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HomeMy WebLinkAbout1296 ResolutionRESOLUTION NO. 1296 WHEREAS, the City of Pasco hired Whisler-Patri as a consultant regarding the redevelopment of the Pasco Municipal Golf Course area; and WHEREAS, said consultant has prepared a plan for such area; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PASCO: That the City Council of the City of Pasco does hereby adopt the Pasco Municipal Golf Course Redevelopment Master Plan which was presented to the Council by Whisler-Patri, a copy of which is marked Exhibit "A", attached hereto, and incorporated herein as though fully set forth at length. PASSED by the City Council of the City of Pasco this 5 day of November , 1979. Chet Bailie, Mayor AT T: / W lls, City Clerk I APPROVED AS TO FORM:) f- 0 [1 1 ki De`iinis J. Dq MKibe Cit Attorney Y ST . . . . ............... . ...... ..... . . . . . . . . PASCO MUNICIPAL GOLF COURSE REDEVELOPMENT MASTER PLAN RESIDENTIAL / RECREATIONAL / OFFICE PARK / COMMERCIAL / CONVENTION CENTER DEVELOPMENT WHISLER-PATRI / THE PENCE ASSOCIATES ARCHITECTS & LAND PLANNERS FOR THE CITY OF PASCO, WASHINGTON LELAND & HOBSON ECONOMICS CONSULTANTS ROBERT MUIR GRAVES GOLF COURSE ARCHITECTS CH2M HILL CIVIL ENGINEERS CONTENTS GRAPHICS Page Contents..................................... i Cityof Pasco ................................ Master Plan Design Team ...................... Introduction................................. 1 Scope of Consultants' Work ................... 1 Methodology.................................. 2 ProjectSummary .............................. 3 Implementation Guidelines & Controls ......... 5 Constraints.................................. 7 RegionalMap ............................. 9 Vicinity Map ............................. 11 Existing Site Topography ................. 13 Rendered Plan ............................ 15 Perspective Drawing of Residential Area... 17 Perspective Drawing of Office Park ....... 19 Master Plan Goals, Criteria and Recommendations.......................... 21 Golf Course Development Plan ................. 25 DevelopmentPlan ......................... 27 Development Mix .............................. 29 DevelopmentMix .......................... 31 Phasing...................................... 33 Phasing.................................. 35 Initial Phase i .......................... 37 TemporaryGolf Course .................... 39 Multi -Purpose Facility (MPF) Alternative ..... 41 Alternate MPF Rendered Plan .............. 43 Perspective Drawing ...................... 45 Utilities.................................... 47 Utilities ................................ 51 Traffic...................................... 53 Street Sections .......................... 59 Economics.................................... 61 i CITY OF PASCO PASCO CITY COUNCIL Chet Bailie, Mayor Bill Wilkins, Mayor Pro -Tem Charles F. Grigg, Councilman Sterl K. Adams, Councilman Ira L. Schmidt, Councilman Gary Clark, Councilman E. A. Snider, Councilman CITY OF PASCO STAFF Leland F. Kraft, City Manager James Ajax, Director of Community Development Department John Hager, Fire Chief Gary Crutchfield, City Planner Richard Erickson, Director of Parks & Recreation Dennis De Felice, City Attorney Charles T. Criscola, Director of Finance Webster Jackson, Administrative Assistant to City Manager & Affirmative Action Officer Arthur Bieker, Municipal Court Judge Hugh M. Vandiver, Chief of Police Evelyn Wells, City Clerk Shirley Tucker, Director, Mid -Columbia Regional Library MASTER -PLAN DESIGN TEAM CITY OF PASCO Ed Hendler - Project Coordinator Lee Kraft - City Manager City of Pasco Staff CONSULTANT TEAM WHISLER-PATRI/THE PENCE ASSOCIATES - ARCHITECTS, PLANNING Piero Patri - Partner -In -Charge Mark Pence - Partner -In -Charge Peter Hasselman - Urban Design Jay Hendler - Project Architect/Planner George Millen - Architect/Planner, E.I.S. Robert Freed - Graphics LELAND HOBSON - ECONOMIC CONSULTANTS Dave Leland - Partner -In -Charge Karen Myers - Associate ROBERT MUIR GRAVES - GOLF COURSE, LANDSCAPE ARCHITECT CH2M HILL - CIVIL ENGINEERS Barry Barnes - Project Manager A. D. STANLEY ASSOCIATES - SURVEYORS if a i INTRODUCTION The Pasco Municipal Golf Course, owned and operated by the City of Pasco, Washington, is an eighteen hole golf course of approximately 136.2 acres. Ad- jacent to and immediately east of the Golf Course is an additional 71 acres of undeveloped land owned by the City. The southwest corner of the Golf Course property is currently leased from the City by a Motel (and represents 7.8 acres in total). The City of Pasco owns a total of 215 acres. In 1974 the City of Pasco, in 'an effort to realize the maximum potential use for this property, com- missioned Ed Hendler who in turn retained the ser- vices of Architects Reddick Brun and Economist Dave Leland, both from Portland, Oregon, to analyze -this property and develop a program and an analysis that would address specific objectives. Those objectives were essentially as follows: Relocation of a portion or portions of the existing Golf Course to create new sites for Housing, Retail, Commercial & Office develop- ment. . Utilization of the undeveloped land east of the Golf Course for the Golf Course relocation, Housing, and related facilities and amenities. . Creation of new developable acreage on the west side of the Golf Course for Retail, Commercial., Office'and Recreational Facilities. Planning for a Multi-Use/Convention Center development Utilization of funds from the sale of the pro- posed development as seed money for the devel- opment of a Multi-Use/Convention Center. In February 1975, the Pasco Municipal Golf Course Redevelopment Program - Phase One Analysis was pub- lished and distributed. This report served as the basis from which the Phase Two Master Plan, was developed. Phase Three - Implementation will follow adoption of the Plan by the City of Pasco. SCOPE OF CONSULTANTS' WORK Development of the Pasco Municipal Golf Course Mas- ter Plan has been essentially divided into 4 steps. These steps..are: START-UP:. RESEARCH AND ANALYSIS UPDATE DEVELOPMENT OPTIONS . MASTER PLAN DEVELOPMENT . MASTER PLAN DOCUMENTATION In addition to the formal scope of work for the Master Plan,it was also necessary for the consultant to provide consultation and coordination of a pur- chase agreement, not yet consummated, between the City of -Pasco and the existing Motel. This was necessary.to insure conformance and. compatibility with the proposed MASTER PLAN and subsequent De- velopment.- START-UP: e- velopment: START-UP: -RESEARCH AND ANALYSIS UPDATE J The major effort in this step of Master Plan development.was the gathering of existing in- formation for analysis. This included an in- depth analysis of the Phase I document includ- ing all options and updating of projections based on historical trends that have developed in the period since completion of the Phase I Report. Also included were topographic and boundary surveys, review and analysis of local planning objectives, ordinances and codes, .and the soliciting of input from local citizens and governmental bodies including Columbia Basin College and the Port of Pasco. Gathering and analysis of information was conducted regarding ecological factors,. climatology, view -and vis- tas, existing utilities and rights-of-way, access, parking, airport expansion, and air corridors.