HomeMy WebLinkAbout05-17-2012 Planning Commission Packet PLANNING COMMISSION -AGENDA
REGULAR MEETING 7:00 P.M. May 17, 2012
I. CALL TO ORDER:
II. ROLL CALL: Declaration of Quorum
III. PLEDGE OF ALLEGIANCE:
IV. APPROVAL OF MINUTES: April 19, 2012
V. OLD BUSINESS:
A. Special Permit Redevelopment of a school recreation field in an
RS-12 Zone (Tri-City Jr. Academy) (MF# SP 2012-
008
VI. PUBLIC HEARINGS:
A. Special Permit Re-opened Public Hearing for expanding the
capacity of a pre-school from 50 to 80 children in
an existing church in an R-S-20 Zone
(Imag;ination Studios Academy Preschool) (MF#
SP 2012-007)
B. Special Permit Expansion of a jail (Franklin Count) (MF #
SP 2012-011)
VII. OTHER BUSINESS:
VIII. WORKSHOP:
A. Code Amendment Secondhand Stores in C-1 Zones (MF# CA 2012-
003
B. Plan Rivershore Amenities/Linkages Plan (MF# PLAN
2012-003)
IX. ADJOURNMENT:
REGULAR MEETING April 19, 2012
PLANNING COMMISSION MEETING
CALL TO ORDER:
The meeting was called to order at 7:OOpm by Chairman Cruz.
POSITION MEMBERS PRESENT MEMBERS ABSENT
No. 1 Michael Levin
No. 2 James Hay
No. 3 Andy Anderson
No. 4 Alecia Greenaway
No. 5 Joe Cruz
No. 6 Vacant
No. 7 Zahra Khan
No. 8 Jana Kempf
No. 9 Paul Hilliard
APPEARANCE OF FAIRNESS:
Chairman Cruz read a statement about the appearance of fairness for hearings on
land use matters. Chairman Cruz asked if any Commission member had anything to
declare. There were no declarations.
Chairman Cruz then asked the audience if there were any objections based on a
conflict of interest or appearance of fairness questions regarding the items to be
discussed this evening.
Roger Lenk, 1817 North Road 76, stated for the record in regards to item 613 on the
agenda (MF# SP2012-007) that any Planning Commission members are requested to
recuse themselves from consideration of this matter should they: 1) have ties to Faith
Assembly Center or Imagination Studios; 2) have talked to parties associated with
Faith Assembly Christian Center or Imagination Studios concerning this or other
associated zoning matters; or 3) have relatives with any association with Faith
Assembly Christian Center or Imagination Studios. As a matter of law, Planning
Commission members should err on the side of recusal in order to ensure the
"appearance of fairness" in this land use issue.
Commissioner Levin stated that he attends Faith Assembly. Since he only attends the
church he didn't feel connected to the matter at hand.
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ADMINISTERING THE OATH:
Chairman Cruz explained that state law requires testimony in quasi-judicial hearings
such as held by the Planning Commission be given under oath or affirmation.
Chairman Cruz swore in all those desiring to speak.
APPROVAL OF MINUTES:
Commissioner Anderson moved, seconded by Commissioner Hay, that the minutes
dated March 15, 2012 be approved as mailed. The motion passed unanimously with
Commissioner Hilliard not voting.
OLD BUSINESS:
A. Special Permit Location of a private bus terminal (Fronteras
Travel) (MF# SP 2012-0031
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community 8v Economic Development Director, stated staff had no
additional comments on this item.
Commissioner Hay moved, seconded by Commissioner Kempf, to adopt the findings of
fact and conclusions therefrom as contained in the April 19, 2012 staff report. The
motion passed unanimously.
Commissioner Hay moved, seconded by Commissioner Kempf, based on the findings of
fact and conclusions as adopted the Planning Commission recommend the City
Council grant a special permit to Fronteras Travel for the location of a private van
transportation business at 205 S. 4th Avenue with conditions listed in the April 19,
2012 staff report. The motion passed unanimously.
This item will go to the next regular City Council Meeting, May 7, 2012 unless it is
appealed.
B. Special Permit Pasco School District Elementary (Renewal)
(MF# SP 2012-004)
Chairman Cruz read the master file number and asked for comments from staff.
David McDonald, City Planner, stated staff had no additional comments on this item.
Commissioner Kempf asked if the design of the school had changed due to any
changes in capacity from the increase of students in the community.
Mr. McDonald answered that this particular school will not be upsized. Other schools
in the District might change.
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Commissioner Levin moved, seconded by Commissioner Hay, to adopt the findings of
fact and conclusions therefrom as contained in the April 19, 2012 staff report. The
motion passed unanimously.
Commissioner Levin moved, seconded by Commissioner Hay, based on the findings of
fact and conclusions therefrom the Planning Commission recommend the City Council
grant a special permit to the Pasco School District for the location of an elementary
school at the northwest corner of Sandifur Parkway & Road 60 (parcel #'s 116-204072
& 116-240-067) with conditions as listed in the April 19, 2012 staff report. The
motion passed unanimously.
This item will go to the next regular City Council Meeting, May 7, 2012 unless it is
appealed.
PUBLIC HEARINGS:
A. Special Permit Continued Public Hearing for the Location of a
Caretaker's Facility in an I-1 (Light Industrial)
Zone (Dean Shelton) (MF# SP 2012-005)
Chairman Cruz read the master file number and asked for comments from staff.
Shane O'Neill, Planner I, explained that at the last Planning Commission meeting this
item was continued to allow the applicant to provide additional information to support
his need for an onsite caretaker's facility. The applicant, Dean Shelton, failed to
submit additional information to support his need. It was also pointed out the staff
report was revised to include a motion for denial and a motion for approval for the
Planning Commission's consideration. Staff recommended the special permit be
denied.
Mr. O'Neill also explained that based on the discussion from the last Planning
Commission meeting the applicant appears to be moving forward with the insurance
claim for commercial/industrial office use rather than a caretaker's facility.
Chairman Cruz asked if the applicant decided he didn't want to proceed after all.
Mr. O'Neill answered the applicant was under the impression that the special permit
would not be approved and chose an alternative route for his insurance claim.
Commissioner Levin asked if the applicant ever made contact or moved forward with
staff since the last meeting.
Mr. O'Neill answered the applicant did contact the office but he did not submit the
information necessary to show the need for a caretaker's facility. Mr. O'Neill sent a
letter to the applicant requesting that he support his need for 24-hour security at the
site, however no information was provided.
Rick White, Community 8s Economic Development Director, reiterated that the staff
recommendation is for denial of the caretaker's facility and that optional motions for
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approval have been included in the report per discussion from the prior Planning
Commission meeting.
Commissioner Greenaway asked staff why the police reports weren't as substantial as
they appeared at the last meeting.
Mr. White answered the findings contained in the staff report from the previous month
were much more general and involved an area much less defined.
Chairman Cruz opened the public hearing but no comments were made.
Commissioner Levin moved, seconded by Commissioner Anderson, to close the
hearing on the proposed caretaker's facility, adopt findings of fact, conclusions as
contained in the April 19, 2012 staff report and a recommendation of denial to the City
Council. The motion passed unanimously.
This item will go to the next regular City Council Meeting, May 7, 2012 unless it is
appealed.
B. Special Permit Expanding the capacity of a pre-school from
50 to 80 children in an existing church in an
R-S-20 Zone (Imagination Studios Academy
Preschool) (MF# SP 2012-005)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community 8v Economic Development Director, discussed the special
permit application and provided background history on the previous special permit
that permitted the preschool in the Faith Assembly Church. The Church was
originally granted a special permit in 2004 for a child daycare center. In 2010
following an appeal the City Council approved the existing preschool.
Mr. White further explained the current application called for expansion of the
preschool for up to 80 children as opposed to 50 children as approved in 2010. The
staff report was reviewed for the benefit of the Planning Commission with additional
discussion centering on possible traffic impacts associated with the proposed
increased in students.
Matthew Welk, 1908 North Road 72, represented the Church speaking in favor of the
application. He stated the preschool has been operating for eight years. He has
received positive feedback and they strive to be a positive influence in the community.
The church has more than adequate parking for the expansion. Mr. Welk said he and
his wife, who is pregnant with twins, live next to the church. They have a vested
interest in traffic safety. He believes that all of the parents in the preschool travel the
speed limit. Typically when speeding is an issue it tends to be youth from Chiawanna
High School cutting through the neighborhood. Families primarily travel up Court
Street and down Road 72. Mornings are the most popular for families to sign up for
preschool, between 9:00 am.-noon. They expect initially to expand up to 15 students,
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perhaps 20, depending on the registration received and whether or not the special
permit is approved.
Commissioner Levin asked the applicant if the preschool is just Monday through
Friday and if it's just up to 80 kids.
Mr. Welk said yes, Monday through Friday from 9:00 a.m.-noon. There is also an
afternoon possibility but that would only have 15 students. There would only be 80
kids at the preschool onsite at one time.
Chairman Cruz explained that if the permit was granted it would decrease the
likelihood future increases in students would be permitted due to impact on the
neighborhood.
Mr. Welk stated he understood and they don't foresee wanting to make the preschool
any larger than 80 children at one time.
Roger Lenk, 1817 North Road 76, explained he had provided a packet for the Planning
Commission prior to the meeting. Mr. Lenk reviewed past special permit applications
for the church explaining that under MF# SP02-88 a church representative indicated
school use and facility rental were not compatible with the church. After the
expanded facility was completed in 2004 the applicant immediately commenced with
commercial preschool operations as well as facility rentals. Following an appeal and
remand to the Planning Commission the City Council approved a Special Permit under
MF# SP09-008 (3/5/2010) to allow an increase in students from 18 to 50. Mr. Lenk
stated that unlike any private business in the City, during the entire approval
proceedings the applicant was able to continue with its unpermitted daycare activities.
Mr. Lenk explained the City took no action on issues related to facility rental, which he
believed was inconsistent with P.M.C. 5.25.
Mr. Lenk took exception with the April 19, 2012 staff report dealing with traffic
impacts. The traffic counts that staff used did not include site impacts associated
with ecumenical activities which fill 500 parking stalls for youth activities, special
events, concerts, meetings and other money generating activities conducted by the
applicant. In order to assess the total impact the facility has on adjoining neighbors
on substandard roads which service that facility Mr. Lenk indicated a traffic analysis
must be completed by a professional traffic engineer. Neighbors are tired of the high
level of traffic generated by the applicant's facility.
The applicant's application and site plan note a 652 ft. x 272 ft. youth building. Mr.
Lenk asked if that proposed youth building was no longer going to happen.
Dave McDonald, City Planner, answered that Mr. Lenk was correct. The youth center
was on the original application and they failed to build it. If the applicant wishes to
build it they would have to apply for a new special permit.
Mr. Lenk stated the staff report did not discuss noise generated from the daycare. The
outdoor play area is located in an "amphitheater-like" setting with large amplifying
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walls. The noise generated by the children is amplified and radiated out into the
surrounding neighborhood and is an annoyance throughout the day.
Mr. Lenk explained how he felt the application was inconsistent with P.M.C.
25.86.060. He then concluded by stating over time the applicant has engaged in a
variety of unrelated for profit activities inconsistent with the existing or intended
character of the general vicinity and R-S-20 Rural Suburban District.
Chairman Cruz asked staff if any of the collateral activities mentioned by the
applicant, such as concerts, is relevant to the actual permit application on the agenda
for the evening.
Mr. White answered that very little if any of the collateral activities are relevant to the
current special permit application. Accessory uses common to churches have been
discussed before in the past and are allowed. It would be a burden on the community
if a permit had to be done before each and every church event other than a service.
Mr. Lenk stated the large concerts were bothersome to the neighbors because of the of
traffic and the noise. The concerts and shows, such as duck hunter shows, have
nothing to do with the church or the expansion related to the preschool.
Chairman Cruz responded by saying he understands the traffic issues from the other
activities which occur at the church but the matter at hand was for expanding the
preschool, not for the other activities at the church.
Commissioner Levin asked Mr. Lenk where he lived in relation to where the church
and if he really feels the impact of the traffic from the church activities.
Mr. Lenk answered that some of the traffic comes down his street as well as Road 72.
He uses Road 72, as do his neighbors, and is acting as a representative for the
neighborhood.
With no further comments, the public hearing was closed.
Commissioner Anderson moved, seconded by Commissioner Greenaway, to close the
hearing on the proposed preschool and initiate deliberations and schedule adoption of
findings of fact, conclusions and a recommendation to the City Council for the May 17,
2012 meeting. The motion passed unanimously.
C. Special Permit Redevelopment of a school recreation field in
an RS-12 Zone (Tri-City Jr. Academy) (MF# SP
2012-008)
Chairman Cruz read the master file number and asked for comments from staff.
Shane O'Neill, Planner I, stated Tri-City Junior Academy was planning on redeveloping
their recreation field to the west of the school building on West Henry Street. The site
is approximately 2.3 acres and contains an existing ball field. Mr. O'Neill explained
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the proposed field improvements included installation of an oval running track with a
football field in the center, a scoreboard, signage and fencing.
Following an explanation of the proposal Mr. O'Neill reviewed the written report for the
benefit of the Planning Commission
Commissioner Hilliard asked if there was curb, gutter and sidewalk along the school
frontage but not on West Henry and if the recommendation is to expand to an 18 foot
width on West Henry.
Mr. O'Neill answered that West Henry is developed to a rural standard with the edge of
the pavement ending in dirt and grass. The expansion area would be along the field
for a more urban standard but will not include curb, gutter and sidewalk.
Commissioner Greenaway asked staff if there will be adequate parking.
Mr. O'Neill answered that there is some parking on the site and the school is directly
to the east and does contain additional parking. If the road is widened, there will also
be more room for parking.
Anthony Oucharek, 521 Road 35, the principal of the school, spoke on behalf of the
special permit. He stated they plan to install a 6 foot fence along the property as
requested by their insurer and to keep children safe. Plans also call for a small soccer
field in the center of the track for after school games and for better use of the school
facility. He does not believe it will increase traffic since they will not be holding any
major events.
Commissioner Kempf asked the applicant if he realized one of the conditions was that
a sign permit must be obtained prior to the construction of signs or scoreboards.
Mr. Oucharek answered that he was not aware of that.
With no other comments, the public hearing was closed.
Commissioner Kempf moved, seconded by Commissioner Greenaway, to close the
hearing on the proposed redevelopment of a recreational field and initiate deliberations
and schedule adoption of findings of fact, conclusions and a recommendation to the
City Council for the May, 17, 2012 meeting. The motion passed unanimously.
OTHER BUSINESS:
A. Code Amendment Variable Rear Setback (MF# CA 2012-007)
Chairman Cruz read the master file number and asked for comments from staff.
Shane O'Neill, Planner I, explained that the code amendment stems from a complaint
received by the City regarding the five foot rear setback required for accessory
structures in suburban zones where the maximum structure height is 18 feet. Mr.
O'Neill reviewed two alternatives for the Commission's consideration.
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Alternate 1 matches the County's current zoning standards. Alternate 1, would
change the rear setback in the RS-20 zone would change from 5 feet to 10 feet. In the
RS-12 zone, it would change structure height from 18 feet to 15 feet. Mr. O'Neill
pointed out that the larger shops (18 feet in height) were common in the RS-12 zone
and reducing the height may create problems for some property owners.
Alternate 2 uses a 12 foot height as a threshold for requiring a 10 foot rear setback in
RS-1, RS-12 and RS-20 zones. It does not apply the increased setback to sheds. The
definition of a shed changes throughout each zone, getting larger with greater lot sizes.
Commissioner Hilliard asked for an explanation of the history on this item.
Chairman Cruz stated in previous meetings the question center on whether to go with
a variable setback or follow what the County does.
Commissioner Anderson stated that the City made a commitment that when areas of
the County annex into the City, typically there would be no changes in zoning. He feels
that the City should honor that approach.
