proposals considered for western part of Pasco in the past 16 years. Currently, no strong demand for golf course development in the Tri-Cities exists. • Parks --- Parks are an essential element of the urban landscape. As the study area develops parks will be needed to serve the residential population. • Open Space --- Open space can include parks and critical areas for fish and wildlife. Open space areas are generally located on publicly owned lands. • Schools --- Based on the land use patterns established in the Comprehensive Plan, the study area could see the development of over 4,000 housing units. Elementary schools in the Pasco District accommodate between 500 and 600 students. • Mixed Residential/Commercial --- This use category would include a mix of residential and retail uses on the same site. Typically this involves a building with retail or office uses on the ground level with residential units on the upper floors. • Marina/Boat Basin --- When mining is completed at the Central Pre- Mix gravel pit, the floor of the pit will be approximately 30 feet or more below the elevation of Harris Road. With engineering and proper design the depression left by the mining activity could be redeveloped as a marina. • Streets --- The Comprehensive Plan encourages the incorporation of extensive tree and landscape planting along all major arterial and collector streets. Street plantings are an effective means of enhancing the overall appearance of the community. • River Access --- The last paragraph of the vision statement in the Comprehensive Plan states: "All residents of the city are afforded access to the Columbia River. Pasco is oriented toward and connected with the River through parks, pathways, bikeways, boat launches and docks." Broadmoor Concept Plan 15 Site Organization The general location of land use types within the study area was previously determined through the adoption of the Comprehensive Plan. In addition to these lands use designations there are a number of site organizational considerations that have also been previously determined. • Extension of Sandifur Parkway --- Sandifur Parkway provides the main east/west connection through the center of the study area. The Sandifur extension should be liberally landscaped to continue the established boulevard appearance. Direct driveway access to Sandifur Parkway for single-family residential uses should be prohibited. • Harris Road/Broadmoor Boulevard Connection --- The current connection of Harris Road with Broadmoor Boulevard is located about 270 feet south of Sandifur Parkway and approximately 400 feet north of the I-182 on-ramp. This connection will create future traffic conflicts. This street configuration also encircles a 2+ acre tract that will be difficult to develop and access as a result of the current street configuration. To improve traffic flow and development options for the commercially designated property adjacent to Broadmoor Boulevard, the Harris Road connection should be eliminated. Harris Road should connect with the extension of Sandifur Parkway. • Connection with Surrounding Streets --- Court Street, Kohler Road and Dent Road are all existing roads around the study area. As the study area develops these roads should connect to and extend into the study area without offset intersections. • Power Line Road --- The northern boundary of the study area parallels the future Power Line Road. This will be a major east/west arterial that should be landscaped and provided with sidewalks offset from the curb. Direct driveway connections should be prohibited to Power Line Road. • New Major Street Locations --- Major street connections should occur at 1,320 to 2,640 foot intervals when possible. Broadmoor Concept Plan I G • Regional Retail --- Regional retail uses would be best located near the I-182 Interchange between the realigned Harris Road and Broadmoor Boulevard. Retail and commercial land uses should not extend north on Broadmoor Boulevard further than the existing commercially zoned parcels on the east side of Broadmoor Boulevard. • Specialty/Neighborhood Retail --- Specialty and neighborhood retail businesses would be appropriate near portions of a future marina in the Central Pre-Mix gravel pit. • Large Lot Single-Family Homes --- Larger lots should be placed on the elevated sections of the study area toward Power Line Road and along the elevation break between the Adams and Wilson properties. • Medium Lot Single Family Development --- Single-family development would be appropriate throughout all areas designated for low density development. • Parks and Schools --- Neighborhood parks are generally located in the interior of developments containing 160 acres or more of land (eg. Island Estates, Sunny Meadows, The Village at Pasco Heights). Neighborhood parks are often combined with the elementary schools (eg. Maya Angelou, Mc Gee, Virgie Robinson). • Open Space --- The government owned property between the shoreline and Shoreline Road has been designated in the Comprehensive Plan as an open space area. The area is also identified as a critical area geologically and for habitat purposes. Hiking and walking trails through this area would provide for public access and minimal use of the area for recreation and public enjoyment of the river. Trails through this area to view points along the river would support