- DEVELOPMENT -OPTIONS Once the .research and analysis of existing information was completed, Alternatives or Development Options for the proposed develop- ment were generated. These options were ulti- mately tested for feasibility from the stand - E paints of financing, marketability, aesthetics, on-site/off-site circulation including the proposed Interstate Highway I-182 and environ- mental aspects such as noise from the airport or freeway. In addition, alternative land uses, phasing, densities, golf course reloca- tion programs, temporary courses, cost estimates, and utility demand were discussed and analyzed. Ultimately, based on analysis of this informa- tion,a Development Option was selected for Master Plan Development. MASTER PLAN DEVELOPMENT As the Pasco Municipal. Golf Course Master Plan proceeded into final development stages, up- dating and refinement continued for economic and market data including development program- ming, phasing, densities, and testing the econ- omics based on preliminary development costs, land use, housing types, mix, coverage, mass- ing, open space, vehicular and pedestrian cir- culation. Economic testing continued through- out development of the Master Plan. Proposed street sections and amenities including land- scaping, lighting, bicycle and jogging paths, neighborhood centers, were incorporated into the Master Plan as it was further refined. MASTER PLAN DOCUMENTATION Master Plan Documentation is the preparation of the necessary documents, graphics and descrip- tive text that defines the proposed total de- velopment and development constraints. It is the final planning and economic analysis and criteria for the proposed Master Plan. Within this step was the preparation of the document that will be used to interest and guide pro- posed developers and users of the development. The final part of the Master Plan Documentation was the preparation of the Environmental Impact Statement which examines the effects of the development on the land and its surrounding area as well as the effect of surrounding uses on the proposed development. 2 METHODOLOGY Consultation with citizens and City staff was sought throughout development of the proposed Master Plan. Citizen input was solicited at a Town Meeting which was advertised in the local papers and held at the Pasco High School Auditorium, Feb- ruary 14, 1979. The Economic Consultant conducted interviews with a large number of selected and knowledge- able persons in the Tri -Cities area regarding the present and short-term development climate and integrated the judgments of these persons with statistical data in order to arrive at the most realistic judgment/assessment of the real opportunities that exist. A questionnaire was distributed and analyzed regarding citizen interest in development of Multi -Purpose Facilities. Pasco City staff review of the proposed Master Plan was held at City Hall, June 8, 1979. Numerous conferences and work sessions were held in Pasco and San Francisco which included City staff, the project coordinator and the entire design consultant team. All previous reports and documentation relative to this site, as well as any other informational sources or materials, were researched and analyzed. Continuous design team coordination and communica- tion was mandatory throughout the process to insure efficient and comprehensive master Plan development and documentation. PROJECT SUMMARY EXISTING CONDITIONS Undeveloped Land Area 71.0 Acres Existing Golf Course 136.2 Acres Motel Site 7.8 Acres TOTAL LAND AVAILABLE 215.0 Acres PROPOSED DEVELOPMENT OFFICE, RETAIL, COMMERCIAL, SPORT CENTER, MOTEL Office (300,000 sq. ft.) 16.0 Acres Retail/Commercial (40,000 s.f.)2.2 Acres Sport Center 3.1 Acres Motel/Convention Center 16.0 Acres Circulation/Open Space 2.7 Acres Sub Total 40.0 Acres RESIDENTIAL Cluster Single Family 9.3 Acres Apartments 14.2 Acres Condominiums 10.5 Acres Circulation/Open Space 4.0 Acres Sub Total 38.0 Acres GOLF COURSE 146.0 Acres OTHER OPEN SPACE AND CIRCULATION 4.0 Acres TOTAL DEVELOPMENT ACREAGE 215.0 Acres MULTI-PURPOSE FACILITY (MPF) ALTERNATIVE Same as Basic MASTER PLAN except no Office Park with: MULTI-PURPOSE FACILITY 18.7 Acres RETAIL/COMMERCIAL 2.2 Acres SPORT CENTER 3.1 Acres (Refer to Economics Section of report for discussion of MPF Feasibility) REQUIRED OFF-SITE IMPROVEMENTS • New large diameter water service from reservoir to site for required fire flow. • Storm drain to 20th Avenue freeway interchange. • Increase 20th Avenue to 4 lanes from Pearl Street to the Airport boundary. • Traffic signalization at 20th Avenue and Devel- opment Entry Road. • Relocate Columbia Basin College loop road aligned to form a standard intersection with the Office Park Road. I 3 i IMPLEMENTATION GUIDELINES AND CONTROLS In order to assist in arriving at the quality image envisioned by the -proposed Master Plan, the following Guidelines have been established for the use of po- tential developers. GUIDELINES GENERAL Generally the requirements for setbacks, coverage, allowable uses & parking estab- lished in the present zoning ordinance for each zone should be followed. However, in recognition of the special character of the project site, innovative approaches that depart from these standards will be consid- ered if they contribute to the enhancement of the overall project goals. Long unbroken wall planes should be avoided by staggering sections of the structure or the use of architectural elements to relieve the.surface. Elements of varying height should be employed to add visual interest to large buildings or related groups. Use of prefabricated or unmodified standard building designs is discouraged. BUILDING MATERIALS Use of low maintenance blies is encouraged in the effect of time and ance of the area. COLORS Earth tones, whites or colors with subtle and accent colors should be materials and assem order to minimize weather on the appear - natural material restrained use of the rule. LANDSCAPING AND SITE CONTOURS Except within the immediate vicinity of buildings, use should be made of native species of vegetation well adapted to the semi -desert climate, but able to withstand irrigation. Where possible, existing trees and land- scape features should be incorporated into the new development. The general character of the existing land forms should be retained in new developments. SIGNS The following criteria will be applicable to -all signs within the project area: 1. All signs are a required part of the schematic design submittal. 2. Materials must be similar to those used in the specific project struc- tures. 3. Height shall not exceed 8 feet. Spe- cial consideration will be given for taller signs on the southern edge along the freeway. 