Rick White, Community & Economic Development Director, reminded the Commission
that this item was brought to Staff's attention through a neighbor who had
experienced the construction of a very large accessory structure built using minimum
setbacks and maximum height adjacent to his lot. The complainant thought it would
be prudent for the City to have some type of graduated or sliding scale for setbacks
depending on the size or height of the building. As the result of previous discussion
Planning Commission settled on the two options for further discussion.
Chairman Cruz put the two alternatives to a vote. Those who voted for Alternate 1
were: Commissioner Hilliard, Commissioner Greenaway, Commissioner Kempf,
Commissioner Levin, Commissioner Anderson and Commissioner Hay. Chairman
Cruz was in favor of Alternate 2. Chairman Cruz explained that while he appreciates
the County residents who get annexed into the City, he feels that the way Alternate 2
is structured it is more thoughtful and recognizes that for smaller buildings they
should be able to be pushed further into the corner than a larger building—especially
when there are odd shaped lots.
The preference of the Commission as a whole was for Alternate 1.
B. Code Amendment Secondhand Stores in C-1 Zones (MF# CA 2012-
003
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, explained this item was
brought to Staffs attention by a request from Goodwill Industries to locate a
secondhand retail store in a C-1 zoning district. The current Pasco Municipal Code
prohibits secondhand stores of almost all types in the C-1 and C-2 zones, and further
requires them to be at least 1,000 feet from any other secondhand store in C-3 and
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Industrial zones. The current code was adopted in February of 1990 to combat a
problem the City had with declining property values and criminal activities associated
with secondhand stores, particularly in the Central Business District.
The nature of secondhand stores and pawn shops has changed since 1990. Pawn
shops have been replaced by pay day loan outlets. Donation dependent secondhand
stores do not seem to have the "crime element" associated with pawn shops. That
whole element has essentially disappeared from the land use situation today.
However, secondhand stores have become places for dropping items off and that
centers on the heart of the problem.
There are three options staff asked the Planning Commission to consider: (A) No
change to the code, (B) Amend the secondhand store code to allow donation-based
secondhand stores in C-1 zones by special permit if they meet and maintain
appropriate conditions. This may be difficult to enforce, as determining if a store is
donation-based or not may be complicated, (C) Review the provisions for secondhand
stores in the C-1, C-2, C-3 and I-1 zones.
Mr. White explained Staff was seeking direction at this point and will likely place the
matter on the agenda for a future workshop item.
Gordon Comfort, 5990 Thynewood Loop, West Richland, spoke on behalf of Goodwill
Industries. They have made contact with staff and are aware of concerns, especially
as they were in the past. He believes that conditions have changed. Goodwill has a
track record of maintaining their stores, maintaining donations/drop-offs and no
criminal element. Almost all of their stores are in retail business zones.
Chairman Cruz asked Mr. Comfort a question in regards to their tax code.
Mr. Comfort answered that Goodwill Industries is a 501(c)(3).
Commissioner Anderson stated that the Planning Commission should look at C-1, C-
2, C-3 and I-1 zones if this is going to be looked into at all to update it from the early
90's.
Commissioner Greenaway agreed with Commissioner Anderson. She stated that it is
important to look at this since times have changed.
Chairman Cruz asked the Commission if they want to treat the central business
district differently than the other zones.
Commissioner Kempf stated that she was inclined to leave the central business
district from allowing anything in that has previously not been allowed, even
charitable organizations.
Commissioner Anderson commented that Goodwill is already located in the central
business district.
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Mr. McDonald said that Goodwill has a warehouse in an I-1 zone but the actual home
facility is in the C-2 zone.
Commissioner Kempf asked if that location was a distribution center.
Chairman Cruz answered it was a retail store and distribution center.
Mr. White pointed out that the use for Goodwill in that location was grandfathered in.
Commissioner Anderson mentioned that he feels Goodwill has been a good addition
and would not want to do anything to jeopardize their position or ability to expand or
conduct business. This is where the 501(c)(3) tax status comes into play.
Mr. White explained to the Commission that the same treatment must be made for a
community partner or non-partner. From a land use perspective, impacts have to be
looked at from both a donation based and a non-donation based business.
Commissioner Kempf was concerned that if the door was opened for one organization
then it was easier for other's to come back in and that might not be the direction to go.
Chairman Cruz stated that they can control proximity, such as no more than "X"
secondhand stores in "X" radius. This would facilitate placement of secondhand
businesses, pawnshops or otherwise, without increasing the density which had been a
problem in the past. Also, possibly consider waivers for donation based stores to be
exempt from the proximity based requirements since they are fundamentally different
than other kinds of secondhand stores.
Chairman Cruz stated that the key issues are density and the nature of the
secondhand stores—profit or non-profit. As Commissioner Kempf stated, it might not
be a good idea to repopulate the central business district.
C. Plan Rivershore Amenities/Linkages Plan (MF#
PLAN 2012-0031
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, explained this item follows
Council goals established in 2008. However, work toward the goal was put on the
backburner because the Tri-City Rivershore Enhancement Council was undertaking a
larger regional effort updating a master plan from the mid-90's for the entire Tri-City
Rivershore. The Tri-City Rivershore Enhancement Plan has been completed and
appropriate points from that plan have been folded into the Pasco Rivershore
Amenities/Linkages Plan.
Mr. White explained the entire Pasco Rivershore, which is almost 14 miles, was broken
it into segments. Each segment was inventoried for trail amenities, land use,
ownership, natural features and access as well as list opportunities and constraints or
that each segment has.
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Mr. White highlighted several segments of the Plan as follows:
The Columbia View segment of the plan, which is east of the I-182 Bridge and west of
Chiawanna Park, contains the largest concentration of waterfront owned private
properties in Pasco. There is very little Army Corp. of Engineer's owned property
between the property lines and ordinary high water mark creating a unique set of
problems associated with creating a trail in that area.
The Chiawanna Park segment contains a discussion about the amount of commercial
or higher intensity use that might be appropriate for that park, such as vendors.
The Wade Park segment contains a recommendation dealing with creating a beach in
the shallow area.
The Flamingo Village area just to the east of the Blue Bridge contains a
recommendation for a rezone.
Mr. White explained a more detailed report will be provided for the workshop next
month which will be followed by a public hearing at the June meeting.
D. Sewer Master Plan Sewer Master Plan Advisory Committee Update
Commissioner Greenaway provided a brief discussion about the first Sewer Master
Plan Advisory Committee meeting that took place on April 11, 2012. The system is in
very good shape. The capacity per day is 5.9 million gallons and the City is currently
running at 4 million gallons per day. However there is only 1.9 million gallons per day
of excess capacity so as the City grows an alternate system will be needed. Currently
the Committee is looking at a 20 year plan and short term 6 year plan. In the next
couple of weeks there should be an open house at the City Hall.
With no further discussion or business, the Planning Commission was adjourned at
8:17 p.m.
Respectfully submitted,
David McDonald, City Planner
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REPORT TO PLANNING COMMISSION
MASTER FILE # SP 2012-008 APPLICANT: Tri-City Jr. Academy
HEARING DATE: 4/19/2012 4115 W. Henry Street
ACTION DATE: 5/17/2012 Pasco, WA 99301
BACKGROUND
REQUEST: SPECIAL PERMIT: Redevelopment of a School Recreation
Field in an RS-12 (Suburban) Zone
1. PROPERTY DESCRIPTION:
Legal: Southwest 1/4 of the northwest 1/4 northeast
1/4, less the north 425 feet except the west
181 feet of Section 26 Township 9 North
Range 29 East
General Location: 4115 W. Henry Street
Property Size: Approximately 2.3 acres
2. ACCESS: The site has access from West Henry Street.
3. UTILITIES: All municipal utilities are available in Henry Street.
4. LAND USE AND ZONING: The site is zoned RS-12 (Suburban) and
currently contains a recreation/ball field. The zoning and land use
of the surrounding properties are as follows:
NORTH: RS-12 - Single Family Residences
SOUTH: RS-12 - Single Family Residences
EAST: RS-12 - School
WEST: RS-12 - Single Family Residences
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates
this area for Government/Public uses.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the
lead agency for this project. Based on the SEPA checklist, the
adopted City Comprehensive Plan, City development regulations,
and other information, a threshold determination resulting in a
Determination of Non-Significance (DNS) has been issued for this
project under WAC 197-11-158.
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ANALYSIS
Tri-City Junior Academy is requesting a special permit to redevelop an
existing recreational ball field adjacent to their private school facility on
West Henry Street. Tri-City Junior Academy provides educational
services to most grade levels including daycare and preschool services.
The proposed field improvements include installation of an oval running
track, a scoreboard, signage and fencing (see attached site plan). Per
Pasco Municipal Code 25.24.040(3) public and private schools are listed
as Conditional Uses in the RS-12 zone; requiring special permit review
prior to location or expansion. This application is similar to the Pasco
School District application of 2010 for renovations to the high school
baseball field and tennis courts and the Tri-City Prep School application
in 2007 that included baseball fields and a football field as a part of the
Prep School expansion plans.
The site in question fronts West Henry Street east of Road 44 and
contains a soccer field in the most basic form which the Academy wishes
to improve with a track along the border, a six (6) foot fence along the W.
Henry Street frontage, a Tri-City Junior Academy sign and a sports
scoreboard.
The site is effectively surrounded by single family residences except the
parcel directly to the east contains the main Tri-City Junior Academy
school facility and parking lot. Adjacent parcels to the west and north
contain single family residences. It is common to locate schools and
school related facilities within residentially zoned areas. The operation of
the Tri-City Junior Academy and use of the related sports field does not
generate nuisance complaints from neighboring residential properties.
STAFF FINDINGS OF FACT
Findings of Fact must be entered from the record. The following are
initial findings drawn from the background and analysis section of the
staff report. The Planning Commission may add additional findings to
this listing as the result of factual testimony and evidence submitted
during the open record hearing.
1. The site is zoned RS-12 (Suburban).
2. Public and private schools are conditional uses requiring special
permit review.
3. The site is approximately 2.3 acres.
4. The site has 480 feet of road frontage along W. Henry Street.
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5. An ingress/egress driveway is located at the east end of the site.
6. Properties to the north and west contain single family residences.
7. The Tri-City Junior Academy has been located on West Henry Street
for 40 years.
8. Within the site is an existing sports field that is essentially
undeveloped.
9. The Tri-City Junior Academy proposes to install an oval running
track, a scoreboard, signage and fencing.
CONCLUSIONS BASED ON STAFF FINDINGS OF FACT
The Planning Commission must make Findings of Fact based upon the
criteria listed in P.M.C. 25.86.060. The criteria and staff listed findings
are as follows:
1. Will the proposed use be in accordance with the goals, policies,
objectives and text of the Comprehensive Plan?
The proposed use is supported by the following plan policies or goals:
Policy LU-2-B supports existing and future recreational, educational and
cultural facilities and services. Policy LU-2-C encourages adequate
provisions be made for the recreational needs for future residents. Policy
CF-5 suggests adequate provisions be made for educational facilities
throughout the Urban Growth Area. Policy CF-5-A encourages the
appropriate location and design of schools throughout the community.
2. Will the proposed use adversely affect public infrastructure?
All municipal utilities are currently available to the site from Henry
Street. The proposal will not increase demands on public infrastructure.
3. Will the proposed use be constructed, maintained and operated
to be in harmony with the existing or intended character of the
general vicinity?
The surrounding vicinity can be characterized as residential in nature. It
is common for schools and recreational facilities such as outdoor ball
fields and running tracks to be located within residential neighborhoods.
Similar recreational facilities have been developed within residential
areas of the community without generating complaints received by the
city.
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4. Will the location and height of proposed structures and the site
design discourage the development of permitted uses on
property in the general vicinity or impair the value thereof?
The tallest structure included in the proposal is a game scoreboard. The
exact height and size of the scoreboard is undetermined at this time, but
the applicant indicated that they do not intend to install an electric
scoreboard. The applicant has stated that the scoreboard would be
manually operated; containing no illuminations. A manually operated
scoreboard would not discourage future residential development within
the vicinity. One possible location of the scoreboard is indicated on the
site plan included herein.
5. Will the operations in connection with the proposal be more
objectionable to nearby properties by reason of noise, fumes,
vibrations, dust, traffic, or flashing lights than would be the
operation of any permitted uses within the district?
The proposed renovations to the Tri-City Junior Academy property will
not increase the schools capacity to house more students. The proposal
updates and improves existing facilities that have been in the
neighborhood for 40 years. Pasco School District has recently completed
similar recreational facilities renovations without disrupting the
residential character of the adjacent neighborhoods.
6. Will the proposed use endanger the public health or safety if
located and developed where proposed, or in any way will
become a nuisance to uses permitted in the district?
It is unlikely that improvements to the existing recreation field will
become a nuisance to surrounding residences or endanger public safety.
A six foot fence is proposed along West Henry Street which will help
secure field activities from spilling into the roadway.
APPROVAL CONDITIONS
1. The Special Permit shall apply to parcel 119502084;
2. No outdoor sports light shall be permitted. Any new lighting
related to securing the parking lot area shall be shielded from
spilling onto adjacent residential properties;
3. West Henry Street shall be widened on the north half to create a
half width of 18' on the north side. The widening shall be
completed in accordance with the City of Pasco Local Access Street
without Curbs standard.
4. A sign permit must be obtained prior to construction of signs
and/or scoreboards;
4
5. Fencing along West Henry Street must not be solid fencing and
shall be limited to a maximum of six (6) feet in height.
6. A building permit must be obtained prior to construction of any
fencing;
7. The special permit shall be null and void if a building permit is not
obtained by June 1, 2013.
RECOMMENDATION
MOTION for Findings of Fact: I move to adopt Findings of Fact and
Conclusions therefrom as contained in the May 17, 2012 staff report.
MOTION for Recommendation: I move based on the Findings of Fact
and Conclusions therefrom the Planning Commission recommend the
City Council grant a special permit to Tri-City Junior Academy for the
redevelopment of a recreation field with conditions as contained in the
May 17, 2012 staff report.
5
VicinItem: Sports Field Redevelopment it Y
A licant: Tri-City Jr. Academy N Ma p
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP 2012-007 APPLICANT: Imagination Studios Academy
Preschool
HEARING DATE: 04/19/2012 1800 Road 72
ACTION DATE: 05/17/2012 Pasco, WA 99301
BACKGROUND
REQUEST: SPECIAL PERMIT: Expanding the capacity of a permitted
preschool from 50 to 80 children in an existing
church in an R-S-20 Zone.
1. PROPERTY DESCRIPTION:
Leal: The Northeast 1/4 of the Southwest 1/4 of the Southeast 1/4 of
Section 21, Township 9 North, Range 29 East, W.M.
General Location: 1800 Road 72
Property Size: Approximately 10 acres
2. ACCESS: The site is accessible from Road 72.
3. UTILITIES: All municipal utilities currently serve the site.
4. LAND USE AND ZONING: The site is currently zoned R-S-20 (Suburban)
and contains the Pasco Faith Assembly of God Church. Surrounding
properties are zoned and developed as follows:
North: R-S-20 - Single Family Residence (largely vacant land)
South: R-S-20 - Single Family Residences
East: R-S-20 - (County) Single Family Residences
West: R-S-12 - Single Family Residences
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site
for Low-Density Residential uses. Goal LU-3-A encourages the location
of school facilities in each residential neighborhood.
6. ENVIRONMENTAL DETERMINATION: This proposal has been issued a
determination of non-significance in accordance with review under the
State Environmental Policy Act (SEPA), Chapter 43.21(c) RCW.
ANALYSIS
The Faith Assembly of God Church has been located on Road 72 for over 20
years. In September of 2002 the church was granted a special permit by the
City for a major expansion. Following the completion of the new addition in
2004 the Faith Assembly Christian Center applied to the State and received a
child day care center license. Since that time the Church has operated a child
care center/preschool in the original portion of the Church building.