the Comprehensive Plan vision statement dealing with access to the river. Coordination with the Army Corps of Engineers along with shoreline permits may be necessary for the development of trails in this area. • Utilities --- The Pasco Public Works Department is currently undertaking a study to locate a new waste water treatment plant near the study area. The Public Works study is focusing on sites west of Road 100 relatively convenient to the study area. Broadmoor Concept Plan 17 River Oriented Development Introduction Since the late 1980's the City of Pasco has participated with other cities and agencies within the Tri-Cities in the development of various planning documents related to rivershore enhancement. These plans included overall goals for developing the rivershore by providing a balance of commercial, recreational and residential uses. The 1988 report to the Pasco Chamber of Commerce discussed the future development of the area north of the I-182 Columbia Point Bridge. In addition to suggesting that the rivershore in this area is one of the best resources in the Tri-Cities the report encouraged the development of boat basins and canals. The Tri-Cities Regional Rivershore Enhancement Plan of 1989 suggested the current study area has the potential for commercial/residential development with the opportunity for several boat basins with canals and docks developed in front of new homes. The notion of locating a marina with mixed uses (commercial and various residential) has been a common theme in many of the past planning efforts related to the Broadmoor area. Gravel Pit Reclamation/Marina Development Reclaiming and redeveloping the depleted gravel pit presents a number of practical difficulties due to the substantial difference in elevation between the bottom of the gravel pit and the surrounding properties. Portions of the pit floor are approximately 30 feet lower than the surrounding area. The Central Pre-Mix operation is governed by an existing Surface Mine Reclamation Permit that states the pit floor following mining will be at an elevation of 340 feet (plus or minus 5 feet in various areas) and will incorporate a lake of approximately 17 acres in size. This lake would lend itself well to the development of a marina with associated housing and commercial activities. Further discussions and coordination with Central Pre-Mix will be needed to identify goals, objectives and obstacles and solutions to obstacles with respect to development of the proposed lake as a marina. As a comparison, the marina area at Columbia Point in Richland occupies about 15 acres. In anticipation of future reclamation efforts Central Pre-Mix retained an architecture and development firm (Kimball Fritzemeir) to prepare several concept drawings depicting a marina and related development in the gravel pit. The concept drawings encompass about 40 acres of the existing gravel pit site. Figure 2 is a plan view of a marina area connected by a canal to the Columbia River just north of Rivershore Estates. This plan contains both private and public mooring for boats, a beach for public access to the water and Broadmoor Concept Plan 15 approximately 200 dwellings units. The southeast corner of the proposed site is devoted to a marina and mixed use commercial area. Figure 2. r. '! OIL A6 it w 7iYi,aw y*. . ,' Broadmoor Concept Plan 19 Figure 3 is a depiction of the boat canal from the river to the harbor with a bridge crossing for Harris Road. Figure 3. If 7" 4-LI-11 r i or broadmoor Concept Plan 20 Figure 4 illustrates a boardwalk along the water's edge, moorage and restaurants with dwellings on upper floors. Figure 4. AWS mn 4 — �tt'� �C'`._ -.f•'`Mc!i. � a's,��:�.�n+s 4!j S .S.r r_r:r '"�4'"r y.•„r .=`7 *; M�klw,c T4-� .. - •;w� �'., k 1 1 �. l-`^ . *•R� _.._r. -. ._ti"� a.� is-•�'� 'a. .. Broadmoor Concept Plan 21 Policies Introduction Volume I of the Pasco Comprehensive Plan contains a number of goal and policy statements to guide land use actions and development within the city. The following proposed goals and policies should supplement those contained in Volume I of the Comprehensive Plan and apply specifically to the Broadmoor Area. Housing H-1 Encourage the development of higher density residential development including condominiums, townhouses and patio homes within the mixed residential areas near the Columbia River. H-2 Dwelling units taller than two stories should be excluded from locating immediately adjacent to any future lake/marina in the Central Pre-Mix gravel pit area. H-3 Promote the development of mixed use communities (residential on the upper floors of commercial buildings) near the future lake/marina in the Central Pre-Mix gravel pit area. Transportation T-1 Offset street connections with established streets in the area should be prohibited. T-2 The west side of Broadmoor Boulevard should be landscaped to match the east side. T-3 The extension of Sandifur Parkway to the west should include a curvilinear sidewalk and landscaping to matching the existing developed portion of Sandifur Parkway. T-4 No access driveways on the west side of Broadmoor Boulevard between 1-182 and Sandifur Parkway shall be permitted. T-4 Relocate the Harris Road connection from Broadmoor Boulevard to the future westward extension of Sandifur Parkway. Commercial C-1 Development of small individual commercial