4. All signs including hanging signs or Fascia signs shall be scaled and de- signed so as to maintain and reinforce the design integrity of the specific project structures. SPECIAL CONSIDERATIONS FOR RESIDENTIAL AREAS "Natural" materials such as cement plaster (shades of white), wood, brick and special pattern blocks should predominate. CONTROLS A review procedure is recommended to insure that site. and design problems have been satisfactorily solved prior to the submittal for building permits. A two- step procedure should be employed to accomplish this and allow potential developers to proceed in an ex- peditious manner in developing an acceptable solution for their specific site. 5 STEP 1 The initial step would be the submittal of Conceptual Plan drawings showing site plan with building loca- tions and sizes, parking, circulation, existing and proposed contours, existing vegetation and general landscape treatment proposed; indication of degree of compliance with zoning requirements; the general massing of the proposed buildings; and indication of building materials proposed for use. This submittal will be reviewed by staff and the con- sultant team.. It would then be forwarded with com- ments regarding the degree of conformity with the Master Plan as adopted and effects on the development as a whole to the Planning Commission or its desig- nated "Design Review Committee" for approval. STEP 2 This step would involve submittal of schematic design drawings showing Site Plan with building sizes and locations, parking and circulation, existing and proposed grading, tabulation of compliance with zon- ing requirements (or amended standards if approved in Step 1), building elevations, typical unit plans if applicable, materials and color samples, preliminary landscape plans with species, general sizes and type of irrigation proposed and preliminary utilities and storm drainage facilities. Review and approval would be through the same proce- dure as for STEP 1. FINAL CHECK This review would occur at the time of processing working drawings for permits at which time the Planning Department should review the project for compliance with the intent of the STEP 2 approval. Major devia- tions if they occur would require approval of the Planning Commission or their designated "Design Review Committee" before building permits could be issued. The procedure outlined above is intended to allow for the maximum flexibility between developer and City in exploring innovative solutions and working out mutually satisfactory solutions to problems and concerns of all parties without requiring extensive investment of front end money by the developer or loss of time working a proposal to a high degree of finish that may be found to be in conflict with the goals of the Master Plan. Free interchange of thoughts is to be encouraged throughout the process to insure that the final product is not only an attractive addition to the project and the City of Pasco, but also remains economically feasible for its intended market. t t CONSTRAINTS SITE LOCATION AND REGIONAL CONDITIONS The proposed development is located at the northerly edge of Pasco, Washington. Pasco is one of three cities located in the southeastern area of the State, commonly referred to as the Tri -Cities, consisting of Pasco, Kennewick and Richland. The Columbia River and Snake River are the most significant natural features in this area and agriculture is the major and fastest growing industry due to the long growing season and the abundance of irrigation water from the Grand Cou- lee Dam project. Another major industry in the area is Nuclear Energy centered within the Hanford Atomic Works in Richland, Washington. The basic climate is desert with precipitation aver- aging only 7 inches per year and an average snowfall of 12.5 inches. 1 Summer days are typically very hot ranging from a mean maximum temperature in July of 91.3 degrees F. and a year mean maximum of 65.6 degrees F. Winters are moderate. Long range views and vistas to the Horse Heaven Hills and Rattlesnake Mountain are available from some areas of the site. Golf Course amenities such as trees, views of greenery and ponds, will enhance the overall project environment. SITE ACCESS Site access is achieved via 20th Avenue. 20th Avenue extends south into the City of Pasco providing imme- diate and direct access for Pasco residents. SR -12, the proposed Interstate I-182, will provide inter- change access to 20th Avenue for Kennewick and Rich- land residents. Additional access will be available from the west via a spur from the proposed I-182 when the highway is constructed. As well as serving the Golf Course site, 20th Avenue is also the main access for the Tri -Cities Airport and Columbia Basin College. SITE SIZE The site is approximately 215 acres with the existing Pasco Municipal Golf Course comprising 136.2 acres, the undeveloped property comprising the remaining 71 acres, and the Motel of 7.8 acres. The property line dimensions are 3,000 feet on the north and south bound- aries and 1,600 feet on the east and west boundaries. EXISTING ZONING Existing zoning is R-1, low density residential. It will be necessary to revise the current zoning to accommodate the proposed development. FAA CLEAR ZONE In addition to the noise generation from the Runway 30 alignment, the FAA clear zone for this runway, which extends across the northeast corner of the proposed development (see Vicinity Map), imposes certain de- velopment constraints. These constraints are specif- ically defined in the Federal Aviation Regulations Part 77 and must be incorporated into the proposed development. The FAA Clear Zone Constraints include among many others, building restriction lines, heights and massing relative to Runway proximity. The FAA should be consulted continuously throughout the im- plementation phases. AIRPORT AND FREEWAY NOISE As a result of Airport proximity, specifically the Runway 30 centerline alignment, aircraft noise of landing and departing aircraft poses a periodic prob- lem. Most aircraft using the runway are smaller pri- vate airplanes but on occasion as convenience dic- tates, a scheduled commercial jet does utilize Runway 30. Current highway noise on SR -12 is not a major noise factor; however, the increase in traffic that is ex- pected when the proposed Interstate I-182 is con- structed may impose significant noise considerations. 7 The solution to both airport and freeway noise prob- lems has-been to isolate the proposed development physically from the noise sources as much as possible. In addition, landform such as earth berming and noise' attenuating fences can be utilized to alleviate spe- cific noise problems. TOPOGRAPHY & VEGETATION Existing Topography ranges from approximately 395 feet in elevation to 425 feet. Rolling hills with gentle slopes of 5% to 10% are characteristic throughout the site. The Golf Course is currently developed with typical urban landscape materials with some understory plants and trees between and adjacent to the fairways. The undeveloped area is typical of the semi -desert found in the area with low scrub and grass species. UTILITY SYSTEMS Upgrading of the existing systems and provisions for extensions into the project site including sewers, water, power, gas, telephone, T.V., and fire pro- tection, are discussed in the UTILITIES section of this report. SURROUNDING DEVELOPMENT - EXISTING AND FUTURE Since 20th Avenue serves as the access for Airport and Columbia Basin College traffic, proposed im- provements to the utilities systems and to 20th Ave- nue itself must be designed to serve not only the uses proposed for the Golf Course Site, but existing, proposed and future uses of the Airport and College. The participants in the preparation of this plan strongly recommend that all planning efforts for the Airport (Port of Pasco) and the College be coordi- nated to insure that improvements to 20th Avenue and utilities take into account future requirements and allow for orderly programming to accommodate new or expanded facilities as they come into use. A / REGIONAL MAP PASCO MUNICIPAL GOLF COURSE REDEVELOPMENT MASTER PLAN RESIDENTIAL / RECREATIONAL / OFFICE PARK / COMMERCIAL / CONVENTION CENTER DEVELOPMENT WHISLER•PATRI /THE PENCE ASSOCIATES ARCHITECTS & LAND PLANNERS FOR THE CITY OF PASCO, WASHINGTON LELAND & HOBSON ECONOMICS CONSULTANTS ROBERT MUIR GRAVES GOLF COURSE ARCHITECTS CH2M HILL CIVIL ENGINEERS a t i e SR 182 / G� ,-TQ-UR � �\� �AIR�RT�� tVICINITY MAP PASCO MUNICIPAL GOLF COURSE REDEVELOPMENT MASTER PLAN RESIDENTIAL / RECREATIONAL / OFFICE PARK / COMMERCIAL / CONVENTION CENTER DEVELOPMENT WHISLER• PATRI / THE PENCE