The original preschool application was approved by the Planning Commission,
appealed, and finally approved by the City Council on March 15, 2010 with the
following conditions:
a. The special permit shall be personal to the applicant;
b. The special permit shall be for a preschool only;
c. The preschool attendance shall be limited to no more than fifty (50)
children on site at any given time;
d. The applicant shall comply with all necessary state licensing
requirements;
e. The applicant shall continue to maintain the fenced playground as
currently developed on the site;
f. The pick-up and drop-off area for children shall not be in the public
right-of-way;
g. The special permit shall be null and void if the applicant has not
obtained a City of Pasco business license by April 1, 2010.
There is little outward appearance that indicates there is a preschool in the
church. There is a fenced playground area directly behind the church that is
difficult to see from Road 72. The nearest house is located 418 feet west of the
playground across the Church parking lot.
The 70,107 square foot church facility contains 18,650 square feet of
classroom space, a kitchen, bathrooms and a playground available to preschool
activities. The ages of the children served range from 3 to 5 years. The
preschool is open from 9:00 AM to 4:00 PM Monday through Friday.
In order to be consistent with the previous (2010) Special Permit application
staff has used the same Institute of Transportation Engineers (ITE) case study
and multipliers to calculate estimated trips' generation for the site during an
average weekday. These average estimates have been augmented with
minimum and maximum trip estimates from the same study.
Since receiving the Special Permit to operate a preschool the student count has
increased to 44 at peak times, and is projected to reach up to 72 by 2013,
according to enrollment figures submitted by the preschool. These figures have
been entered into a table (see below). Added to these estimates is a conceptual
maximum based on the Special Permit request for up to 80 students. According
to the ITE Manual it is estimated that an enrollment of 80 students could
generate between 200 and 565 vehicle trips per day, with an average of 358. By
way of comparison, if the site were developed with single-family homes under
the current zoning, it is estimated that the 10 acre site would generate between
69 and 350 vehicle trips per day, with an average of 153 (16 homes x
approximately 9.57 vehicle trips per day).
' A"trip"is defined by the ITE manual as"a single or one-direction vehicle movement with either the origin or the
destination(exiting or entering)inside a study site.For trip generation purposes,the total trip ends for a land use
over a given period of time are the total of all trips entering plus all trips exiting a site during a designated time
period"(P. 9,"Trip Generation:An ITE Informational Report"
2
The previous Special Permit conditions limited the student population to 50
students on-site at any given time, with the intent of keeping traffic flows
comparable to those which might occur if the property were to have been
developed with single-family residential units in accordance with current RS-20
zoning.
Dayare/Preschools Students on a Weekday
Year Days Time Students Avg Trips Min Trips Max Trips
2012/13* MWF 9:00 am-12:00 62 277.76 155 437.72
2012/13* TTh 9:00 am-12:00 52 232.96 130 367.12
2012/13* M-F 1:00 pm-4:00 10 44.8 25 70.6
Max
Enrollment 80 358.4 200 564.8
*Projected Enrollments for 2013
SFDU Dwelling Units on a Weekday
Year Days Time Units Avg Trips Min Trips Max Trips
9:00 am-5:00
2012 M-F pm 16 153.12 68.96 349.6
Traffic to and from the proposed preschool will generally not coincide with peak
AM traffic except for a brief overlap with AM peak through the neighborhood.
The school closes before the onset of the PM peak.
The proposed site contains over 500 parking spaces. A preschool facility with
an enrollment of 80 students and 8 staff members requires about 22 parking
stalls.
Preschools are defined as community service facilities and as such are required
to obtain a special permit before locating anywhere within the city. Preschools
are often located in or adjacent to residential neighborhoods. School activities
in residential neighborhoods typically do not generate complaints from
neighbors.
INITIAL STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial
findings drawn from the background and analysis section of the staff report.
The Planning Commission may add additional findings to this listing as the
result of factual testimony and evidence submitted during the open record
hearing.
The hearing will be reopened to consider a narrow scope of supplemental
information regarding traffic impacts, then closed again. During this limited
public hearing, the opportunity will be given to refute the traffic impact
clarifications only.
3
1. The site is zoned R-S-20 (Suburban).
2. All municipal utilities currently serve the site.
3. Preschools are Conditional Uses in the RS-20 zone (PMC 25.22.040(5).
4. Conditional Uses require Special Permit approval prior to establishment.
5. The Comprehensive Plan identifies the site for Low-Density Residential
uses.
6. The site proposed for a children's preschool currently contains a church.
7. The proposed preschool expansion could generate between 200 and 565
vehicle trips per day, with an average estimate of approximately 359 (per
the ITE Trip Generation Manual).
8. A single-family neighborhood of the same size and built out to current
zoning standards is estimated to generate between 69 and 350 vehicle
trips per day, with an average of 153 trips.
9. The section of Road 72 from Court Street to the north property line of the
proposed preschool expansion site is built mostly to City standards;
however the section north of this is built to County rather than City of
Pasco standards.
10. The applicant indicated a maximum capacity of 80 children for the
preschool.
11. The preschool will accommodate children ages 3-5 years.
12. With a maximum capacity of 80 children the preschool could have up to
8 staff members.
13. The site contains over 500 on-site parking stalls.
14. The preschool received a Special Permit in March of 2010 and has been
in operation at the church since that time.
15. The city has received one written complaint dated 4/19/2012, containing
a memo and copies of past planning commission packets and other
documents about the preschool in the church from a neighbor living west
of the site.
CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must develop findings of fact from which to draw its conclusions
based upon the criteria listed in P.M.C. 25.86.060. The criteria are as follows:
1) Will the proposed use be in accordance with the goals, policies, objectives
and text of the Comprehensive Plan?
4
The site is identified in the Comprehensive Plan for Low-Density Residential
uses. The proposed preschool supports Plan Goal LU-3-A which encourages
such facilities to be located in neighborhoods.
2) Will the proposed use adversely affect public infrastructure?
The church has a permitted occupancy load in the main sanctuary of over
1,000 people and has a parking lot with over 500 parking stalls. The weekday
use of the building for 80 preschool-aged children could generate mostly non-
peak traffic above that estimated for a single-family subdivision built out to
current zoning standards. The section of Road 72 from Court Street to the
north property line of the proposed preschool expansion site is built mostly to
City standards; however the section north of this is built to County rather than
City of Pasco standards.
3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
The intended character of the neighborhood is suburban residential. Typically,
schools and preschool facilities are located in or adjacent to residential
neighborhoods. The proposed expansion of the preschool to 80 students will
have minimal impacts on the character of the existing neighborhood.
4) Will the location and height of proposed structures and the site design
discourage the development of permitted uses on property in the general vicinity
or impair the value thereof?
The preschool is located in an existing church which previously received a
special permit and building permit from the City of Pasco. The County
Assessor's records indicate the value of the adjoining residential properties
have increased over the past four years, and no evidence is apparent that
permitted uses in the vicinity have been discouraged by the existing preschool.
5) Will the operations in connection with the proposal be more objectionable
to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or
flashing lights than would be the operation of any permitted uses within the
district?
The preschool school was permitted in March of 2010 and has been operating
on the site without generating objectionable amounts of noise, dust, traffic or
other conditions. A written complaint dated April 19, 2012 was submitted prior
to the Planning Commission hearing by a neighbor to the west of the site
objecting to the noise generated by the playground. Staff is not aware of any
noise complaints relating to the preschool prior to April 19, 2012. Preschool
director Tracy Colon has indicated via e-mail that outdoor play times are from
10:20-11:15 am, and when afternoon sessions are held, between 2:30 to about
2:50 pm. The traffic associated with preschool occurs mostly during non-peak
hours and does not exceed the capacity of the adjacent road system.
5
6) Will the proposed use endanger the public health or safety if located and
developed where proposed, or in any way become a nuisance to uses permitted
in the district?
Preschools are commonly located in or adjacent to residential neighborhoods
where they are generally not viewed as a nuisance.
TENTATIVE APPROVAL CONDITIONS
a) The special permit shall be for Franklin County Tax Parcels #118491062
and #118491044;
b) The special permit shall be for a preschool only;
c) The preschool attendance shall be limited to no more than eighty (80)
children on site at any given time, and not more than 80 in any 24-hour
period;
d) The preschool shall only operate during weekdays (Monday-Friday);
e) The applicant shall comply with all necessary state licensing
requirements;
fl The applicant shall continue to maintain the fenced playground as
currently developed on the site;
g) The pick-up and drop-off area for children shall be located in the parking
area and not in the public right-of-way.
RECOMMENDATION
MOTION: I move to adopt findings of fact and conclusions
therefrom as contained in the May 17, 2012 staff report.
MOTION: I move based on the findings of fact and conclusions
therefrom the Planning Commission recommend the City Council
grant a special permit to Imagination Studios Academy Preschool for
the expansion of its existing preschool operation at 1800 Road 72,
with conditions as listed in the May17, 2012 staff report.
6
Item: Special Permit - Preschool
Vicinity Applicant: Imagination Studios N
Map File #: SP 2012-007
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REPORT TO PLANNING COMMISSION
MASTER FILE NO: SP 2012-011 APPLICANT: LCA + pH LLC. c/o
HEARING DATE: 5/17/12 Franklin County
ACTION DATE: 6/21/12 1016 N 4th Ave.
Pasco, WA 99301
BACKGROUND
REQUEST: SPECIAL PERMIT: Expansion of the County Courthouse and
Correctional Facility
1. PROPERTY DESCRIPTION:
Legal: Blocks 6 & 7 and Lots 13-28 Block 8, Sylvester Park
Addition, together with vacated Henry Street and the
vacated north, south, east & west alleys in said Block 7,
together with adjacent portions of vacated Octave Street
and the adjacent potions of vacated Marie Street
General Location: 1016 N. 41h Avenue
Property Approximately 5.7 acres
2. ACCESS: The site is accessible from 41h and 51h Avenues.
3. UTILITIES: All municipal utilities are available to the site
4. LAND USE AND ZONING: The site is currently zoned R-1 (Low Density
Residential) and C-1 (Retail Business) and contains the Franklin County
courthouse, correctional facility and parking lot. Surrounding zoning and
land uses are as follows:
NORTH - C-1 - Commercial/Church
SOUTH - C-1 - Offices
EAST - R -1 - City Park
WEST - R-1 & '0' - Residential/Vacant
5. COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for
Government/Public & Commercial uses.
6. ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency
for this project. Based on the SEPA checklist, the adopted City
Comprehensive Plan, City development regulations, and other information,
a threshold determination resulting in a Determination of Non-significance
(DNS) has been issued for this project under WAC 197-11-158.
ANALYSIS
1
The Franklin County courthouse complex has existed in one form or another at
1016 North Fourth Avenue for over 100 years. The original courthouse was
constructed in 1910. In 1973 the Public Safety Building was added to the west of
the original courthouse. The Public Safety Building was built to house the
Sherriff's Department, courtrooms and a County jail. In 1982 a new County jail
was added to the north of the Public Safety Building and opened in 1985. In 2003
the voters in Franklin County approved a bond to restore the original courthouse.
The restoration work, completed in 2004, also included a work release jail addition
placed on the northwest side of the main jail wing and a temporary (portable)
courtroom that was placed in the parking lot north of the jail. The courthouse
security building was added in 2007.
The major additions to the courthouse complex all occurred well after the
surrounding neighborhoods were developed with homes. The Sylvester Addition
and subsequent Additions west of the courthouse complex were platted in the
1890's. Most of the homes in these subdivisions were constructed in the 1940's.
The only major land use changes in the neighborhood over the years have been
additions to the courthouse.
Since the jail opening in 1985, the County has increased in population from
35,700 to approximately 83,000. This significant growth (47,300 people) in
population has increased the need for services within the community, including
the need for governmental services. The community is currently at a point where
the present jail facilities and court facilities are no longer adequate to serve the
needs of Franklin County. The current jail facilities were designed to house 103
inmates, but now routinely house 200 or more inmates per day. The County is
proposing to add a new 192-bed jail with supporting facilities at the north end of
the existing jail building constructed in 1982. The new building will also contain
new courtrooms for municipal court and offices for the Sheriff's Department. The
new addition will be 55,000 square feet in size and will extend through an existing
parking lot and part of vacated Octave Street. The work release facility (added in
2004) and the County Coroner's office, now in the temporary courtroom, will be
removed from the site. The architecture of the new addition will be similar in
nature to the existing 1973 and 1982 courthouse additions. Brick and brick
glazing will match the existing facilities as closely as possible. Pre-cast concrete
and metal trim panels will also be used to bring the color scheme of the buildings
together.
In 2008 Franklin County received Special Permit approval for parking lot
improvements along 4th Avenue. The Health District office was razed and the area
was leveled and redeveloped into the current parking configuration. This parking
lot added 90 new spaces to the courthouse complex. There is no specific parking
requirement in the zoning regulation related directly to the courthouse. Offices
require one space for every 300 square feet of floor area on the main floor and one
space for every 500 square feet of floor area on other floors. Police stations also
require one space for every 300 square feet of floor area and juvenile detention
centers (the only listed use similar to a jail) require one and half spaces per bed.
2
Based on the forgoing, the courthouse complex does not have enough parking to
meet code requirements. There are currently about 230 parking spaces available
to the public and employees. Another 67 spaces are currently fenced off (in the lot
behind Atomic foods) and are used for storage. The proposed addition will
eliminate approximately 70 spaces. Most of the spaces to be lost to construction
are surrounding the coroner's office. Through observation and reports from the
County Administrator's office this parking area is underutilized and is often more
than 50 percent vacant. A survey of the parking area on May 8 and May 10, 2012
revealed there were 32 empty parking spaces. The County parking lot west of
Atomic foods was also sparsely occupied on those dates.
The County will be removing the fencing in the parking lot west of Atomic Foods
and eliminating the storage yard. This will almost fully replace parking spaces
being eliminated by new construction. The County owns two vacant parcels west
of 5th Avenue which could be developed for parking when the need arises in the
future.
Access to the new jail will be from the exiting sallyport (which will be enlarged) at
the southwest end of the current facilities. One or more mechanical doors will face
5th Avenue, as will several staff emergency exiting doors. No public access will be
located on the west side of the building. Access to the courtrooms will be from the
east side of the building facing the parking lot. A new curb cut and receiving area
will be provided where the new building adjoins the current building. This
receiving area is located directly across 5th Avenue from one of the vacant lots
owned by the County.
STAFF FINDINGS OF FACT
Findings of fact must be entered from the record. The following are initial findings
drawn from the background and analysis section of the staff report and comments
made at the public hearing. The Planning Commission may add additional
findings as deemed appropriate.
1. The site is located in the R-1 and C-1 zones.
2. The site is approximately 5.7 acres.
3. The site contains the Franklin County courthouse and correctional facility.
4. The courthouse has been located on the site since 1910.
5. The Public Safety Building was added to the courthouse in 1973.
6. In 1983 a new County jail was added to the Public Safety Building.
7. The 1983 jail facility was put into service in 1985.
8. The work-release facility and temporary courtrooms were place on the
property in 2004
9. The security building was built in 2007.
10. The Health District office building was demolished in 2008 to allow for
expansion of the courthouse parking lot along North 4th Avenue.
11. The subdivisions west of the courthouse were platted in the 1890's.
3
12. The residential homes located west of the courthouse were built in the
1940's and 1950's.
13. Major additions to the courthouse occurred long after the neighborhood to
the west was developed.
14. Franklin County's population has increased by 43,700 since the current jail
facilities were opened in 1985.
15. The current jail facilities were designed to house 103 inmates. Today the
County jail consistently houses over 200 inmates per day.
16. Current courtrooms and court offices are located on the site.
17. Jail facilities are described in the Growth Management Act as essential
public facilities and as such cannot be precluded from locating within the
community.
18. There will be no public access to the new jail and courtroom addition from
5th Avenue. Access will be by way of existing points from current buildings
and/or from the parking lot along 4th Avenue.