sites should not be permitted until a master site development plan has been established for commercially designated areas. Broadmoor Concept Plan 22 C-2 Large commercial parking lots with access to arterial streets should be designed with entry ways that permit vehicle stacking for a minimum of 120 feet prior to accessing rows of parking stalls. C-3 Encourage commercial development to maintain a consistent architectural, landscape and signage theme. CA Encourage interconnected access between commercial development projects. C-5 Work jointly with Central Pre-Mix to identify goals and policies that will encourage redevelopment of the gravel pit for a marina and related uses. C-6 Support the location of regional retail facilities near the intersection of I-182 and Broadmoor Boulevard. Utilities U-1 Support efforts to locate a new wastewater treatment plant west of Road 100 to support urban development within the study area. Open Space O-1 Support the development of hiking paths and nature trails between the Columbia River and Shoreline Road. 0-2 Establish view points along the river shore in conjunction with the development of paths and trails. Broadmoor Concept Plan 23 Broadmoor Maps/Illustrations Broadmoor Study Area Map General Land Use Ownership Comprehensive Plan Designations Utilities Existing Traffic Circulation Zoning Concepts Land Use Concepts Circulation Plan Mineral Resource Designation Marina Plan View Marina Board Walk Boat Canal Broadmoor Concept Plan 25 ,gyp ��• -•5'-�:• k '� �. r„'_'� Air , , �"� - .. •!�-• 'Y ,.i ra•wp sl,.. 'y,f3 , r :. ..�• +�r.li "d,1�• _'IV I J �-'a•rte• �.,_ Y ,� 1. •3 1 \ ..ns .:�.:.. 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'. .4�ti ,. �°X:: z. .i..,�� s!..r •ry�`� Ilka ,v4r :t A y .j 4 do v 4D i by� •rr1 ] �0154�+ � '1 ,,��jr fi��(;,; �' / � ��M�% {fir• .rk'. � ...r.;. � ��.. • ii . 0�e*r,4*g It,` ` a:.,y„ r'r .R Or 1!:' r� �': '.. :".,_ .__ F�/ .- re......r.i.t5•��w r..w}....�..rasa.n.... Tr �N tact �5 ( Y•ri 11 �R.� yQ.� .h 5 i IA .^ ' Ar of 6 i3y ,\\ ',.-ice/ 1-. ! :'J'j',r,r■i■irijp`r` !; y, f� -+ ZAN .-`'-i°��' � a� t r� .�.1�t� �1 �• a-��r w" =•.ice• �,�� -��. ,�.:;:.:. F' bk� OWL MP "�. +e. i. �/ 1J/ d ....nr ftow oll ic f i w i e `• � .� 1. c `444 :a-. J Resource Lands Resource Lands Defined Resource lands are those agricultural, forest and mineral lands which have long-term commercial significance. It is the intent of the Growth Management legislation that these resource lands be protected and preserved for future generations. This chapter provides the framework from which future regulations will be developed and or maintained to preserve resource lands. Agricultural Lands Agricultural production occurs within the City and its UGA as a non- conforming permitted use. Wheat, alfalfa, potatoes, corn and onions are the primary crops produced within the UGA. Due to the proximity of urban development, the location of major utility lines, the location of I-182 and other major roadways, the agricultural lands within the city and urban growth area do not have long term commercial significance. The UGA by its very nature was established for the purpose of facilitating and accommodating urban growth. Lands outside of the growth area are to be protected for rural activities such as long-term agricultural production. By establishing the UGA, agricultural lands of long-term commercial significance are being protected. Mineral Resources The GMA requires each county and each city in the State to designate, where appropriate, "mineral resource lands that are not already characterized by urban growth and that have long term significance for the extraction of minerals." (see RCW 3 6.70A.170). The Washington Administrative Code defines mineral resources (WAC 36.190.030 (14) as lands primarily devoted to the extraction of minerals or that have known potential long term commercial significance for mineral extraction. The Department of Natural Resources Handbook for "Mining Regulations in Washington" states that the definition of surface mining in RCW 78.44 specifically excludes the on-site processing of minerals, such as concrete batch plants, asphalt batch plants, rock crushing, and chemical processing. The Handbook explains that local jurisdictions can regulate these activities. The City of Pasco relying on direction of the Growth Management Act and the Department of Natural Resources has defined mineral resource lands for the purposes of Comprehensive Planning (See Appendix I Glossary of Terms) as those lands devoted to the extraction of minerals. Designation of Mineral Resource Lands The Mineral Resources Map for Franklin County (County Comprehensive Plan pg 118) indicates there are 21 mineral resource sites within Franklin County. The mineral resource lands were identified through a review of local conditions, DNR surface mining data (DNR Permits), USGS mapping and Soil conservation Service soils data. Of the 21 sites identified in the Franklin County map three are located within the Pasco city limits. The Pasco Shops site located near the southwest corner of Argent Road and Stearman Lane is in fact a stock pile site for the County Road Department and not a mineral extraction location. The other two sites are located on the western edge of the community in Section 12, Township 9 North Range 28 East and Section 7, Township 9 North Range 29 