ASSOCIATES ARCHITECTS & LAND PLANNERS FOR THE CITY OF PASCO, WASHINGTON LELAND & HOBSON ECONOMICS CONSULTANTS ROBERT MUIR GRAVES GOLF COURSE ARCHITECTS CH2M HILL CIVIL ENGINEERS 11 PASCO MUNICIPAL GOLF COURSE REDEVELOPMENT MASTER PLAN RESIDENTIAL / RECREATIONAL / OFFICE PARK / COMMERCIAL / CONVENTION CENTER DEVELOPMENT WHISLER•PATRI / THE PENCE ASSOCIATES ARCHITECTS & LAND PLANNERS FOR THE CITY OF PASCO, WASHINGTON LELAND & HOBSON ECONOMICS. CONSULTANTS ROBERT MUIR GRAVES GOLF COURSE ARCHITECTS CH2M HILL CIVIL ENGINEERS 13 RESIDENTIAL AREA PASCO MUNICIPAL GOLF COURSE REDEVELOPMENT MASTER PLAN RESIDENTIAL / RECREATIONAL / OFFICE PARK / COMMERCIAL / CONVENTION CENTER DEVELOPMENT WHISLER•PATRI / THE PENCE ASSOCIATES ARCHITECTS & LAND PLANNERS FOR THE CITY OF PASCO, WASHINGTON LELAND & HOBSON ECONOMICS CONSULTANTS ROBERT MUIR GRAVES GOLF COURSE ARCHITECTS CH2M HILL CIVIL ENGINEERS 17 OFFICE PARK PASCO MUNICIPAL GOLF COURSE REDEVELOPMENT MASTER PLAN RESIDENTIAL / RECREATIONAL /OFFICE PARK / COMMERCIAL / CONVENTION CENTER DEVELOPMENT WHISLER•PATRI / THE PENCE ASSOCIATES ARCHITECTS B LAND PLANNERS FOR THE CITY OF PASCO, WASHINGTON LELAND $ HOBSON ECONOMICS CONSULTANTS ROBERT MUIR GRAVES GOLF COURSE ARCHITECTS CH2M HILL CIVIL ENGINEERS 19 MASTER PLAN GOALS CRITERIA & RECOMMENDATIONS It has been the expressed goal of the Design Team to permit any driveway access. Also indicated is a re- develop the Pasco Municipal Golf Course Redevelopment alignment of the College loop road to alleviate ex - Plan for the City of Pasco in a manner that will pro- isting and future congestion with freeway traffic. mote the highest and best quality recreational, office, The new alignment will provide standard intersections commercial, housing, and related amenities obtainable with proposed project streets. under the planning and economic constraints outlined by this report. Because of its unique function as the airport entry to the Tri -Cities area, a basic consideration of the Several development options were generated for analy- design has been the development of 20th Avenue as a sis during the course of study. After much discussion landscaped boulevard as part of the project area. and review the proposed Master Plan (see RENDERED PLAN) presented here was selected as the optimum. The In addition to normal vehicular circulation provision major advantages may be summarized as follows: must be made for alternative access routes for emer- gency vehicles. In the case of the residential area 1. The Golf Course provides a natural buffer zone/- of the project this has been accomplished by providing greenbelt separating the residential areas from an emergency vehicle trail from the easterly boundary the highway and airport. of the site through the golf course to connect with existing trails leading to Fourth Avenue. 2. Maximum Golf Course frontage has been provided for the Residential area plus frontage for the Separation of vehicular and pedestrian/bicycle traffic Motel(s), Commercial and Office Sites. has been purposely designed into the project both as a safety measure and to provide the most attractive 3. Minimizes utility extensions thus minimizing environment possible. Use of a trail system rather costs. than conventional sidewalks allows the creation of more direct routes to logical destinations for this 4. Provides the shortest most efficient road system, type of circulation. again keeping costs to a minimum. The project site itself has been developed into six 5. Maximizes desirable views and vistas. basic use areas: Residential, Office, Retail/Commer- cial, Sport Center, Motel/Convention Center and Golf Due to the interest in locating a Multi -Purpose Facil- Course. Specific goals and criteria were developed ity on this site, one Alternative Plan has been de- for each area and are covered in the following para- veloped for such a facility in lieu of the office area graphs. in the basic MASTER PLAN. The major effects of this use are treated in the MULTI-PURPOSE FACILITY (MPF) ALTERNATIVE. RESIDENTIAL A basic requirement for the success of the project is adequate and orderly circulation of vehicular and The economic.research and analysis indicates that pedestrian traffic, both on and off site. Ana_lysis'of there is a lack of choice in both price range and known and projected traffic has indicated that im- types of housing currently available in the City of provements to 20th Avenue are required to maintain Pasco. With this in mind a goal was established to adequate traffic circulation to the project, the Col- provide a mix of housing types and densities placed in lege and the Airport. a quality setting. . To facilitate orderly vehicular circulation there Analysis of the constraints on the site caused by the should be a minimum number of access points on 20th proximity to the airport and the freeway indicated Avenue. The plan as proposed limits 20th A%renue that housing should be placed as far from these noise access to three street intersections and does not sources as possible and buffered with green spaces to i create the most pleasant environment possible. By 21 surrounding the residential area with the Golf Course and locating the housing in the southerly and central areas of the site this criteria has been met to the maximum extent possible. A further goal was maximization of Golf Course front- age for residential areas. The proposed plan not only buffers the housing from other uses and noises but. provides a highly desirable amenity in the form of views over open green areas and vistas of distant features such as the Horse Heaven Hills. Another goal is the development.of heavily landscaped streets that maintain the small-scale feeling of ex- isting residential areas in Pasco. This goal has been implemented by designing the residential area with a minimum of public streets and serving the different types of housing by private streets. The small scale has been further enhanced by limiting parking to off- street areas thus allowing a narrower pavement width• to be utilized. In order to create a quality development, amenities are considered a necessity. In particular, several opportunities exist for recreational uses on the site which include the Golf Course and a Sports Center adjacent to the. Golf Club House. Provision has been made for jogging and bicycle riding on the trail sys- tem and swimming pools can be provided as part of the various development areas. Reuse of existing putting greens as new practice putting greens has been pro- posed where such existing features fall within the new residential area. An important goal in creating an attractive and invi- ting area is that of keeping the apparent scale and massing of all buildings small. With this in mind detached single family and condominium structures should be limited to no more than two and one-half stories in height. While it is desirable to limit the height of all buildings, some flexibility should be allowed for apartments with a mix of heights to pro- vide some additional visual interest. A primary ob- jective for design of all housing projects is the breaking up of massing and the avoidance of long walls that overpower the personal environment. Methods for achieving this criteria include breaking buildings into smaller blocks and relief of potential long flat surfaces by staggering facade sections and the use of 22 architectural devices such as trellises and decks as well as strategicallly-placed landscaping to limit the amount of a structure visible from any single vantage point. OFFICE PARK The economic analysis suggests that there is an op- portunity