19. A new receiving area will be located on the west side of the building.
CONCLUSIONS BASED ON STAFF FINDINGS OF FACT
Before recommending approval or denial of a special permit the Planning
Commission must draw its conclusion from the findings of fact based upon the
criteria listed in P.M.C. 25.86.060. The criteria and staff listed conclusions are as
follows:
1) Will the proposed use be in accordance with the goals, policies, objectives
and text of the Comprehensive Plan?
The Comprehensive Plan identifies the site for Government/Public 8s
Commercial uses. The parking lot behind Atomic foods is designated for
commercial uses. The Growth Management Act describes jails as public
facilities and as such cannot be excluded from the community. Plan Goal
CF-3 states the adequate land should be provided for public facilities.
2) Will the proposed use adversely affect public infrastructure?
The public infrastructure is fully developed around the courthouse
property. The current facility is operating beyond its capacity with the
utilities currently in place. It is not anticipated that the increased size of
the County jail, offices and municipal courtrooms will adversely impact
public infrastructure.
3) Will the proposed use be constructed, maintained and operated to be in
harmony with existing or intended character of the general vicinity?
4
The proposed addition to the courthouse facilities will be constructed to
closely match the character and construction of the jail and public safety
building added to the original courthouse a number of years ago. The new
addition will incorporate pre-cast concrete panels, brick with glazing to
match the existing brick and colored metal panels and trim to tie the color
scheme of the new and old buildings together. There will be no public
access to the new building from Sth Avenue and the storage yard in the
north parking lot will be removed to replace parking lost to the new
construction.
Public facilities are typically located in or near residential neighborhoods
and are an accepted part of the character of residential areas. The
courthouse is a major part of the general character of the neighborhood
and has been for over 100 years.
4) Will the location and height of proposed structures and the site design
discourage the development of permitted uses on property in the general
vicinity or impair the value thereof
The properties surrounding the courthouse complex are generally fully
developed. The site design and building design will closely match the
existing courthouse buildings. Construction materials and colors are
designed to create a unifying theme for the complex to ensure the value of
surrounding properties is not impaired. The proposed height of the new
building will be about 10 feet taller than the existing jail building but will
be similar in height to the Public Safety Building and original courthouse.
5) Will the operations in connection with the proposal be more objectionable to
nearby properties by reason of noise, fumes, vibrations, dust, traffic, or
flashing lights than would be the operation of any permitted uses within the
district?
The site in question is zoned both C-1 and R-1. The parking lot west of
the Atomic Foods building is zoned C-1 and the location of the proposed
jail is zoned R-1. The continued use and expansion of the County parking
lot may be less objectionable to the neighborhood than many of the
permitted uses within the C-1 zone such as automotive repair shops,
taverns and restaurants. The proposed new building will essentially be
replacing a County courthouse parking lot. The existing courthouse
complex has operated without objectionable noise, fumes, vibrations, dust,
traffic, or flashing lights since 1910. The design of the proposed building
with public access restricted from Sth Avenue will continue to ensure the
neighborhood is mostly insulated from traffic and noise from the general
public. The new receiving area on Sth Avenue with a standby generator
could create a noise problem for neighbors to the west unless screened.
5
6) Will the proposed use endanger the public health or safety if located and
developed where proposed, or in anyway will become a nuisance to uses
permitted in the district?
The proposed jail facilities will be operated and maintained by Franklin
County. The new courtrooms will be operated by the city of Pasco. The
current and ongoing operation of the County courthouse complex has not
endangered the public health and safety of the community. A portion of
the courthouse complex was and is called the Public Safety Building. The
purpose of the building is to assist with providing public safety for the
community through the police and court services provided by County and
City offices.
RECOMMENDED APPROVAL CONDITIONS
1. The new jail/courtroom/office building must be developed in substantial
conformance with the site plan submitted with the Special Permit
application
2. The landscaping strip along 5th Avenue shall continue north around the
parking lot area at the corner of 51h Avenue and Marie Street. The
landscaping strip shall also be placed along Marie Street. Said Landscaping
areas shall, at minimum, contain 100% lawn.
3. The new generator in the receiving area shall be screened from 51h Avenue
with a block wall equal to the height of the generator to provide noise
attenuation.
4. The special permit shall be null and void if a building permit has not been
obtained by August 1, 2014.
RECOMMENDATION
MOTION: I move to close the public hearing and schedule
deliberations, the adoption of findings of fact, and
development of a recommendation for City Council for the
June 21, 2012 meeting.
6
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MEMORANDUM
DATE: May 17, 2012
TO: Planning Commission
FROM: Jeffrey B. Adams
SUBJECT: CODE AMENDMENT - SECONDHAND DEALERS IN C-1 ZONES (MF# CA
2012-003
This memo is in response to a request by Goodwill Industries to locate a secondhand(thrift) shop
in a C-1 Zone, which is prohibited by current zoning code. The request is to explore the
advisability of altering the code to allow secondhand stores in C-1 zones, in terms of expected
positive and negative outcomes for public health, safety, and welfare.
In 1989 there were 10 secondhand stores located within two blocks of the City's Central
Business District; Goodwill, the Salvation Army, St. Vincent de Paul, two pawnshops, four used
TV shops and one used book store. Additionally, it was noted that the area between First Avenue
and 14th Avenue of West Lewis Street contained a disproportionately high number of
secondhand stores and pawnshops in comparison with other commercially zoned areas within the
city.
A survey of these businesses conducted in 1989 revealed that the majority of these
establishments were maintained in such a haphazard manner as to create visual blight for the area
in which they were located. The buildings in question also exhibited signs of physical decay and
varying degrees of deferred maintenance, perpetuating a negative public image for the
community and presumably discouraging business investment within these areas.
On the 20th of February 1990 the City Council passed ordinance 2768 prohibiting secondhand
dealers from operating in the C-1 (Retail Business), C-2 (Central Business District), and C-1-D
(Designated Shopping Center) zones (Now eliminated from the zoning code), as well as
restricting placement of these and similar uses in the C-3 (General Business District) and 1-1
(Light Industrial) zones to no less than 1,000 feet from each other.
The reasoning cited in the ordinance is as follows:
1) The concentration of secondhand stores and pawnshops along with the manner in which
they are maintained contributes to visual blight, physical decay, declining property values
and perpetuates a negative public image for the community in general;
2) The external effects of physical decay and blight make the Central Business District and
certain portions of Lewis Street less desirable for business investment:
3) Secondhand dealers and pawnshops require considerable regulation to protect the
community and public interest by preventing said establishments from becoming
facilities for the concealment of crime and outlets for stolen goods:
4) The enforcement of municipal codes relative to the operation of pawnshops and
secondhand dealers is time consuming,burdensome, and costly to the community;
The purpose of this project is to analyze the Goodwill Industries request in light of the above
criteria and any other likely concerns related to secondhand businesses in general.
It may be helpful to conceptually separate and define three categories of secondhand stores, as
follows: 1) Pawnshops; 2) Consignment stores; and 3) Thrift Shop (Donation-based).
Pawnshop: "A . . . business that offers secured loans to people, with items of personal property
used as collateral." (Wikipedia.org)
Consignment store: a retail store that sells secondhand items on behalf of others and receives a
percentage of the sales price." (Dictionary.com)
Thrift Shop: "[Thrift] shops are a type of social enterprise . . . [which] usually sell mainly used
goods donated by members of the public . . . ." (Wikipedia.org)
It should be noted that donation-dependent thrift shops such as Goodwill Industries differ
substantially from pawnshops and consignment-type secondhand stores in that there is no built-in
incentive for patrons "fencing" stolen goods for cash, and thereby contributing to overall
criminal activity in the community. As such, criminal-based policing would not likely be an
issue, so much as nuisance-based code enforcement. This said, we need to evaluate this
particular business model in light of the above criteria.
First, do all secondhand stores contribute to visual blight, physical decay, declining property
values and perpetuate a negative public image for the community in general?
As Goodwill is a donation-dependent operation, people drop items off as a matter of course;
these items ranging in value from"slightly used" to "junk."While secondhand stores often strive
to control the flow of castoffs, "midnight drop-offs" are virtually inevitable, and result in visual
blight. As well, revenues for secondhand businesses may not be adequate to fund periodic
upgrades or repairs to facilities, resulting in physical decay. These two factors will likely
contribute to a decline in the physical value of the subject property, and in turn pull down the
value of surrounding properties. A critical mass of these factors will project a negative public
image of local citizens not caring about their community.
As an example, the long-term effects of these forces on the downtown area, the external effects
of physical decay and blight, have in fact driven business investors out of the area, left many
buildings vacant, and made the Central Business District (CBD) and certain portions of Lewis
Street less desirable for business investment. This is what happened in the 1980s. With the
eventual removal of secondhand stores from the CBD there has been some growth in business
activity including major investments such as Rite-Aid and Fiesta Foods, as well as many smaller
businesses, and vacancy rates have decreased overall.
While pawnshops require considerable regulation to protect the community and public interest
by preventing them from becoming facilities for the concealment of crime and outlets for stolen
goods, consignment-based secondhand dealers have traditionally seen minimal levels of stolen
goods. Donation-dependent facilities rarely have that problem, since goods are donated, not
exchanged for profit. This virtually eliminates the incentive and thus the likelihood of criminal
"fencing" of goods by store patrons.
However the issues of building decay, visual blight, and negative public image remain, and
enforcement of municipal codes relative to the operation of secondhand dealers is still going to
be time consuming, burdensome, and costly to the community; the special conditions which
would be required of a donation-dependent secondhand store could be burdensome to enforce.
In summary, while increased criminal activity is likely not a factor when dealing with donation-
based secondhand stores, visual blight, physical decay, declining property values, and probable
increased costs for code enforcement are real issues.
Options
A) Amend the secondhand store code to allow (donation-based) thrift shops in C-1 zones by
special permit if they meet and maintain appropriate conditions. This may be difficult to
enforce, as determining if a store is donation-based or not may be complicated. Code
enforcement efforts may need to be increased for each thrift shop in an area.
B) Amend the code to allow thrift shops and consignment stores in C-1 zones by special
permit if they meet and maintain appropriate conditions. Some jurisdictions have
assigned pawnshop-type police reporting requirements to consignment stores due to their
potential as a front for stolen goods. If the City were to introduce police reporting
requirements to all secondhand stores, a special permit process could become complex
since police reporting may be appropriate for many consignment items but it would not
make sense for donations to thrift shops. Both code enforcement and police services may
need to be increased for each additional shop or store in the area.
C) Amend the code to allow thrift shops, consignment stores, and pawnshops in C-1 zones
by special permit if they meet and maintain appropriate conditions. As with the above
option, allowing both pawnshops and consignment stores may add undue complexity to a
special permit application by requiring police reporting which is required for pawnshops
and may be appropriate for consignment items but would not make sense for donation-
based stores. Both code enforcement and police services may need to be increased for
each additional secondhand use in the area.
D) Amend the code to retain restrictions on pawnshops; allow donation-based thrift shops
through special permit in C-1 Zones and allow consignment stores as a permitted use in
C-1, CBD, and C-3 Zones
E) No change to the code; no increase in police or code enforcement activity would be
required.
The commission should discuss the options above or suggest other options to guide staff on a
course of action.
This Code Amendment is scheduled for a Public Hearing on June 21 st, 2012
MEMORANDUM
DATE: May 17, 2012
TO: Planning Commission
FROM: Jeffrey B. Adams
SUBJECT: RIVERSHORE LINKAGES &AMENITIES PLAN (MF#PLAN 2012-003)
The City Council recently approved the Tri-Cities Rivershore Enhancement Council (TREC)
2012 Tri-Cities Rivershore Master Plan, which was crafted for the purpose of encouraging the
participating jurisdictions to "develop facilities and programming that face and embrace the
river, rather than turning away from it."
The ten overarching elements of the 2012 Tri-Cities Rivershore Master Plan are as follows:
1. Improve wayfinding and identity.
2. Integrate and interpret arts, culture, heritage and environmental features.
3. Create "place"through viewpoints, seating areas and user amenities.
4. Enhance water-oriented activities and recreation.
5. Increase birding and wildlife viewing opportunities.
6. Enhance linkages to and from the rivershore, across the river, and through historic
downtowns, commerce, and cultural areas.
7. Enliven the rivershore through formal and informal programming.
8. Strengthen the connection with the Yakima Delta and the Yakima and Snake River
systems.
9. Re-engage the riverfront through land use.
10. Implement priority rivershore enhancement projects.
In response to this plan, staff has assembled a draft Linkages and Amenities Plan which builds
on TREC Plan items specific to the City of Pasco. The City's Comprehensive Plan specifies a
goal that "All residents of the city are afforded access to the Columbia River." This plan is
designed to ensure "Pasco is oriented toward and connected with the River through parks,
pathways, bikeways, boat launches and docks." Because the Columbia and Snake Rivers form
approximately half of the City's border (approximately 14 miles) it is appropriate to consider the
Pasco Rivershore Area the "front door" to Pasco from the vantage of sister cities Richland and
Page 1 of 3
Kennewick, and treat the Rivershore Area as a key resource in the ongoing project of cityscape
enhancement.
The Linkages and Amenities Plan is structured with a general amenities section and then broken
down into individual sections representing geographical segments, each pertaining to a length of
the river with similar characteristics. Each segment has a set of maps showing existing and
proposed amenities, as well as a brief narrative for that area. The narratives, in turn, cover
ownership, existing landscaping and natural features, transportation and access, general land use
patterns, current linkages and amenities, opportunities, and constraints. Each section concludes
with a selection of short- mid- and long-range recommendations for that segment.
Points for Discussion:
The following items have potential for controversy and should be addressed individually.
1) General Opportunities, item #16, "Residential Areas along the river to monitor Criminal
Activity:" It is thought that the presence of legitimate neighborhood activity, or more
"eyes" on river, trail and park areas, deters crime by reducing or eliminating hiding
places for criminal activity. One suggestion is to have mixed-use
(commercial/residential) zoning along the river in currently undeveloped areas, which
would increase activity, and thus monitoring along the river, around-the-clock.
2) Columbia View, section #G, Linkages and Amenities Constraints: Diverting trail away
from Court Street and down to the river shore would be challenging for several reasons:
a) the extreme grade at the waterline; b) the pump station straddling the waterline; c)
residential lots closely approaching the waterline; d) the high concentration of private
docks along this section of the river.
3) Chiawana Park, section #G, Linkages and Amenities Constraints: One important issue
not mentioned is the sensitive traditional areas considered sacred by the local Native
American tribes. The tribes have agreed to allow these areas to be covered with topsoil
and planted with lawn for playfield use, but no digging or construction may take place
without a full archaeological study.
4) Chiawana Park, section #H, Short-term Recommendations #iii (construct more pavilion
space); Chiawana Park section #H, Short-term Recommendations, #iv and Long-Term
recommendations #viii (develop riverside dining venues and small-scale commercial
lease space): These items might transition Chiawana Park from an incidental or more
passive Pasco park with a river nearby to an active riverside destination in the Tri-Cities
area.
5) Moore Mansion, section #G, Short-term recommendations; Pipe, fill, vegetate both sides
of levee; as with most of the levee, the shoreward side contains an unsightly and
potentially dangerous drainage ditch with a steep grade on either side. The riverward side
is composed of very large grade fractured basalt fill. Both sides create barriers to river
Page 2 of 3
views, access, and enjoyment. While the levee has been recently lowered somewhat, it
still serves as a barrier. These alterations would reduce the "barrier" effect of the levee by
making the river more accessible as well as making the shoreline more aesthetically
pleasing.
6) Flamingo Village, section #G, Short-term Recommendations #ii; Rezone area along river
for retail commercial. As long as this area is zoned Industrial the City has no choice but
to grant building permits for industrial uses in an area with rivershore development
potential.
It is intended that the Planning Commission offer suggestions and comments to guide staff on
these highlighted items as well as any other items in the Draft Linkages and Amenities Plan
which generate interest or concern. This Plan is scheduled for a Public Hearing on June 21St,
2012.