East. The sites (land owned by different owners) are part of the Central Pre-Mix pit that is used for mineral extraction. These are the only known mineral resource lands of commercial significance within the UGA. These lands contain one of the best gravel deposits in Franklin County. Gravel has been mined at this location since the early 1950's. Prior to that time it has been reported that gold mining occurred in the area. Currently the only permitted mining sites in Pasco are located on adjacent properties .hi:. north of Harris Road in the western part of Pasco. Presently, Central Pre-Mix and Concrete Company is mining the lands and producing various types of crushed rock. Central Pre-Mix also produces ready mix concrete utilizing gravel the company mines. The crushed rock and sand that are derived from the Pre-Mix pit are used throughout the region in the construction industry. Because of the importance of gravel for construction activities and the lack of other known mineable sites, there is a need to protect the lands located in Section 12 and Section 7 for mineral extraction. With the Pasco UGA population project to increase by about 30,500 over the next 20 years there will be an ever increasing need for mineral resources for new infrastructure, and residential, commercial and industrial development. It has been estimated that there is enough resource materials in these lands that mining could continue for 25 more years. Through past planning activities the City has indicated the mined out lands would be an appropriate location for a marina based mixed use commercial and residential neighborhood. This would allow the mined area to have a useful purpose once the mining operations cease. While the lands described above have been designated for mineral extraction, such use designation is considered an overlay use only. Upon completion of the mineral extraction the intended and ultimate use of the land is as shown on the land use map discussed in the Land Use Chapter and as shown in land use map of Appendix VIII. Mineral Resource Protection Mineral resource lands, once designated, are to be protected for the extraction of minerals RCW 36.79A.060 (1)(a). In addition to controlling the density and uses around the designated mineral resource lands the city will protect mineral resources through implementation of the notification requirements of RCW 36.70A.060(1)(b). All plats, short plats, binding site plans and developed plans approved or issued for development activities within 500 feet of designated mineral resource lands will contain the following notice: "This (plat/short plat/etc) is near a designated mineral resource area on which a variety of commercial activities may occur that are not compatible with residential development for certain periods of limited duration. An application might be made for mining-related activities, including mining, extraction, washing, crushing, stockpiling, blasting transporting, and recycling of minerals." Extraction of Mineral Resources Due to their industrial nature gravel pits, mining, and quarries are not permitted uses in any zoning district. They are considered unclassified uses that are deemed to require special review to consider, on a case by case basis, their impacts on adjacent uses, uses within the vicinity and impacts upon surrounding infrastructure. The granting of a conditional use permit/special permit for mineral extraction does not guaranty or include using mineral resource lands for the operation of an asphalt batch plant or concrete pre-mix batch plant. Asphalt batch plants, hot mix asphalt batch plants or concrete pre-mix batch plants are industrial uses permitted only within I-3 Heavy Industrial Districts or upon approval of a conditional permit in the I-2 District. Under limited circumstances such uses may be considered for a conditional permit/special permit in association with the extraction of minerals on designated mineral resource lands only. Special permit applications for the location of asphalt batch plants, hot mix asphalt batch plants or concrete pre-mix batch plants in association with the extraction of minerals on designated mineral resource lands may not be approved due to the location of the resource lands within the UGA. In reviewing an application the city will consider the impacts of noise, fumes, vibrations, dust, traffic, air borne toxins and the issues listed in PMC 25.86.060. Other Resource Lands Other than the mineral lands discussed above,there are no known resource lands within the Pasco UGA, Resource Lands Map The map identifying Mineral Resources Lands in the Pasco UGA can be found in Appendix VIII. References Documents • Community Development Policy Plan (City of Pasco) 1980 ■ A Report to the Greater Pasco Area Chamber of Commerce Regarding The: Alternatives for Development and Enhancement of the Pasco/Franklin County Shoreline (Shoreline Improvement Committee)1988 ■ Tri-Cities Regional Rivershore Enhancement Plan (The NBBJ Group) 1989 • 1-182 Sub-Area Report (McConnell/Burke) 1992 ■ Golf Course Feasibility Analysis (Blue T Golf, INC) 1993 ■ Comprehensive Plan 1995-2015 (City of Pasco) 1995 ■ 1-182 Sub Area Report Update (Huitt-Zollars, Inc) 2003 ■ Pasco 1-182 Corridor Subarea Transportation Plan (The Transpo Group) 2004 ■ Comprehensive Plan 2007-2027 (City of Pasco) 2008 Columbia Bend Sub-Area Plan