for either several medium to small office users who will find the site attractive or one or two large users. With this criteria for flexibility in mind the Office Park has been designed to allow the greatest alternatives in marketing parcels to a number of different sized users. The Office Park has been located for easy access from 20th Avenue without interfering with other project traffic. The location also provides a high degree of visibility from the Airport and convenient access from both the Airport and other Tri -Cities areas via the freeway. The area has been oriented to.provide visual amenities in the form of views over the Golf Course and its system of ponds and convenient access to the adjacent Retail/Commercial/Sport Center area by way of pedes- trian paths. This connection should encourage non- vehicular trips for persons working within the office park area. Entry points to the area have been utilized to provide a unique identity as well as be an aesthetically pleasing experience. Both streets will be treated as landscaped formal entries which include landscaped "circles" and allow for views into the Golf Course. Organization of buildings around the perimeter of the area allows for a clearly defined system of circu- lation and provides direct and easy access to parking areas for all parcels. Sufficient area has been provided for adequate landscape screening to avoid the feeling of a sea of asphalt so often associated with large parking areas. An,important consideration in the Office Park as well as in the residential area is control of building scale, materials and massing. While some flexibility in scale is necessary for the Office Park, it is i I � I important to maintain a pleasing relationship of building size, massing and materials throughout the area if the development is to become a pleasant vis- ual experience and maintain the high quality image desired for the entire project. It is the feeling of the design team that the nature of anticipated users will not require structures of more than two stories; however two stories is not a restriction. All appli- cable codes, ordinances or restrictions should be adhered to in determining building heights. RETAIL/COMMERCIAL CENTER AND RESTAURANT The nature of the major uses developed for the site indicate the need for a convenience/service-oriented commercial area within easy reach of the users. The proposed plan provides this area adjacent to the Office Park and on the route to the Residential area. In addition, convenient pedestrian walks provide non- vehicular access with minimal need to cross major roadways. The Center has been conceived as part of an inte- grated complex of structures oriented to a series of interconnected plazas and includes both covered and open links between related uses and the Sport Center which comprises the remainder of the Complex. The presence of the College, Hotel/Convention Center, the Office Park, and the Residential area has dic- tated the location chosen due to its easy access to all, whether by vehicles or other means. Likewise it is anticipated that a restaurateur will find the location to be very attractive. With this in mind a site location has been designated at the main intersection for this use. In this highly vis- ible location a quality moderately priced restaurant will have excellent accessibility not only from the immediate surrounding uses but from the freeway as well. SPORT CENTER The Sport Center completes the complex of buildings including the retail/commercial uses. It has been located adjacent to the Golf Course and is connected to the Golf Club House by a continuation of the pe- destrian link system. It is also easily accessible by bicycle or on foot from other areas of the proj- ect. This operation is anticipated as a private commercial venture and would not be a City operation. The ac- tual size of the facility and variety of activities offered would be determined by the developer. Preliminary analysis indicates that the following activities could be provided: 8 - 10 Racquetball/Handball Courts 4 - 6 outdoor Tennis Courts Swimming Pool Saunas, Jacuzzis and related Locker Rooms Beginning and ending of a jogging (PAR) Course. Participation in the Sports Center riety of forms: Housing residents matic membership, Office and Hotel limited participation, membership at large or playing could be on a MOTELS)/CONVENTION CENTER could take a va- could have auto - users could have could be solicited walk-in basis. A major Convention Center Complex is recommended for this site. Proximity to the Pasco (Tri -Cities) Air- port, Columbia Basin College and the recreational amenities such as golf, tennis, and racquetball, provide an opportunity for a quality Motel Complex capable of handling*a large convention and offering the conventioneer an enjoyable and interesting stay. 23 The proposed complex, based on a 16 -acre site, could ultimately include: 500 Guest Rooms 200 Seat Bar 150 Seat Coffee Shop 150 Seat Dining Room 5 Rental Spaces for Barber, Beauty, and other Ancillary Services 15,000 sq. ft.Banquet Facility. In order to provide for a unified development, the following Motel(s) Site Criteria are included as part of the Master Plan: 1. Maximize the impact of Golf Course frontage no parking between proposed structure and the 9th fairway of the Golf Course. 2. The Motel guest entry should be clearly defined and reinforced with organized mas- sing of structures, driveways and land- scaping. 3. Signage should be kept low with the excep- tion of one sign oriented to traffic along the freeway edge of the site. 4. Use landforms and landscaping at all parking areas to conceal autos and break up large areas of pavement. Entry to the Motel(s) site is indicated in the development plan off of the residential access road and aligned with the Retail, Commercial and Sports Center entry. 24 GOLF COURSE Once the decision was made to explore the possible GOLF COURSE CHARACTERISTICS remodeling of the existing Pasco Municipal Golf Course to -maximize the use of the City -owned land, 1. Length - The existing Golf Course is 6149 the main responsibility was to insure that any yards the men and 5783 yards for the women. changes made to the present golf course would result By contrast the men's length, measured on in an improved facility. the topographic map, center to center is 6332 yards. The following data is offered by way of comparison of the existing golf course versus the proposed golf The new Golf Course will measure 6517 yards course. for the men's regular play and can be ex- tended to 6881 yards plus. Women's length for regular play is similar at 5745 yards, SITE CHARACTERISTICS but can be extended to 6000 yards if de- sired. 1. Topography of the two areas are very simi- lar. 2. Par - Both the existing and new Golf Course are par 72. The existing course does have 2. Property shape or outline is not a con- one questionable par 5 at 461 yards on the straint in either case. card, measuring 451 yards on the topographic map. 3. Climate characteristics are negligible. 3. Variation within par categories - The pres- 4. Soils appear to be identical by on-site ent Golf Course has a fair variation in observation. , although no actual tests were length, but includes two par 31s, two groups run of two par 4's, and two par 5's within 2 1 yards of the same length. 