Page 3 of 3
City of Pasco
Rivershore Linkage and Amenity Plan
Rivershore Linkages&Amenities Plan Page 1 of 161 Printed 04/27/2012
City of Pasco
Rivershore Linkage and Amenity Plan
DRAFT
TABLE OF CONTENTS
INTRODUCTION
a) Scope
b) Definitions
c) Background
d) Purpose Guiding Principles
e) General Challenges
Inventory
Concepts
a) Ownership
b) Landscape & Natural Features
c) Transportation
d) General Land Use Pattern
e) Current Linkage and Amenities Inventory
f) Linkage and Amenities Opportunities
g) Linkage and Amenities Constraints
h) Phasing Strategies—Short/Mid/Long
i) Potential Implementation Actions
j) Maps & Images
Rivershore Linkages&Amenities Plan Page 2 of 161 Printed 04/27/2012
Definitions
Amenities: Public conveniences which enhance the River/Trail experience, such as
Drinking fountains, restrooms, parks and picnic areas, and boat facilities.
Destination: facilities such as recreational areas, community centers, and commercial
enterprises which are attractive and enhance the River/Trail experience.
Linkage: (See Upland Linkage)
River: In this Plan "River" refers to the system of Columbia and Snake Rivers which
surround the City of Pasco.
Trail: The Sacagawea Heritage Trail winds along the Columbia River around the Tri-
Cities area.
Upland Linkage: A multimodal transportation route connecting the Columbia River and
Sacagawea Heritage Trail to proximal destinations which have the potential of
enriching the River/Trail experience.
Scope and Area
The City of Pasco Shoreline Amenities Plan includes all waterfront areas along the City Limits
of Pasco, extending along the Snake River from the Northeastern reach of the City of Pasco's
Urban Growth Boundary (UGB) near Highway 12, south to the confluence of the Snake and
Columbia Rivers at the southernmost point of Sacajawea State Park, and then west and north
along the Columbia River to the northern point of the UGB at Dent Road. This plan is focused
on rivershore trails, recreation amenities, community gathering spaces, development
opportunities, wayfinding, and connecting to downtown and neighborhood lands, as well as
establishing or improving gaps across bridges, natural areas, railway tracks, roads and parks.
Jurisdictions and Agencies
• City of Pasco—The City of Pasco is the lead agency for and sole proprietor of this Plan.
Located along the Columbia River's northern shore, the City of Pasco has many
residential neighborhoods that abut the Sacagawea Heritage Trail.
• Franklin County - Franklin County is located north of the Columbia River and includes
the City of Pasco. Franklin County also has rivershore land in unincorporated areas.
• Port of Pasco - The Port of Pasco operates an intermodal rail hub, barge terminal,
industrial and business parks in the riverfront area between the Cable Bridge and
Sacajawea State Park. Osprey Pointe is the Port of Pasco's newest business
development project along the river.
• U.S. Army Corps of Engineers - The U.S. Army Corps of Engineers (USACE) has
jurisdiction over use and development standards along the Columbia River. The
constructed levees are maintained by the USACE as a flood control tool for the region.
Rivershore Linkages&Amenities Plan Page 3 of 161 Printed 04/27/2012
Background
The Columbia and Snake Rivers form approximately half of the city's border (approximately 14
Miles) making the Pasco Rivershore Area the "front door" to Pasco from the vantage of both
Richland and Kennewick, and thus the Rivershore Area is a key resource in the ongoing project
of cityscape enhancement.
Past planning efforts pertaining to the local shorelines, including the City of Pasco Rivershore
Area have resulted in a plethora of documents ranging from regional, cooperative efforts to
local plans.
The following comprise a partial list of documents reviewed in preparation of this plan:
1) TREC Tri-Cities Rivershore Master Plan 2012
2) Comprehensive Plan 2007-2027
3) BPIC Shoreline Permit; April 2008
4) Parks & Recreation Plan 2005 Update
5) Broadway Properties Land Use and Market Analysis; December 2004
6) Master Plan; Sacajawea Heritage Trail: May 2000
7) Tri-Cities Rivershore Enhancement; 1997
8) Pasco Rivershore Enhancement Vision
Some of the plans are broad in scope and general in their outlook; others are highly focused
with measurable outcomes.
Project Purpose
The 2012 Tri-Cities Rivershore Master Plan encourages the participating jurisdictions to
"develop facilities and programming that face and embrace the river, rather than turning
away from it." Similarly, Pasco Vision reads: "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, boats launches and docks" (Comprehensive Plan; "The Pasco Vision for
2027;" Introduction 133).
The Rivershore Linkage and Amenities Concept Plan provides guidance for a coordinated and
efficient overall pattern of development in the long term which can maximize benefit for
stakeholders, the City of Pasco, and the wider community. It delineates an approach for
connecting the public to the Sacagawea Heritage Trail and the extensive Columbia River
waterfront. It is based on a specific vision with supporting goals and objectives drawn from
over 35 years of planning efforts.
Project Guiding Principles
The primary Goals of this document are to identify appropriate upland linkages to the
Sacagawea Heritage Trail, city parks, and public access points on the Columbia River, and to
provide recommendations on future location of same. Linkages to and from the River/Trail
only make sense when they lead to recreational facilities such as parks and sports facilities;
commercial enterprises such as retail shops, restaurants and hotels/motels; and community
Rivershore Linkages&Amenities Plan Page 4 of 161 Printed 04/27/2012
facilities such as art galleries, museums, and theaters. Amenities enhance the River/Trail
experience and make it a place worth visiting. The best facilities and amenities are clustered in
synergistic relationships and are attractive to local citizens and visitors alike. These amenities
are within a comfortable walking distance, and ideally, within sight of the River/Trail. The
upland Linkages can be promenades, creating a "view portal" for many of these upland
attractions.
The ten overarching elements of the 2012 Tri-Cities Rivershore Master Plan are as follows:
1. Improve wayfinding and identity
2. Integrate and interpret arts, culture, heritage and environmental features
3. Create "place" through viewpoints, seating areas and user amenities
4. Enhance water-oriented activities and recreation
5. Increase birding and wildlife viewing opportunities
6. Enhance linkages to and from the rivershore, across the river, and through historic
downtowns, commerce, and cultural areas.
7. Enliven the rivershore through formal and informal programming
8. Strengthen the connection with the Yakima Delta and the Yakima and Snake River
systems Re-engage the riverfront through land use
Rivershore Linkages&Amenities Plan Page 5 of 161 Printed 04/27/2012
General Challenges
While each segment of the River/Trail along Pasco's shoreline offers a unique mix of
Challenges and opportunities, a few of these challenges/opportunities can be generalized as
follows:
1) Way-Finding: The regional rivershore area lacks a cohesive signage and way-finding
system; The City of Pasco should work with the other jurisdictions to create and adopt a
cohesive, regional signage and way-finding system.
2) Parking areas for River/Trail access: Access points to trail and River are not sufficient.
Unless a visitor lives within walking/bicycling distance of the Trail/River, they need a place
to park vehicles. Parking should be integrated into access features.
3) Connections: Few connections exist to link the City's urban areas to the rivershore trail
system. Trail users need well-marked, direct, safe and convenient walking and bicycling
routes to the water at locations that can serve large potential user groups. Improving these
connections can bring important economic development and transportation benefits to the
City of Pasco. Accessibility from trail/water to commercial amenities: A synergistic
relationship can occur between commerce and River/Trail activity, but only if those
commercial amenities are within reach of the River/Trail system. We suggest focusing our
River/Trail planning on an area within easy walking distance (not more than % mile) from
the River/Trail. Projects to consider include improved trail connections between Pasco's
urban center and the Boat Basin/Marine Terminal area; between downtown Pasco and
Osprey Pointe Business Park; and between the Pasco urban core area east of 1-395 and the
river area between the Blue and Cable Bridges.
4) Levees: the levees were built to protect the citizens against flood events. However they
create a nearly insurmountable obstacle to boaters, waders and anyone desiring general
access to the river. The City of Pasco's system of levees create a visual and physical
separation between the rivershore and developed areas. Levee #2 between Wade Park at
Road 59 and Ivy Glades should be prioritized as needed trail improvements to establish
visual and physical access to the river.
5) Army Corps of Engineers "Wildlife Management Area": Wildlife areas are desirable for
protecting the environment and enhancing biological functionality. However overgrown
areas adjacent urban areas more often become refuge areas for criminal activity rather
than for woodland creatures. With hundreds of miles of river frontage compared to just a
few miles along the City limits, it may be wise to rethink how wildlife areas are managed
close to urban areas. Elements such as public supervision and access need to be
addressed. Trails with periodic "lookout" points would serve the dual function of granting
public access to wild areas and create better public supervision of these areas.
6) Location/Distribution of current amenities: Amenities attract, and lack of amenities deter
visits to the River/Trail. Basic amenities relate directly to River/Trail enjoyment, and
include, but are not limited to the following:
Rivershore Linkages&Amenities Plan Page 6 of 161 Printed 04/27/2012
a) Drinking fountains: Walkers, runners, bicyclists, recreationa lists and picnicking families,
all depend on availability of water. Drinking fountains should be placed periodically
along the Trail and clustered with park facilities such as pavilions and picnic areas.
b) Restrooms: River and Trail users also depend on availability of restroom facilities.
Restrooms should be clustered with park facilities such as pavilions and picnic areas,
and should be stationed periodically in pocket parks along the Trail.
c) Shade (trees/picnic pavilions): In the semi-arid Tri-Cities area, protection from the
summer sun is desirable and adds to the pleasure of the River/Trail experience. Shade
areas are severely lacking along the Trail on the Pasco side of the River. Along with tree
planting, placement of picnic pavilions is crucial for enjoyment along the River/Trail.
Picnic Pavilions would typically be clustered with parks and pocket parks.
d) Benches: The Trail has an assortment of seating areas, although very few of them are
coupled with natural or artificial shading. Both tree planting and pavilion placement
should "cluster" with seating areas along the River/Trail.
e) Parks: General gathering places are important for increasing social bonds and a sense
of community. Parks serve a community purpose in providing some of those meeting
places. Parks should be designed with high public visibility and supervision so as to
reduce the incidence of vandalism and criminal activity. A well-designed park will have
houses, apartments and/or condominiums along the periphery, each with park-facing
porches and balconies. This design will serve the dual function of increasing
supervision of park facilities and increasing the desirability and value of park-side
homes.
f) Availability of dog cleanup facilities: For the sake of sanitation, good manners, and
aesthetics, canine waste cleanup stations should be provided periodically, with City of
Pasco dog nuisance code prominently displayed.
g) Current residential development along river: One of the main obstacles to linkage and
amenities development along the River/Trail will be developed residential areas.
Homeowners typically desire parks but resent the higher traffic volumes and intrusion
of strangers into their neighborhoods.
7) River Crossings: The Blue and Cable Bridges were not designed with non-motorized traffic
as a priority, and are severely limited in terms of trail width, accessibility and safety. The
effort to provide state-of-the-art separated Class I multiuse paths over them should be
explored. Consultant MIG has also suggested that the possibility of a cantilevered
pedestrian bridge built to the side of the BNSF bridges should be explored to improve the
range of river crossing choices for trail users. If a future bridge is built, bike and pedestrian
access should be a priority.
8) Railroad: The BNSF railroad bridge between the Boat Basin and Marine terminal requires
pedestrians traveling along the Rivershore to go around and over it via the Ainsworth
Overpass, forcing people away from the water. This also serves to further isolate the Boat
Basin neighborhood, bringing a higher crime and gang risk factor to the neighborhood.
Efforts to build a BNSF/Sacagawea Trail underpass should be enthusiastically pursued.
General Opportunities
1) Provide potential links to commercial and civic districts
Rivershore Linkages&Amenities Plan Page 7 of 161 Printed 04/27/2012
2) Improve existing and build new trails to patch gaps in trail system
3) Incorporate interpretive signage & informational plaques
4) Encourage more boat and water-oriented activities
5) Commercial/industrial zoning along river:
a) Potential accessibility from trail/water to commercial amenities:
b) Potential restaurants/eateries/refreshment establishments
c) Potential sporting goods:
i) Bicycle/roller blade rental/repair
ii) Bait and tackle
iii) Boat
iv) Mooring/docks/slips
v) Sales
vi) Rental
vii) Maintenance/repair
viii)fueling
d) Potential General Shopping:
i) Art galleries
ii) Tourist shops
iii) Specialty shops
6) Provide self-guided smart phone tours addressing unique history, culture and environment
of the Tri-Cities. Examples include: Mid-Century House and Historic Alphabet House Tour,
Port of Pasco Tour, Environmental Preserve Areas, Tri-Cities Bridges and Pompy's Lessons
trail markers.
7) Guiding development of vacant land along trails
a) Pocket Parks in vacant lots along river: Small lots along the path may be suitable for
"pocket" parks, areas with minimal amenities for bicyclists and pedestrians and the
occasional boater using the River/Trail
b) Possible access points to trail: Small River/Trail-adjacent lots may also serve as ROW
and minimal parking for trail access.
c) Possible access points to water
8) Complement Pompy's Lessons trail markers
9) Consider low-profile and night sky sensitive lighting at key gathering spots along the trail
for improved safety and visibility
10) Develop kiosks and gateway features
11) "Zero" habitat along levee areas: Levees are constructed with an impermeable core
covered with large basalt rip-rap. As the minimum State of Washington/ Department of
Ecology requirement for development along rivers is "no net loss of ecological function,"
permitting for heavier public access and uses should be easier.
12) Broadmoor Area Plan: The Plan for this area west of Road 100/Broadmoor Boulevard has
been approved by the Pasco City Council.
13) Osprey Pointe Plan: The Plan for this area South of Ainsworth Avenue and East of the Boat
Basin/Marine Terminal has been approved by the Pasco City Council and Phase One is now
built.
14) Boat Basin/Marine Terminal Plan: The Plan for this area South of Ainsworth Avenue and
East of the Cable Bridge has been approved by the Pasco City council.
Rivershore Linkages&Amenities Plan Page 8 of 161 Printed 04/27/2012
15)Army Corps of Engineers Wildlife Management Area: This stretch of land is under public
ownership and can be planned for and permitted as a single entity.
16) Residential areas along river to monitor criminal activity
Rivershore Linkages&Amenities Plan Page 9 of 161 Printed 04/27/2012
Inventory
Rivershore Segments
The Segments are numbered 1-20, beginning upriver on the Columbia River at the City of
Pasco Urban Growth Boundary (UGB) just north of the Kohler Segment, flowing downstream
to Sacagawea Park, and then continuing upstream along the Snake River to the Tidewater
Terminal Segment. Each Segment is an arbitrary breakdown of river frontage which contains
somewhat similar characteristics (see Rivershore Segments Map below).
Inventory of existing amenities
The following amenities have been installed along the City of Pasco shoreline to date:
1) Access points
2) Beaches
3) Bike Path/Trail
4) Boat Launches
5) Environmental/wildlife conservation/protection areas
6) Historic markers
7) Interpretive elements
8) Landscaping
9) Levee Lowering
10) Parking areas
11) Park/Sport Fields
12) Picnic areas/ Pavilions
13) Public piers
14) Restrooms
15)Water fountains
Rivershore Linkages&Amenities Plan Page 10 of 161 Printed 04/27/2012
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05 Rivershore Estates 12 Flamingo Village 19 Ainsworth Town
06 Columbia View 13 Riverview Park 20 Tidewater Terminal
07 Chiawana Park 14 West Cable Bridge
Rivershore Linkages&Amenities Plan Page 11 of 161 Printed 04/27/2012
1) Kohler
a) Ownership: Private/US Government
b) Landscape and Natural Features: The land along this segment is fairly flat, with a short
drop-off into the river. The shoreline is thickly vegetated with a mix of native and non-
native trees and shrubs. Farming activities occur within about 30 yards of the river. A
private unimproved road separates an orchard/vineyard from the river.
c) Transportation: There is no direct public access to the River at this segment. The closest
public right-of-way is Kohler Road. While the road connects to Dent Road to the South,
right-of-way has not been secured to connect the two.
d) General Land Use Pattern:
i) Agricultural Areas: Farming activities occur within about 30 yards of the river. A
private unimproved road separates an orchard/vineyard from the river.
ii) Natural Area: A 20 yard strip of US Government-owned natural area lies between
the private road and the River.
iii) Preservation of View Corridors: Due to the flat terrain in this section of the River
views would be limited to those structures built close to the River.
e) Current Linkage and Amenities Inventory: None in this segment
f) Linkage and Amenities Opportunities: Public ownership of about 20-30 yards of land
along the river would allow the extension of the Sacagawea Heritage Trail along this
section. This section is undeveloped except for farming activities, and may lend itself
well to a park/River/Trail access point.
g) Linkage and Amenities Constraints: there is neither direct public access to the River nor
secure Right-of-Way from Kohler Road to Dent Road at this time. Roads to the property
lead through neighborhoods and are designed for low-volume traffic.
h) RECOMMENDATIONS:
Short-Term Recommendations:
i) Work with Army Corps, the County and property owners to design and build a
continuation of the Sacagawea Trail north to the Urban Growth Boundary (UGB)
line.
ii) Secure the Right-of-Way from Dent Road to Kohler Road and purchase land for ROW
from Kohler road to the shoreline and for future park development.
iii) Include bona fide river access points/future parks along this section of trail which
connect to Kohler and Dent Roads.
iv) With Property owner approval (and covenant) Begin irrigation and tree planting
along proposed greenbelt.
v) Secure ROW and purchase park property.
Long-Term Recommendations
vi) Develop a public park with access off of Dent/Kohler roads. Continue Sacagawea
Heritage Trail with "pocket" parks along river.
Rivershore Linkages&Amenities Plan Page 12 of 161 Printed 04/27/2012
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2) Dream View
a) Ownership: Private/US Government
b) Landscape and Natural Features: The land along this segment is fairly flat, with a short
drop-off into the river. Area developed with high-end residential units within about 100
yards of the river. The shoreline is vegetated with a mix of native and non-native trees
and shrubs.
c) Transportation: There is no direct public access to the River at this segment. The closest
public rights-of-way are neighborhood streets branching off from Kohler Road. While
Kohler road connects to Dent Road to the South, right-of-way has not been secured to
connect the two.
d) General Land Use Pattern:
i) Residential Development: This area is developed with higher-end residential units in
a mix of four subdivisions and a series of short plats.
ii) Natural Area: A strip of US Government-owned natural area between 20 and 150
yards separates the river from residential uses.
iii) Preservation of View Corridors: Due to the flat terrain in this section of the River
views are limited to those structures built close to the River. Most River frontage lots
have been developed.
e) Current Linkage and Amenities Inventory: None in this segment
f) Linkage and Amenities Opportunities: Public ownership of about 20-150 yards of land
along the river would allow the extension of the Sacagawea Heritage Trail along this
section.
g) Linkage and Amenities Constraints: there is neither direct public access to the River nor
secure Right-of-Way from Kohler Road to Dent Road at this time. Some homeowners
have extended their residential landscaping onto public lands.
h) RECOMMENDATIONS:
Short-Term Recommendations:
i) Work with Army Corps, the County and property owners to design and build a
continuation of the Sacagawea Trail north to the Urban Growth Boundary (UGB)
line. Obtain ROW for access to the Trail.
ii) Include bona fide river access points/future parks along this section of trail which
connect to Kohler and Dent Roads.
iii) With Property owner approval (and covenant) Begin irrigation and tree planting
along proposed trail extension.
Long-Term Recommendations
iv) Greenbelt/parks/pocket parks along river;
Rivershore Linkages&Amenities Plan Page 16 of 161 Printed 04/27/2012
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a) Ownership: Private/US Government
b) Landscape and Natural Features: The land along this segment is fairly flat, with a short
drop-off into the river. Orchard farming activities occur within about 100 yards (or less)
of the river. The shoreline is vegetated with a mix of native and non-native trees and
shrubs. The water is fairly shallow along here, and wide shallow areas are periodically
exposed during low water events
c) Transportation: Court Street runs along the south half of this segment up to Dent Road,
where direct access is available to an irrigation pump station and a private dock. Right-
of-way has not been secured for either Dent or Court Street in this section.
d) General Land Use Pattern:
i) Residential Development: This area is developed with scattered farmstead
residential units at the periphery of farming activity.
ii) Natural Area: A strip of US Government-owned natural area between 20 and 150
yards separates the river from residential uses. This area has been designated by the
US Army Corps of Engineers as a "Wildlife Management Area." Hunting is permitted,
but no motorized vehicles are allowed.
iii) Preservation of View Corridors: There is a slight rise in the terrain in this section of
the River, which would allow for subtle views close to the River. A handful of modest
homes have been built in a cluster near the river.
e) Current Linkage and Amenities Inventory: None in this segment
f) Linkage and Amenities Opportunities: Dent Road cuts directly inland from the middle of
this segment, giving residents of northwest Pasco easy access to the site. As well,
Shoreline Road (formerly Court Street) separates the private ownership from the Public
lands, reducing the potential for shoreline owner resistance to park and trail proposals.
Public ownership of about 20-150 yards of land along the river would allow the
extension of the Sacagawea Heritage Trail along this section.
g) Linkage and Amenities Constraints: Land along this segment of the River has been
designated by the Army Corps of Engineers as a "Wildlife Management Area." Any trail
development will go through a strict Army corps review and approval process.
h) RECOMMENDATIONS: NOTE—the Southern % of Pasco Ranch is part of the Broadmoor
Area Plan and has been extensively evaluated and planned. These recommendations
correspond to that general planning effort.
Short-Term Recommendations:
i) Work with Army Corps, the County and property owners to design and build an
extension of the Sacagawea Trail with raised wildlife watching decks on piers as a
continuation of the Sacagawea Trail north toward the Urban Growth Boundary
(UGB) line.
ii) Include bona fide river access points/future parks along this section of trail which
connect to Dent Road and Shoreline Road (formerly Court Street).
Long-Term Recommendations
iii) Greenbelt/parks/pocket habitat areas along river;
Rivershore Linkages&Amenities Plan Page 21 of 161 Printed 04/27/2012
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Wildlife
Management
Area
Hunting Permitted
No Motorized Vehicles
For Information Contact :
U.S. Army Corps of Engineers
Walla Walla District
201 N. 3rd St.
Walla Walla, WA 99362
(509) 527-7136
1 1
US Army Corps
of Engineers
Rivershore Linkages&AmenitiesFDdge 31 of 161 Printed 04/27/2012
4) Horrigan Farms
a) Ownership: Private/US Army Corps of Engineers
b) Landscape and Natural Features: The land along this segment is fairly flat, with a short
and increasingly steep drop-off into the river toward the south. East of Shoreline Road
(formerly Court Street) orchard farming activities occur on the north of the City Limits
line, and Central Pre-Mix gravel extraction operation south of the City Limits line. West
of Shoreline Road and down to the River the shoreline is heavily vegetated with a mix of
native and non-native trees and shrubs.
c) Transportation: Shoreline Road (formerly Court Street) runs along the entire length of
this segment between the Army Corps of Engineers designated Wildlife Management
Area to the West and Horrigan Farms Orchard to the East.
d) General Land Use Pattern:
i) Residential Development:There is one residential unit along this segment.
ii) Industrial Uses:The Central Pre-Mix gravel extraction operation has a long-term
lease on the land.
iii) Natural Area: A strip of Army Corps of Engineers-owned natural area between 20
and 150 yards separates the river from residential uses. This area is a Wildlife
Management Area.
iv) Preservation of View Corridors: There is a slight rise in the terrain in this section of
the River, which would allow for subtle views close to the River. A handful of modest
homes have been built in a cluster near the river.
e) Current Linkage and Amenities Inventory: None in this segment
f) Linkage and Amenities Opportunities:
i) Preservation of View Corridors: Views along the Columbia River in the Broadmoor
area have a strong potential for value-added development. View corridors should be
maximized for optimal visual access to the river.
ii) Strong Visibility of Broadmoor from 1-182 Freeway:The north end of the 1-182
bridge is a major gateway into the City of Pasco and this section especially of the
Broadmoor area should be designed and built in such a way as to "put our best foot
forward."
iii) Columbia River Natural Character& Recreation:This section of the Pasco
Rivershore lends itself well to fulfilling the needs of both recreationalist and
naturalist. Extending the Sacagawea Heritage Trail should be a high near-term
priority, granting foot and bicycle access to the more than 40 acres of designated
natural area. Boat access via boat launches and docks is an equally high priority.
iv) Mineral Extraction Area: The long-term plan for the mineral extraction area is to
create a boat marina and a mixed-development of retail commercial and high-end
shorefront residential units.
g) Linkage and Amenities Constraints:
i) Impact of Mining/ Industrial Uses: The current gravel mining operation physically
separates the upper property from the River. The externalities of a mining operation
also have obvious impacts.
ii) Local Roadways and Truck Traffic: Heavy industrial and agricultural traffic negatively
impact the area.
Rivershore Linkages&Amenities Plan Page 32 of 161 Printed 04/27/2012
iii) Physical Separation from the River: Large tracts of agricultural land separate the
River from the upper Braodmoor area.
iv) River Flow/ Drift Material: The Broadmoor area is at the curve of the Columbia
River, and a natural collection area for silt, debris, drift wood and other waterborne
materials.
h) RECOMMENDATIONS: NOTE—the Broadmoor Area Plan completely encompasses the
Horrigan Farms area. The text of the Broadmoor Area Plan indicates the following for
the Horrigan Farms area:
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."
The following recommendations are more focused efforts within the general Broadmoor
Area Plan guidelines:
Short-Term Recommendations:
i) 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.
ii) Include bona fide river access points/future parks along this section of trail which
connect to Shoreline road.
iii) Begin negotiations with Army Corps to establish park facilities/raised view decks
along river (see link recommendation).
iv) With Property owner approval (and covenant) Begin irrigation and tree planting
along proposed greenbelt.
Long-Term Recommendations
v) Improve area for waterfowl and elevated bird watching along the rivershore trail,
adding nature trails as needed
vi) Greenbelt/park/pocket wildlife preserve areas along river and along main boulevard;
vii) boat basin and launch;
viii)Rivershore commercial development scaled to pedestrian/bicycle traffic.
Rivershore Linkages&Amenities Plan Page 33 of 161 Printed 04/27/2012
Horrigan Farms
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Rivershore Linkages&Amenities Plan Page 40 of 161 Printed 04/27/2012
Horrigan Farms
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Rivershore Linkages&Amenities Plan Page 41 of 161 Printed 04/27/2012
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Linkages Amenities Plan
41
I� Greenbelt
Townhomes Along — - 6 —1
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At Boat Basin HARRIS RD.
_ Office Uses ,
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Rivershore Linkages&Amenities Plan Page 45 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 46 of 161 1 e" ZW'944/27/2012
5) Rivershore Estates
a) Ownership: Private/US Government
b) Landscape and Natural Features: The land along this segment has a steep, 40-to 50-
foot drop into the river. The shoreline is moderately vegetated with a mix of native and
non-native trees and shrubs. A high-end, 33-lot subdivision separates the Central Pre-
Mix gravel extraction operation from the River. The development is nearly half built out.
c) Transportation: Shoreline Road and Court Street run between the gravel pit and the
residential area along the river. An unimproved river access road connects Shoreline
Road to the River about 300 yards west of the subdivision.
d) General Land Use Pattern:
i) Residential Development: A 33-lot high-end subdivision along the river is nearly half
built out.
ii) Natural Area: A 15-20 yard strip of US Government-owned natural area lies between
the residential lots and the River.
iii) Preservation of View Corridors: Views are limited beyond the 22 river frontage lots.
iv) Industrial Uses:The Central Pre-Mix gravel extraction operation occupies the
majority of the area north of Shoreline Road/Court Street and has a long-term lease
on the land.
e) Current Linkage and Amenities Inventory: A parking area has been installed adjacent
the Sacagawea Heritage Trail and under the 1-182 Bridge.
f) Linkage and Amenities Opportunities: Public ownership of about 15-20 yards of land
along the river would allow the extension of the Sacagawea Heritage Trail along this
section, although the trail cross-section would need to accommodate the steep sloping
bank. There exists an unimproved access road and informal boat launch south of
Rivershore Drive about 300 yards west of the subdivision.
g) Linkage and Amenities Constraints:The Central Pre-Mix gravel extraction operation
occupies the majority of the area north of Shoreline Road and Court Street and has a
long-term lease on the land.
h) RECOMMENDATIONS:
Short-Term Recommendations:
i) Work with Army Corps, the County and property owners to design and build a
continuation of the Sacagawea Trail north along this segment.
ii) Improve the existing river access point/boat launch and add a "Pocket" park.
iii) Begin irrigation and tree planting along proposed greenbelt.
Long-Term Recommendations
iv) Build a Boat basin on the current Central Pre-Mix gravel mine. Build the marina as
the centerpiece for mixed residential and commercial development.
Rivershore Linkages&Amenities Plan Page 47 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 53 of 161 Printed 04/27/2012
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a) Ownership: Private/US Government
b) Landscape and Natural Features: The land along this segment has a very steep slope
profile. The shoreline is moderately vegetated with residential landscaping elements
mixed with native and non-native trees and shrubs.
c) Transportation: Court Street runs between the riverfront residential area and more
upland residential subdivisions. Although an unimproved road leads from Court Street
down to a Franklin County Irrigation District pump station, there are no bona fide public
access points to the River along this segment.
d) General Land Use Pattern:
i) Residential Development: The entire length of this segment is built out with upper-
middle to high-end single-family residential units, with the exception of a couple of
vacant lots and a pump station located about 350 yards from the 1-182 freeway
bridge. This area also has the highest concentration of private docks in the study
area.
ii) Natural Area: A slim strip of US Government-owned land lies between the
residential lots and the River.
iii) Preservation of View Corridors: Views are very limited beyond the river frontage
lots.
iv) Industrial Uses: A newly installed City potable water filtration plant is located just
north of Court Street, next to the 1-182 freeway bridge. The inlet pump for the
filtration plant is located under the 1-182 freeway bridge. The Franklin County
Irrigation District pump station is located just beyond the south terminus of Road
111 and blocks the shoreline well into the River.
e) Current Linkage and Amenities Inventory: A parking area has been installed adjacent to
the Sacagawea Heritage Trail and under the 1-182 Bridge.
f) Linkage and Amenities Opportunities: Public ownership between the residential lots
and the river averages around 10 yards, with some lots directly abutting the water line.
g) Linkage and Amenities Constraints:The Sacagawea Heritage Trail currently runs
alongside Court Street in this segment. Because of the extreme grade, the obstacle of
the pump station, the proximity of residential lots to the river, and the high number of
private dock facilities, extending the Sacagawea Heritage Trail along the river in this
section will require both engineering prowess and strong political will.
h) RECOMMENDATIONS:
Short-Term Recommendations:
i) Work with Army Corps and property owners to design and build a continuation of
the Sacagawea Trail north along the River on this segment.
ii) Negotiate with the Franklin County Irrigation District to use the irrigation district
land for a view and River/Trail access park with parking lot.
Long-Term Recommendations
iii) Add a view park with parking and River/Trail access on the Franklin County Irrigation
District land.