5. Utilities are readily available at the new site and already serve the existing course. The new Golf Course has a minimum of 10 yards of variation between all holes in all 6. An additional supply of irrigation water is 3 par categories; hence a great deal more necessary for the existing course to re- variety in golf hole length. lieve demand on the City's potable water system. A new source is to be developed as 4. Hole Orientation (Par 3's and 5's) - The a separately funded project whether the existing course has both the par 3's and Golf Course is rebuilt or not. 5's aligned in three distinct directions with two par 3's and two par 5's playing in 7. Unusual features affecting golf course the same direction. There is 23 yards development include the clear zone of run- difference in the similarly aligned par 3's way 30 that cuts across the northeast cor- and only 3 yards difference between the two ner of the undeveloped City property. par 5's.. 8. Tree cover is non-existent on the 71 -acre The new course has par 3's oriented in two undeveloped site. The existing Golf Course directions, but the difference in length has been planted with trees in a very lin- between the two groups of two par 3's is 50 ear fashion and although somewhat unnatural yards so variety is enhanced in that way. in appearance they do add appreciably to The new par 5's are aligned in four dis- the character of the existing golf course. tinct directions for maximum variety of orientation as well as length. 25 5. Tees - The existing tees appear to be of adequate size, but somewhat geometric in shape. The new tees will be larger for variety in length and orientation of tee shots and will be more natural in shape. 6. Fairways - The old fairways are often con- toured nicely, but are mowed narrow in spots and with straight sides. The new will be broader in the landing area and will have naturally flowing perimeters created by the mowing pattern. 7. Hazards - There are presently eight fairway bunkers on the existing course. They are fairly flat and geometric in shape without much character. The new course will have twelve fairway bunkers with much more in- terest in topography and shape to blend them into their sites in.a natural manner. 8. Greens - Generally the existing greens are quite flat and round with a minimum of topographic interest within or outside the green. The new will be more naturally shaped and contoured with perimeter mounds blending the green into its setting. Green size will probably be increased to help reduce the effects of heavy play. 9. Drainage - Drainage is apparently a serious problem on the existing course. Every effort will be made to improve the new course with an overall drainage system for collection and transport of storm water. Each green, bunker and trouble spot will have subsurface drainage. The entire Golf Course will be surface drained as effec- tively as the terrain will allow. 10. Irrigation - The existing Golf Course is irrigated with an old quick -coupler system and an inadequate water supply. Part of the new Golf Course development will be to install a new fully automatic irrigation system. This, in conjunction with the City's plans to bring in a new irrigation supply well will greatly increase the main- tenance capabilities at the Golf Course. TEMPORARY GOLF COURSE On the Temporary Golf Course (see TEMPORARY GOLF COURSE PLAN) generally 18 holes will be open at all times by phasing the new work to allow play on the existing golf holes. SUMMARY The present Pasco Municipal Golf Course is a very fine public facility. Technically it is weakest in the out -dated irrigation and drainage systems. Well conceived maintenance practices have continued to offer a commendable facility to the golfing public. In terms of playability, the course is somewhat lack- ing in varied shot requirements and in its general appearance is more man-made than natural. The new Golf Course will retain all of the excellent characteristics of the existing Golf Course and im- prove considerably in the weaker areas of concern including ease of maintenance. The result will be a Golf Course that is at once interesting, attractive, technically sound and a most fair and satisfying test of golf for any golfer. 11 M rn 16 IT 8 ✓cti:oil 'Gi\ EES ":arr U El lUL T , O �� -� �•' it � �� J /0 r � LLI Q I A K j �'fG t i - . -1 1111 III�Pi-===j,'�il r R �-� E H � •cif 0q , W.'s N 8 A. Retail Center B. Sports Center C. Office Park D. Motel E. Motel Addition F . Condominiums G. Single Family Housing H. Apartments I . Golf Course J. Pond K. Club House L . Airp�ort M. College N. Practice Putting Green O. Emergency Access DEVELOPMENT PLAN ® O 100 000 400 5 T. 00 F % PASCO MUNICIPAL GOLF COURSE REDEVELOPMENT MASTER PLAN RESIDENTIAL / RECREATIONAL / OFFICE PARK / COMMERCIAL / CONVENTION CENTER DEVELOPMENT WHISLER•PATRI / THE PENCE ASSOCIATES ARCHITECTS & LAND PLANNERS FOR THE CITY OF PASCO, WASHINGTON LELAND & HOBSON ECONOMICS CONSULTANTS ROBERT MUIR GRAVES GOLF COURSE ARCHITECTS CH2M HILL CIVIL ENGINEERS 27 DEVELOPMENT MIX MOTEL 16.0 Acres OFFICE & RETAIL/COMMERCIAL 38.0 Acres 24.0 Acres SINGLE FAMILY 9.3 Acres OFFICE (300,000 s.f.) 16.0 Acres RETAIL/COMMERCIAL (40,000 s.f.) 2.2 Acres SPORT CENTER 3.2 Acres CIRCULATION 2.7 Acres MOTEL 16.0 Acres RESIDENTIAL SITE: H -3b 5.6 Acres Single Family Clustered - 30 Units (5.4 Units per acre) One and Two Story Parking - 70 Cars RESIDENTIAL SITE: H-4 2.4 Acres Condominiums - 25 Units (10.3 Units per acre) One and Two Story Townhouses Parking - 50 Cars RESIDENTIAL SITE: H-5 2.7 Acres Apartments - 55 Units (20.4 Units per acre) Two - Three Story Parking - 110 Cars RESIDENTIAL SITE: H-6 5.2 Acres Condominiums - 55 Units (10.3 Units per acre) One and Two Story Townhouses Parking - 110 Cars GOLF COURSE CIRCULATION TOTAL PROJECT 136.2 Acres 4.0 Acres 215.0 Acres 29 RESIDENTIAL 38.0 Acres SINGLE FAMILY 9.3 Acres APARTMENTS 14.2 Acres CONDOMINIUMS 10.5 Acres OPEN SPACE/CIRCULATION 4.0 Acres rRESIDENTIAL SITE: H-1 2.9 Acres Condominiums - 30 Units (10.3 Units per acre) One and Two Story Townhouses Parking - 60 Cars RESIDENTIAL SITE: H -2a 4.9 Acres Apartments - 100 Units (20.4 Units per acre) Two - Three Story ' Parking - 200 Cars RESIDENTIAL SITE: H -2b 6.6 Acres Apartments - 135 Units (20.4 Units per acre) Two - Three Story Parking - 270 Cars RESIDENTIAL SITE: H -3a 3.7 Acres Single Family Clustered - 20 Units (5.4 Units per acre) One and Two Story Parking - 50 Cars RESIDENTIAL SITE: H -3b 5.6 Acres Single Family Clustered - 30 Units (5.4 Units per acre) One and Two Story Parking - 70 Cars RESIDENTIAL SITE: H-4 2.4 Acres Condominiums - 25 Units (10.3 Units per acre) One and Two Story Townhouses Parking - 50 Cars RESIDENTIAL SITE: H-5 2.7 Acres Apartments - 55 Units (20.4 Units per acre) Two - Three Story Parking - 110 Cars RESIDENTIAL SITE: H-6 5.2 Acres Condominiums - 55 Units (10.3 Units per acre) One and Two Story Townhouses Parking - 110 Cars GOLF COURSE CIRCULATION TOTAL PROJECT 136.2 Acres 4.0 Acres 215.0 Acres 29 a X15. s 2 A. Retail Center S. Sports Center C. Office Park D. Motel E. Motel Addition F . J G. Single Family Housing H. 17 I . Golf Course J. Pond K. Club House L. a X15. s 2 A. Retail Center S. Sports Center C. Office Park D. Motel E. Motel Addition F . Condominiums G. Single Family Housing H. Apartments I . Golf Course J. Pond K. Club House L. Airport M.Collage N. Practice Putting Green O. Emergency Access DEVELOPMENT MIX PLAN t � � ® O 100 200 300 400 600 FT. PASCO MUNICIPAL GOLF COURSE REDEVELOPMENT MASTER PLAN RESIDENTIAL / RECREATIONAL /OFFICE PARK / COMMERCIAL / CONVENTION CENTER DEVELOPMENT WHISLER•PATRI / THE PENCE ASSOCIATES ARCHITECTS & LAND PLANNERS FOR THE CITY OF PASCO, WASHINGTON PENCE. & HOBSON ECONOMICS CONSULTANTS ROBERT MUIR GRAVES GOLF COURSE ARCHITECTS CH2M HILL -CIVIL ENGINEERS 31 11 1 PHASING As outlined in