Rivershore Linkages&Amenities Plan Page 58 of 161 Printed 04/27/2012
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7) Chiawana Park
a) OWNERSHIP: US Government/Local Government leasehold
b) Landscape & Natural Features: Chiawana Park is a partially developed community park
with two areas of groomed lawns, one overgrown "natural" area, and the balance of the
park periodically-mowed weeded areas.
c) Transportation: the Park has only one open access point leading through a
neighborhood street out to Court Street. There are seven potential access points along
the length of the park (See Chiawana Access Points Map).
d) General Land Use Pattern: The area is a designated park, although a fraction of it is
actually maintained at this point with full amenities.
e) Current Linkage and Amenities Inventory: (See Amenities Map)
f) Linkage and Amenities Opportunities:The Chiawana Park area includes large
undeveloped areas with potential for synergistic water-dependent and water-related
enterprises and amenities. There are seven potential access points along the perimeter
of the park.
g) Linkage and Amenities Constraints: The Park is leased from the Army Corps of
Engineers, and as such, requires Corps approval for even the smallest activity. As well,
the Park is surrounded by an established residential neighborhood. All but one of seven
potential access points are currently closed to public traffic. Activating any of the
potential access points is likely to be unpopular with adjacent property owners.
h) RECOMMENDATIONS:
Short-term Recommendations:
i) Clear undergrowth in "natural" area at north end of park (vandalism/gang
activity/public safety hazard)
ii) Install (more) drinking fountains
iii) Construct more small "family" scale, and large "family reunion" scale pavilions.
iv) Identify and develop future riverside dining venues with scenic, recreational or
cultural attributes.
v) Establish mobile vendor lease areas for diverse, small-scale vendors near pavilion
areas; Include standards for vendor quality/aesthetics.
vi) Add/Upgrade restrooms
vii) Complete landscaping: Lawn, trees
Long-term recommendations:
viii)Construct high-end, pedestrian-scale "micro-village" lease space for diverse, small-
scale vendors
Rivershore Linkages&Amenities Plan Page 73 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 82 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 83 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 84 of 161 Printed 04/27/2012
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Riv rshore Linkages&Amenities Plan Page 88 of 161 Printed 04/27/2012
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r Ye kages&Amenities Plan Page 92 of 161 Printed 04/27/2012
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a) Ownership: Army Corps of Engineers (private ownerships adjacent)
b) Landscape & Natural Features: mostly flat with mix of native and non-native vegetative
types. Vegetative growth is mostly sparse weeds and pasture grasses, with dense
undergrowth and trees along the River.
c) Transportation: Access from Court Street via Roads 76 and 84. The Sacagawea Heritage
Trail is built along the entire segment.
d) General Land Use Pattern:
i) Residential: Over 65 yards of vacant Army Corps of Engineers land separates two
single-family residential subdivisions (Sunset Acres and Ivy Glades) from the River
here.
ii) Trail Development: The Sacagawea Heritage Trail is developed along the entire
length of this segment.
iii) Industrial: A major natural gas transmission line extends south and crosses the River
from the south terminus of Road 76.
e) Linkage and Amenities Opportunities: The width of this area lends itself to both
developed park and pocket wilderness areas. There are shallower areas to the east
which may lend themselves to beach development. A boat launch could be located near
the end of Road 76.
f) Linkage and Amenities Constraints: There are two access points, one from Road 84 and
one off of Road 76. Neither has developed parking at this point. View opportunities for
surrounding residences are very limited due to the flat terrain and the tree growth along
the River. Any activity close to Road 76 would be highly limited due to the presence of
the natural gas transmission line.
g) RECOMMENDATIONS:
Short-Term Recommendations:
i) Develop parking facilities at Roads 76 and 84.
ii) Install seating areas and drinking fountains at strategic points along the Trail.
iii) Plant clusters of shade trees around the seating areas and drinking fountains.
Medium-Range
iv) Develop a parking area and mid-sized park at the terminus of Road 76, complete
with restrooms, pavilions, and beach area.
v) Develop a "pocket park" with restrooms at road 84.
Long-Term Recommendations:
vi) Develop the entire width of the Army Corps land with linear park as an extension of
Chiawana Park, including small, clustered wildlife areas.
vii) Investigate the need for another boat launch.
Rivershore Linkages&Amenities Plan Page 94 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 95 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 100 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 101 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan PageIiU of 161 Printed 04/27/2012
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HIGH PRESSURE
NATURAL GAS PIPELINE CROSSING
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10
9) Levee No. 2
a) Ownership: Army Corps of Engineers (private ownerships adjacent)
b) Landscape & Natural Features: Army Corps of Engineers rip rap levee
c) Transportation: There are three developed public access points (Roads 54, 60, and 68)
and one access point through a private subdivision (Ivy Glade between the 7200-7400
blocks) to the levee.
d) General Land Use Pattern: Single-family dwelling units in the Ivy Glades, Park Estates,
Summer's Park, Allstrom view, and Glen Acres Subdivisions.
e) Linkage and Amenities Opportunities:There are three developed public access points
to the levee.
f) Linkage and Amenities Constraints:The levee and drainage canal between the levee
and residential development hinder access to Trail and River along this segment of river
shore. While the trail is readily accessible at strategic points, access to the water is
accomplished only by a careful climb down a steep, oversized rock embankment. Levee
height blocks most river views.
g) RECOMMENDATIONS:
Short-Term Recommendations
i) Lower Levee; widen path and add landscape features;
ii) pipe and fill landward side of ditch at select locations;
iii) Design and build interpretive signage that describes living river concepts as related
to shoreline development, such as rivershore management, natural flood processes,
and impacts of manmade levees.
Long-term Recommendations
iv) Fill, grade, and vegetate river face of levee;
v) Create parks with "step" access points/ boat docks at road 60, 68.
vi) Create beach area in shallows between levee and island.
vii) Develop strategically sited signature gateway at 1-182 & Road 68
Rivershore Linkages&Amenities Plan Page 108 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 109 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 110 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 111 of 161 Printed 04/27/2012
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Rivershore Linkages&Arrterpt es Plan Page'118 of 161 Printed 04/27/2012
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�' Rivershore Linkages&Amenities Plan ' Page 119 of'61
10)Wade Park
a) OWNERSHIP: Army Corps of Engineers with City of Pasco/Franklin County lease(?)
b) Landscape & Natural Features: gently sloping with park-type vegetation: grass and
trees
c) Transportation: The Trail is fully developed along Wade Park. Wade park can be directly
accessed from River Haven Street off of Roads 39, 40, and Road 44, from Road 52, and
from Road 54. A boat launch has been developed at Road 54.
d) General Land Use Pattern: The land around Wade Park is fully developed with single-
family residential units. The boat launch at Road 54 includes paved parking. Another
park extension with parking, restrooms and other amenities is being developed at Road
54. A rough gravel parking lot at the east end of Wade Park between Road 39 and 40 is
owned by a private party but has been made available to the public.
e) Linkage and Amenities Opportunities:The new boat launch at the west end of Wade
Park is easily accessible from Court Street via Road 54, and is near a proposed park with
existing parking. This area is adjacent to the boat race course and is augmented with
temporary commercial refreshment enterprises during the races. More permanent
parking pads with power hookups, which would double as pavilion/picnic areas during
the off-season, could be installed.
f) Linkage and Amenities Constraints:The Trail along Wade Park can get very hot in the
summer due to the lack of shade trees; however adjacent neighbors may object to
additional tree plantings of these public areas.
g) RECOMMENDATIONS:
Short-term Recommendations:
i) Place water fountains at strategic locations along path;
ii) Plant more shade trees in clusters along the Trail;
iii) Place canine cleanup stations at strategic locations along path.
Long-Term Recommendations:
iv) Build restrooms at both ends of the park.
v) Identify and develop future riverside dining venues with scenic, recreational or
cultural attributes.
Rivershore Linkages&Amenities Plan Page 120 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 121 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 122 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 123 of 161 Printed 04/27/2012
11) Moore Mansion
a) Ownership: Army Corps of Engineers/WA State Dept of Transportation
b) Landscape & Natural Features: Army Corps of Engineers rip-rap levee
c) Transportation: The Trail extends the length of the Moore Mansion segment; it can only
be accessed from River Haven Street off of Roads 39 and 40.
d) General Land Use Pattern: Levee #1 terminates between Road 39 and 40 next to a
rough gravel parking lot at the east end of Wade Park which is owned by a private party
but has been made available to the public.
e) Linkage and Amenities Opportunities: As the segment name implies, this path could
have direct access to the Moore Mansion, a prominent historic site within the City.
Shallow areas in the River and easy river access near the Road 39/40 Park entrance may
lend to construction of a beach in this area. There is a dedicated, but as yet
undeveloped (Havistad) park platted as part of the Amended Pierret's Subdivision south
of Havistad Street which could also add to the appeal of this segment.
f) Linkage and Amenities Constraints: Due to the levee and the drainage ditch behind, the
area is accessible only at one point, a gravel parking area at Road 39/40, which is rather
small and is currently under private ownership. There are at present no potable water or
restroom facilities at this location. The platted, but undeveloped Havistad park lot is at a
considerably lower elevation than the levee, and would not have the "feel" of a
riverfront amenity without visual access to the river. As well, it is separated from the
River by the levee drainage canal.
g) RECOMMENDATIONS:
Short-Term Recommendations:
i) pipe and fill landward side of ditch;
ii) Vegetate landward side of levee with grass, shade trees.
iii) Fill, grade, and vegetate river face of levee.
Long-Term Recommendations:
iv) Develop Havistad Park level with levee.
v) Install a beach area at the Road 39/40 Wade Park entrance, and extending east
approximately 100-200 yards.
vi) provide state-of-the-art separated Class I multiuse paths over the Blue Bridge
Rivershore Linkages&Amenities Plan Page 124 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 126 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 127 of 161 Printed 04/27/2012
12) Flamingo Village
a) Ownership: Army Corps of Engineers with City of Pasco/Franklin County lease(?)/City of
Pasco.
b) Landscape & Natural Features: Army Corps of Engineers rip rap levee
c) Transportation: Access to the Trail is by way of"A" Street near the terminus of 25th
Avenue. An undeveloped access point also exists at 20th Avenue. The 25th Avenue access
point has been developed as a pocket park with parking but no amenities
d) General Land Use Pattern:The west end of this segment lies adjacent to the Flamingo
Village Trailer Park. Further east is mostly vacant industrially zoned land. The trail is
separated from the trailer park and industrially zoned land by a drainage canal and a
significant elevation change up towards the levee. The Levee blocks the view of the river
and there is no developed access from the Trail down to the water.
e) Linkage and Amenities Opportunities: Because of its largely vacant nature, this area
between the Pioneer Memorial ("Blue") Bridge and Ed Hendler ("Cable") Bridge has
perhaps the most development potential of all City of Pasco segments. Retail
commercial development could conceivably be built over the current drainage canal
with ground-level parking and levee-level (and higher) retail, restaurant, entertainment,
and water-dependent/water-related uses. Steps could be built down the face of the
levee to the river for "toes-in-the-water" access.
f) Linkage and Amenities Constraints: Levees are owned and maintained by the Army
Corps of Engineers. Any development on or around the levees would require complex
and time-consuming reviews.
g) RECOMMENDATIONS:
Short-Term Recommendations:
i) Pipe and fill landward side of ditch;
ii) Rezone the area along the River for Retail Commercial development
Long-Term Recommendations:
iii) Fill, grade, and vegetate parts of the river face of levee (see Pasco Rivershore
Enhancement vision).
iv) Develop levee top as a wide commercial boardwalk with periodic River view decks.
v) Build stair/step access on parts of the River face of the levee down to the water.
vi) Allow/encourage retail commercial to build with street-level parking and upper floor
shopping, level with, and directly up to the levee, with full levee access.
vii) provide state-of-the-art separated Class I multiuse paths over the Blue Bridge
viii)Develop strategically sited signature gateway at and 20th & Sylvester
Rivershore Linkages&Amenities Plan Page 128 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 130 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 131 of 161 Printed 04/27/2012
13) Riverview Park
a) Ownership: Army Corps of Engineers with City of Pasco/Franklin County lease(?)/City of
Pasco
b) Landscape & Natural Features: Army Corps of Engineers rip rap levee; City of Pasco
Baseball/softball facility; City of Pasco Riverview Park. There is a shallow, manmade
drainage pond to the west of the park.
c) Transportation Access to the Trail is by way of"A" Street from an undeveloped access
point at 20th Avenue, and between 17th and 18th Avenues through the City of Pasco
baseball/softball field and Riverview Park. A loop of the Trail circles around near the
Animal Shelter at 18th Avenue. A BNSF rail spur crosses "A" Street, curving south along
the ball fields and loops east roughly parallel to the river. This rail spur is currently being
utilized by a single client, a small concrete company leasing land at the Port of Pasco.
The spur will be abandoned when the lease expires.
d) General Land Use Pattern:This area is developed with an animal shelter, a City of Pasco
baseball/softball field and Riverview Park.
e) Linkage and Amenities Opportunities:This is one of the few areas not locked out of
potential "destination" development by residential zoning. The area south of"A" Street
could be enhanced with river-oriented commercial uses, augmenting the developed
park and sports facilities. The manmade pond has potential for wildlife viewing, fishing
for young families, and should be enhanced as park land with grassy areas, pavilions,
restrooms, pond access and barbecue amenities. There is potential for a pocket wildlife
area as part of the pond-centric development. Once the BNSF rail spur is abandoned the
City should negotiate with the BNSF to acquire the land adjacent to the ball fields. This
area could benefit from additional baseball fields and the addition of soccer facilities.
f) Linkage and Amenities Constraints:The area is still zoned 1-1 Light Industrial, and as
such can be legally developed with such things as building material storage yards,
trucking companies, a central power station, automotive assembly and repair facilities,
and blacksmith, welding or other metal shops.
g) RECOMMENDATIONS:
Short-Term Recommendations:
i) Rezone the area south of"A" Street as C-1 Retail Commercial.
ii) Improve Riverview Park for waterfowl and elevated bird watching along the
rivershore trail, adding nature trails as needed; Develop a park around the pond with
a pocket wildlife viewing area, fishing areas for young families, grassy areas,
pavilions, restrooms and barbecue amenities.
iii) Place drinking fountains, shade trees, and restroom facilities at strategic points;
Long-Term Recommendations:
iv) Fill, grade, and vegetate river face of levee (see Pasco Rivershore Enhancement
vision).
v) Purchase the BNSF lands east of the ball fields; add baseball and soccer fields.
vi) Develop a beach area just south of the Riverview Park.
Rivershore Linkages&Amenities Plan Page 132 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 133 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 134 of 161 Printed 04/27/2012
14)West Cable Bridge
a) Ownership: Army Corps of Engineers
a) Landscape & Natural Features: Army Corps of Engineers rip-rap levee; BNSF Railroad
spur line; undeveloped scrub land.
b) Transportation: A BNSF Rail spur bisects most of this area; One unfinished access point
leads to 13th Avenue. The trail leading to 13th crosses BNSF land and the BNSF rail spur.
c) General Land Use Pattern:This area is mostly vacant with some residential and
industrial uses along Washington Avenue, extending south towards the River.
d) Linkage and Amenities Opportunities: Because this area is mostly undeveloped it has
more flexibility for future plans. It is close to the ballpark and Riverview park and could
eventually be an extension of and expansion area for that facility.
e) Linkage and Amenities Constraints:The BNSF-owned rail spur is a prominent and
central barrier to any development in this area. Until the spur is abandoned and the
land changes hands this area is essentially off-limits to any redevelopment.
f) RECOMMENDATIONS:
Short-Term Recommendations:
i) Acquire BNSF land upon rail spur abandonment.
ii) pipe and fill landward side of ditch;
Long-Term Recommendations:
iii) Extend park facilities east, with picnic areas and typical park amenities.
iv) Fill, grade, and vegetate river face of levee (see Pasco Rivershore Enhancement
vision).
v) provide state-of-the-art separated Class I multiuse paths over the Cable Bridge
Rivershore Linkages&Amenities Plan Page 135 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 136 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 137 of 161 Printed 04/27/2012
15) Marine Terminal
g) Ownership: Port of Pasco/Some private
h) Landscape & Natural Features: Army Corps of Engineers rip-rap levee;
commercial/industrial area (mostly vacant—marine terminal side); BNSF railroad main
line and trestle bridge to the east; Sacagawea trail does not connect former Port of
Pasco marine terminal with Boat basin area due to BNSF Railroad tracks and trestle
bridge.
i) Transportation: The Trail extends through the entire length of this segment. Access is
from 10th Avenue, Washington Street, 9th Avenue, Ainsworth Avenue, and 4th Avenue.
j) General Land Use Pattern: Mostly Vacant industrially zoned land.
a) Linkage and Amenities Opportunities:The Trail extends through the entire length of
this segment. There is a barge dock which would be an excellent location for an
indoor/outdoor waterfront restaurant with integrated dock facilities. Retail commercial
development should be built with ground-level parking and levee-level (and higher)
retail, restaurant, entertainment, and water-dependent/water-related uses. This is
another prime potential retail commercial area.
k) Linkage and Amenities Constraints:This is the site of a former WWII fuel tank facility.
Some toxic spillage has occurred along the west end of the Marine Terminal area and is
in the remediation process. Unfortunately, the remediation is "low-tech" and thus more
time-consuming. The area may not be "shovel-ready" for some time. An anxious
developer may choose to invest in a more intensive (and expensive) remediation
process, but this is not a current likelihood. The two available direct north-south routes
from this neighborhood to downtown Pasco are 4th Avenue under the Ainsworth
Underpass, and north along the BNSF main rail line to the City Center; and north on 10th
Avenue. While both routes are fairly well sidewalk-equipped for pedestrians, however
neither is designed for bicycle traffic. As well, neither route is aesthetically pleasing.
I) RECOMMENDATIONS: (See Boat Basin/Marine Terminal Master Plan).
Short-Term Recommendations:
i) Rezone the area for Business Park/Commercial retail.
Long-Term Recommendations:
ii) Invest in higher-tech toxic spill remediation
iii) Encourage/promote development as per the Boat Basin/Marine Terminal Plan.
iv) Build an improved trail connections between Pasco's urban center and the Boat
Basin/Marine Terminal area
v) Consider the possibility of a cantilevered pedestrian bridge built to the side of the
BNSF bridge
vi) Develop strategically sited signature gateway at 4th Ave & Lewis St
vii) Identify and develop future riverside dining venues with scenic, recreational or
cultural attributes.
Rivershore Linkages&Amenities Plan Page 138 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 139 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 140 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 141 of 161 Printed 04/27/2012
16) Boat Basin
a) Ownership: Army Corps of Engineers with City of Pasco lease/Private owners
b) Landscape & Natural Features: Army Corps of Engineers rip-rap levee and dike;
commercial/industrial boat marina area and boat launch and dock in disrepair; BNSF
railroad main line and trestle bridge to the west, separating the Port Marine terminal
from the Boat Basin; Schlagle City park; modest residential areas; boat launch in
disrepair, private marina facility; Sacagawea trail does not connect former Port of Pasco
marine terminal with Boat basin area, due to BNSF Railroad tracks and trestle bridge.
c) Transportation: This area is barricaded in by the BNSF Railroad main line to the west,
The Ainsworth Overpass along the north, and the Port of Pasco's Osprey Pointe project
to the east. Access is from 2nd and Gray avenues to the northeast, and a foot access
from the Osprey Pointe development to the east. Since the construction of the
Ainsworth overpass this area has become further isolated and less accessible, as the
overpass cut off access from Railroad, 4th, and 3rd Avenues. Furthermore, the
Sacagawea Heritage Trail does not go through this area, instead winding north across
the overpass avoiding the Boat Basin neighborhood, and then back down along the river
at Osprey Pointe. Neighbors have reported that crime is higher here because the area is
isolated from public supervision.
d) General Land Use Pattern: A private marina operates in the industrially zoned
waterfront area, next to a public boat launch and a public park. Modest residential units
occupy the residentially zoned north half of the area. A large percent of these units are
owner-occupied and are neatly maintained. There are a few industrially zoned lots in
the east part of the neighborhood.
e) Linkage and Amenities Opportunities: A neighborhood park is already in place, with a
boat launch close by. This basin lends itself well to development of a separate
beach/swimming area. However the beach should be designed in a way as to separate
swimming and boating activities. If the BNSF Railroad would allow a trail underpass for
the Sacagawea Trail under its main line, the Trail could continue through the
neighborhood, opening up the neighborhood somewhat and adding public supervision
to the area. As the Osprey Pointe project develops to the east, this area will be in higher
demand for upscale residential development and an upgrade will be warranted to the
marina facility, with demand for mini-market, boat fueling, fishing supplies, and perhaps
restaurant facilities at the marina.
f) Linkage and Amenities Constraints:The BNSF Railroad has been reluctant in times past
to allow for an underpass under its mainline, citing transportation security issues. As
well, the Port of Pasco is reluctant to include the Boat Basin in its plans as long as the
neighborhood remains unsightly and uninviting to business visitors. The high owner-
occupied ratio reduces the likelihood of any major upgrades to the residential
neighborhood in the short-term, although as land values in the neighborhood increase
due to Osprey Pointe development, owners may be induced to sell for a reasonable
profit. There are no direct north-south routes from this neighborhood to downtown
Pasco. The closest access would require a circuitous route either west along Ainsworth
Avenue and south at 6th Avenue, thence circling east and north to 4th Avenue under the
Ainsworth Underpass, and north to the City Center; or east to Oregon avenue, north to
Rivershore Linkages&Amenities Plan Page 142 of 161 Printed 04/27/2012
Lewis Street, and west again to the city Center. The former route navigates through
industrial and residential areas, the latter primarily through industrial zones on a truck
route that is not bike/pedestrian friendly.
g) RECOMMENDATIONS: (See Boat Basin/Tank Farm Master Plan)
Short-Term Recommendations:
i) Rezone neighborhood to higher-density residential, to allow for higher-end condos.
Establish design standards for all new construction compatible with the Marine
Terminal and Osprey Pointe themes.
ii) Begin negotiations for a BNSF/Sacagawea Trail underpass. Prepare a "plan B"
"floating deck" option for the trail to drop into and floats on the River, if necessary.
iii) Begin plans for continuation of the Sacagawea Trail through the neighborhood.
iv) Begin plans for a public beach separated from the boat launch facility.
v) Upgrade dike and park facility.
vi) Add path and view deck at harbor entrance of dike.
Long-Term Recommendations:
vii) Build Sacagawea Trail underpass and trail through the Boat Basin neighborhood.
viii)Build a beach and swimming area as part of Schlagel Park, separating boat launch
uses from swimming.
ix) Upgrade boat launch and dock facilities.
x) Build a park along the River between the Boat Basin and Osprey Pointe, thematically
connecting the two developments.
xi) Consider the possibility of a cantilevered pedestrian bridge built to the side of the
BNSF bridge
Rivershore Linkages&Amenities Plan Page 143 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 145 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 146 or7 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 147 of 161 Printed 04/27/2012
17) Port of Pasco
a) Ownership: Port of Pasco
b) Landscape & Natural Features: gently sloping to increased slope, scrub vegetation with
thick tree growth along river edge (NOTE—Trees have recently been thinned around the
Osprey Pointe development to the west).
c) Transportation: The port of Pasco is a hub of industrial River, rail, and truck
transportation. The Port owns a barge docking and loading facility on the Columbia
River, which leads out to the Pacific and to markets in the Pacific Rim and beyond. This
barge facility is located just east of the Osprey Pointe development. Several rail-spurs
access the BNSF main lines through the Port from both the northwest and northeast.
Ainsworth and Oregon Avenues provide quick access for trucking to major highways
heading in all directions. The Trail has been developed through the Port property; along
the river of the Osprey Pointe area and then inland along Ainsworth Avenue to the last
block of warehouses, and then back south to the river. The Trail ends at the Sacagawea
State Park access road.
d) General Land Use Pattern:The Port of Pasco has a mix of WWII-era warehouse facilities
and vacant lands, and is zoned for heavy industrial use, thought Osprey Pointe is
planned as a higher-end business park.
e) Linkage and Amenities Opportunities:The completion of the first Osprey Pointe
building (the Port of Pasco office) and utilities infrastructure has set the stage for further
office development in the park. The Port has designed the building as an example of the
design standards expected of future buildings on the site. Landscaping (including the
removal of dead trees and undergrowth along the River) is professional and
aesthetically pleasing, as well as drought-resistant. The rest of the Port will remain
heavy industrial into the foreseeable future.
f) Linkage and Amenities Constraints:Trail location is constrained by industrial uses in the
area. The Trail currently follows Ainsworth Avenue through the heaviest industrial use
areas, leaving the river to avoid the barge loading facility and some outdoor
warehousing. One river view access trail weaves between some outdoor storage areas
down to the River, but does not subsequently join up with the Trail.
g) RECOMMENDATIONS: (See Port of Pasco Osprey Pointe Business Park Plan).
Short-Term Recommendations:
i) Continue development of Osprey Pointe as planned.
ii) Connect Lookout point trail to main Trail along the River.
iii) Provide self-guided smart phone tours addressing unique history, culture and
environment of the Port of Pasco; Highlight Big Pasco's working port and businesses
as a trail exhibit
Long-Term Recommendations:
iv) Build a park along the River between the Boat Basin and Osprey Pointe, thematically
connecting the two developments.
v) Build an improved trail connection between Pasco's urban center and the Osprey
Pointe Business Park.
Rivershore Linkages&Amenities Plan Page 148 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 149 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 150 of 161 Printed 04/27/2012
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• Rivershore Linkages&Amenities Plan Page 151 of 161 Printed 04/27/2012
Rivershore Linkages&Amenities Plan Page 152 of 161 Printed 04/27/2012
18)Sacagawea Park
a) Ownership: Army Corps of Engineers/Wash St Parks & Recreation
b) Landscape & Natural Features: State park; mostly flat, mix of native and non-native
(park) vegetation; beach areas; docks; boat launch; historic Ainsworth Town site.
c) Transportation: Access to the Park is limited to a single two-lane road entering the park
from the northwest. The Trail ends at this road. An undeveloped path/road meanders
through the historic Ainsworth town site.
d) General Land Use Pattern:This area is partially developed as a state park with patron
amenities such as parking, family and group picnic areas, a boat launch and docks, and a
beach. There is housing for park staff and a museum/interpretive center. The balance of
the park is vacant, with the exception of some high voltage power lines utilities crossing
the Columbia River at the south shore.
e) Linkage and Amenities Opportunities: Sacagawea State Park is partially developed and
contains the only developed beach within Pasco city limits. This park rests at the
confluence of the Snake and Columbia Rivers and is historic for its role in the Lewis and
Clark Expedition, and contains a museum and interpretive center. The park is
periodically used for sternwheeler riverboat docking as they come up river from the
Pacific coast. While this may be an ideal site for summer food vending, any commercial
activity would need to be sanctioned by the State Parks Department. The Park is just
south of the historic Ainsworth town site, and the only public access to the site. The
Sacagawea Trail should continue through the park along the north border of the access
road and developed park areas, continuing along the meandering Ainsworth access
road, and then north up along the Snake River. Many areas of the park are ideal for local
camping and scouting/wilderness club-type activities. The balance of the park area is
undeveloped and amenable to wildlife viewing. Future development should allow for a
few "look but don't touch" viewing trails in appropriate parts of the park.
f) Linkage and Amenities Constraints: Because the park is owned and operated by the
State Parks Department, the City of Pasco has limited influence over its development. As
well, the Ainsworth town site is an historic site and may be difficult to protect as an
archaeological site, off-limits to scavenging. The northeast part of the old town site is
swampy and any trail through the area may require footbridges or boardwalks to cross
over the swamp areas.
g) RECOMMENDATIONS: (State of Washington Parks Department);
Short-Term Recommendations:
i) Place drinking fountains, shade trees, and restroom facilities at strategic points;
ii) Develop overnight camping areas throughout the park
iii) Design a trail extension of the Sacagawea Trail through the Ainsworth Town site and
beyond.
iv) Develop trails in Sacajawea State Park for opportunities to learn about native
wildlife, geological features and the Confluence Project
v) Consider more summer fairs and activities and related food vendor opportunities
Long-Term Recommendations:
vi) Develop the Sacagawea Heritage Trail through park and towards the Columbia
Plateau /Ice Harbor Dam trail linkage;
Rivershore Linkages&Amenities Plan Page 153 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 154 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 155 of 161 Printed 04/27/2012
19)Ainsworth Town
a) Ownership : US Government
b) Landscape & Natural Features: steep slope areas, BNSF R-O-W with trestle bridge;
overgrown with mostly non-native vegetation, salt deposits and marsh/swamp areas
c) Transportation: There are no direct public access points to this point. An undeveloped,
meandering path extends north from Sacagawea State Park to the site.
d) General Land Use Pattern: Vacant with an undeveloped archaeological site from the
former Town of Ainsworth.
e) Linkage and Amenities Opportunities:The Ainsworth Town site could be developed as
an historic site. The undeveloped path which winds through the site could easily be
developed into an extension of the Sacagawea Trail as it converges with the Columbia
Plateau trail along the Snake River.
f) Linkage and Amenities Constraints: Much of the proposed Trail path lies in Railroad
right-of-way. Any trail development would be dependent upon vacation of existing rail
uses and cooperation of the railroad.
g) RECOMMENDATIONS:
h) Short-Term Recommendations:
i) Begin conversations with the State Park Service and BNSF Railroad.
ii) Plan and design a Sacagawea Heritage Trail extension through the Ainsworth Town
site.
i) Long-Term Recommendations:
i) continue Sacagawea path towards Ice Harbor Dam trail linkage;
ii) place drinking fountains, shade trees, and restroom facilities at strategic points;
iii) Develop Town of Ainsworth archaeology site
iv) Consider the possibility of a cantilevered pedestrian bridge built to the side of the
BNSF bridge
Rivershore Linkages&Amenities Plan Page 156 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 157 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 158 of 161 Printed 04/27/2012
20)Tidewater Terminal
a) Ownership: BNSF Railway/Tidewater Terminal Company/Washington State Parks and
Recreation Commission.
b) Landscape & Natural Features: Steep slope; BNSF R-O-W ; industrial uses; US -12
highway and bridge
c) Transportation: There are no public access points to any portion of this segment. Plans
are being considered to connect Sacajawea State Park with the Columbia Plateau Trail
(CPT). Currently two existing, off-site fuel tank farms prevent a direct link between CPT
and the park. While the Washington State Parks and Recreation Commission owns the
former BNSF Railroad ROW just north of the Tidewater terminal, the Southern part of
CPT to Ice Harbor has yet to be developed and the trail still has railroad tracks and is
used for railcar storage. The Washington State Department of Transportation (WSDOT)
is scoping a project to build an interchange over highway 12. The current WSDOT plans
include a bridge wide enough to include a bike lane. One potentially indentified route
would follow Sacajawea Park Road up to the bridge and a route would have to be
identified to connect from the bridge to the Southern end of the Trail.
d) General Land Use Pattern: this area is developed with two fuel storage tank facilities,
with the balance of the land being vacant.
e) Linkage and Amenities Opportunities: Plans are being considered to connect Sacajawea
State Park with the Columbia Plateau Trail (CPT). The Washington State Parks and
Recreation Commission owns the former BNSF Railroad ROW just north of the
Tidewater terminal. WSDOT is scoping a project to connect Sacajawea Park to the CPT
via Sacajawea Park Road up to an interchange over highway 12, including a bridge wide
enough to include a bike lane.
f) Linkage and Amenities Constraints:Two off-site fuel tank farms prevent a direct link
between the Columbia Plateau Trail and the park. While the Washington State Parks and
Recreation Commission owns the former BNSF Railroad ROW just north of the
Tidewater terminal, the Southern part of CPT to Ice Harbor has yet to be developed and
the trail still has railroad tracks and is used for railcar storage.
g) RECOMMENDATIONS:
Long-Term Recommendations:
i) Continue the Sacagawea Trail/Columbia Plateau Trail towards the Columbia Plateau
/Ice Harbor Dam trail linkage;
ii) Install drinking fountains, shade trees, and restroom facilities at strategic points;
iii) Consider the possibility of a cantilevered pedestrian bridge built to the side of the
BNSF bridge
Rivershore Linkages&Amenities Plan Page 159 of 161 Printed 04/27/2012
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Rivershore Linkages&Amenities Plan Page 160 of 161 Printed 04/27/2012
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