the ECONOMICS Section of this Plan and as part of an overall planning concern for a con- tinuous, efficient development process, the following phases have been recommended for the implementation of the Master Plan. It should be noted that the first two phases are the most important of the phas- ing plan in that it is within these phases that the preparation for the sale of all property is accom- plished. The following phases can be monitored based on market demand and absorption rates. INITIAL PHASE i This phase represents the initial steps necessary to allow for the sale of City property to the existing Motel or additional Motel, and, at the same time, clear the necessary area so the Motel(s) can begin improvements. The proposed purchase will total 16 acres which will include the existing 7.8 acres cur- rently being leased by the Motel from the City. The initial phase also realigns the Golf Course Entry, the access road to the existing Golf Course parking and relocates and modifies the existing Number 1 Golf Hole to clear the realigned Golf Course parking access road. Included within the initial phase are the following steps: GOLF COURSE 1. Abandon existing driving range, remove existing trees (if necessary), fences, and other fixtures. 2. Seed and sod temporary new number 1 tee, temporary number 8 tee, and temporary new number 1 fairway. Provide irrigation as required. 5. Provide necessary safety screens and bar- riers for protectidri of people and autos as required. 6. Realign Entry/Golf Course parking temporary access road. Abandon existing Golf Course access road. 7. Begin development of those final tees and greens located in areas that will be re- quired as parts of the -full temporary course. 8. Develop full temporary course. Relocate equipment as required. ROADS & UTILITIES Design of improvements and extensions begins. MOTEL 1. Relocate existing utilities and easements, 4s required. 2. Maintain temporary access to existing Golf Course parking.This access will ulti-. mately be'abandoned; however, it is man- datory in the Initial Phase. 3. Maintain access to Motel. 4. Begin design and processing for proposed expansion. PHASE ONE GOLF COURSE 3. Abandon play on existing number 1 fairway, 1. Seed, sod, develop new golf Course - even - number 1 tee and number eight tee. tually begin play on new Course. 4. Begin play on new temporary tees and fair- 2. Construct new Club House. way. Relocate equipment as required. 33 CIRCULATION & UTILITY SYSTEMS 1. 20th Avenue., Entry Road, Housing Loop Road improvements, including Alignment, Widen- ing, Landscaping, Sidewalks, Bike Paths, Utilities and Lighting. 2. Realign Columbia Basin College Loop Road'. MOTEL 1. Motel development approvals proceed. 2. Construction begins following completion of new utilities to,site. CITY OF PASCO Marketing, sales and planning for proposed sites begins. PHASES TWO, THREE, FOUR, FIVE, SIX... All work required for -these phases, as indicated in the PHASING graphic is the responsibility of the individual owners of the various housing and com- mercial/retail sites. All development within these sectors shall conform to the standards established by the Master Plan and shall be subject to the review and approval processes contained herein.. . 34 u _3 ; 1e 16 l � 9 ,ASE Ir nn in INTERSTATE 182 A. Retail Center B. Sports Center C. Office Park D. Motel E. Motel Addition F . Condominiums G. Single Family Housing H. Apartments I . Golf Course J. Pond K. Club House L. Airp�ort M. College N. Practice Putting Green O. Emergency Access PHASING PLAN ® , o ioo zoo soo wo coo Fr PASCO MUNICIPAL GOLF COURSE REDEVELOPMENT MASTER PLAN RESIDENTIAL / RECREATIONAL / OFFICE PARK / COMMERCIAL / CONVENTION CENTER DEVELOPMENT WHISLER•PATRI / THE PENCE ASSOCIATES ARCHITECTS & LAND PLANNERS FOR THE CITY OF PASCO, WASHINGTON LELAND & HOBSON ECONOMICS CONSULTANTS ROBERT MUIR GRAVES GOLF COURSE ARCHITECTS CH2M HILL CIVIL ENGINEERS 35 n L 1 I [1 ------------------------------- EXISTING MOTEL NEW lWo.S TEE PORARY) " TEE - IAN HE \ 1� ;1 �10 J/ I GO,L COUR I I 1 I NO.I1 TEE' AOR?RY) ,I � � `�•� � it II ter/ :XISTING ;LUS NOUS E'— I ;.; STRIO DO 9SE PAR-1EINTINO 001F, CARY�TORAGE A NDONE O ��` ------ —L —/� VAI INITIAL PHASE I ® O 100 200 700 000 SOO FT. PASCO MUNICIPAL GOLF COURSE REDEVELOPMENT MASTER PLAN RESIDENTIAL / RECREATIONAL /OFFICE PARK / COMMERCIAL / CONVENTION CENTER DEVELOPMENT FOR THE CITY OF PASCO, WASHINGTON WHISLER•PATRI / THE PENCE ASSOCIATES ARCHITECTS & LAND PLANNERS LELAND & HOBSON ECONOMICS CONSULTANTS ROBERT MUIR GRAVES GOLF COURSE ARCHITECTS CH2M HILL CIVIL ENGINEERS 37 W m Z W Q 2 F- O N C) Z N X / 1 / I j I VV VV •,1 i I• / I 1 I MAINTENANCE I � 1 1 I 1 1 1 / / I TEMPORARY GOLF HOLE O' 8 NEW FAIRWAY(SEEDING) NEW SAND TRAP NEW GREEN NEW TEE IV NEW TEMPORARY GREEN �^ EXISTING POND 1 ENLARGED & RESHAPED O NEW POND TEMPORARY GOLF COURSE PLAN ® 0 100 200 300 400 300 FT. PASCO MUNICIPAL GOLF COURSE REDEVELOPMENT MASTER PLAN RESIDENTIAL / RECREATIONAL /OFFICE PARK / COMMERCIAL / CONVENTION CENTER DEVELOPMENT FOR THE CITY OF PASCO, WASHINGTON WHISLER•PATRI / THE PENCE ASSOCIATES ARCHITECTS & LAND PLANNERS LELAND & HOBSON ECONOMICS CONSULTANTS ROBERT MUIR GRAVES GOLF COURSE ARCHITECTS CH2M HILL CIVIL ENGINEERS 39 MULTI - PURPOSE FACILITY (MPF) ALTERNATIVE. MULTI-PURPOSE FACILITY ALTERNATIVE The need for a large scale Multi -Purpose Facility capable of handling sports events, musical concerts and miscellaneous gatherings has been documented in an earlier study. That study identified the Pasco Municipal Golf Course site as one of two of the most desirable locations for a facility of this type. The design team was asked to consider this facility as part of the proposed Master Plan. The economic analysis conducted as part of this Mas- ter Plan Study indicates that a facility of this type would require additional sources of funds for con- struction as well as for operation. However, with the seed money that is generated by the proposed development and if the City of Pasco can secure ad- ditional sources of revenue as required for financial feasibility, a Multi -Purpose Center could be devel- oped'. The proposed site would be on the 24 acre Office Park site in conjunction with the Retail/Com- mercial/Sport Center Complex. Proposed Use and Land Coverage: MULTI-PURPOSE FACILITY 18.7 Acres RETAIL/COMMERCIAL 2.2 Acres SPORT CENTER 3.1 Acres TOTAL 24.0 Acres Parking and access has caused some realignment of the streets in the Retail/Commercial/Sport Center Sites. The Residential and Motel areas are as described in the basic Master Plan. PROPOSED MULTI-PURPOSE FACILITY USES & SEATING PROGRAMS: Use: Size/Capacity Exhibition, Banquet, Convention, 26,000 s.f. Flea Markets, etc. flat floor Hockey, Ice Capades, Community Skating Seating t 6500 Basketball, Volleyball, Exhibition Tennis Seating t 7200 Estimated Maximum Parking 2400 Cars Parking would be mostly on-site with overflow being accommodated in off-site parking lots. Off-site utilities improvements for the Multi -Purpose Facility will be the same as for the basic plan. See the TRAFFIC Section of the basic plan for ex- pected impacts of traffic if the MPF Alternative is selected. 41 t I � I MULTI-PURPOSE FACILITY PASCO MUNICIPAL GOLF COURSE REDEVELOPMENT MASTER PLAN RESIDENTIAL / RECREATIONAL /OFFICE PARK / COMMERCIAL / CONVENTION CENTER DEVELOPMENT WHISLER•PATRI / THE PENCE ASSOCIATES ARCHITECTS & LAND PLANNERS FOR THE CITY OF PASCO, WASHINGTON LELAND $ HOBSON ECONOMICS CONSULTANTS ROBERT MUIR GRAVES GOLF COURSE ARCHITECTS CH2M HILL CIVIL ENGINEERS 45. 1 El UTILITIES This section discusses the necessary water and sewer ' facilities to serve the Project Site and considers: 1. Service to the fully developed .Project Site 1 in conjunction with the existing water and sewer loading already imposed by the air- port and the college. 2. The probable effect of future expansion of the airport and college upon the facilities required by the Project Site. 3. The probable costs of water and sewer fa- cilities to serve the Project Site. Separate studies are being made to develop expansion plans for the Pasco Airport and the Columbia Basin Community College. Both these entities will be served by the same water and sewer systems as the Project Site. Certain data have been made available from those ongoing studies and used to determine the probable effect upon the water and sewer systems. The proposed development of the Project Site basi- cally comprises either: 1. a. Expansion of the motel(s) to 500 rooms. b. Development of housing east of the motel consisting of: 110 Condominiums 235 Apartments 105 Single Family Residences C. Development of the 24 -acre site as an Office/Retail/Sports Center complex. or: 2. a. as 1(a) b. as 1 (b) C. Development of the 24 -acre site on the east side of 20th Avenue and north of the Motel(s) into a Multi -Purpose Facility with a Sports Center and Retail/Commercial areas. WATER EXISTING WATER SYSTEM The City of Pasco takes water from the Columbia River, filters it through a water treatment plant, and pumps it in a northwesterly direction to a 10 -million -gallon reservoir located on the highest available land just west of Pasco Air- port. The transmission pipeline from the plant to the reservoir serves as one of the trunk mains in the water distribution system. At night the plant fills the reservoir; during demand periods, both help to meet customers' needs by contributing in a proportion dependent upon the number of high head pumps operating at the plant. EXISTING WATER FACILITIES SERVING THE PROJECT SITE The Project Site, which includes the motel plus the college and the airport, are served by one 12 -inch main from the junction of 24th Avenue extended north across the freeway to meet Wernett Road extended eastward. That 12 -inch main is supplied by one 12 -inch main in Wernett Road from the 36 -inch reservoir transmission pipe- line, and one 12 -inch main which is supplied water indirectly from the water treatment plant. The ground elevation at the project site varies between about 400 feet at the motel to about 420 feet on the 24 -acre Office Park site and up to 430 feet in the housing area. Final grading plans have not been prepared and these elevations are subject to change. The top water elevation of the serving 10 -million -gallon reservoir is 516.5. It will be seen therefore that, when the reservoir is completely full, which may only be factual in the early morning hours, the ideal static pressure at the project site, with no flow in the water system, is only about 100 feet, equivalent to 43 psi. This is at ground elevation and not at the highest faucet. The existing facilities have been sufficient to provide reasonable service to the area around the project site, but there has been a recog- a '"N nized need for increased firefighting capabil- ity. In recent years, a 12 -inch main with fire hydrants has been laid from the 12 -inch in 20th Avenue to the motel complex to improve that capability. 1976 WATER SYSTEM STUDY The City of Pasco's consulting engineer for water improvements studied the water system in 1976 and prepared a report dated January 1977. A computer analysis was made of the system at that time and several existing and projected future conditions were studied. Reference to the study will provide the criteria used for the analysis. There have been no significant changes made to the water system since 1976, nor have demands greatly increased. Run No. 1, the analysis of the then existing system under maximum hour demands for 1975 is therefore sti�11 valid It should be noted that the extensive developments occurring near the 10 -million -gallon reservoir will be served almost directly from the appre- ciable capacity of the reservoir and 36 -inch transmission main. It will not unduly affect pressures and flows within the distribution system itself. Run No. 1(1975 maximum hour) conditions were: . The plant clearwell full .• The 10 -mg reservoir water level 4 feet down (512.9) Four high head pumps supplying 16.05 mgd (11,250 gpm) The reservoir supplying 5.3 mgd (3,740 gpm) This run showed the pressure in the 12 -inch main on 20th Avenue at the point where the 12 -inch to the motel takes off to be 44 psi. FIRE DEMANDS ON PROJECT SITE Based upon the anticipated development on the project site, the following fire flows should be provided with a residual pressure of 20 psi at fire hydrants: Existing Motel 5,500 gpm Existing and proposed College psi at development 3,000 gpm Existing and Proposed Airport at 20 development 3,000 gpm Proposed Motel (Multi -Story) 3,000 gpm if wood frame 8,000 gpm if concrete block 6,000 gpm Proposed Condominiums and other housing 3,000 gpm It is recommended that water facilities be pro- vided to supply: 6,000 gpm at 20 psi at the expanded motel 3,000 gpm at 20 psi at the proposed housing 3,000 gpm at 20 psi at the airport 3,000 gpm at 20 psi at the college It is possible that the expanded airport will require up to 5;000 gpm to meet desired Fire Rating Bureau criteria. The Proposed Office Area will be adequately served by the 18" main in 20th Avenue with 6,000 gpm available. It is probable that the needs of the Multi Purpose Facility can be met from the 24" main at the north end of 20th Avenue and the 18" main in 20th Avenue. The 24" main is capable of supply- ing up to 10,000 gpm. Specific building design will be required to determine actual fire flow requirements. r FIRE FLOW CAPACITY OF EXISTING WATER SYSTEM AT PROJECT SITE The criteria and data for Run No. 1 (maximum hour) and Run No. 3 (maximum day with 1,100 gpm fire flow in East Pasco) in the 1976 study were used in this current study and new analyses made to investigate fire flow capability at the project site. Pumps were assumed operating at the water treatment plant. It was found that under maximum hour conditions (Run No. 1 basic) only 1,840 gpm would be available in the motel complex at a residual pressure of 20 psi. It is emphasized that even less flow would be available if no plant pumps were operating. It is not normal to provide facilities to supply the desired fire flow when the water system is -also meet- ing the maximum hour demand. The cost of meeting such a condition is considered unjustified because the chance of a major.fire occurring during the maxi- mum hour period of demand is unlikely. In the event a major fire does occur, other water uses.can be curtailed. It is therefore more usually assumed that firefighting water. will be required, when demands on the system are equivalent to the average rate of the maximum day. It was found that under water demand at the average rate of the maximum day and the same pumps operating, a theoretical negative pressure of 308 psi would be created by a fire flow of 6,000 gpm. It is therefore obvious that the existing water sys- tem will not deliver the required 6,000 gpm fire flow to the project site at the specified 20 psi residual pressure, or indeed any rate of flow remotely approach- ing it. GRAVITY ALTERNATE PROVIDING FIRE FLOW TO EXPANDED MOTEL A new 24 -inch pipeline from the 36 -inch reservoir transmission main running east to the north end of the project site, and with a new 18 -inch main south on 20th Avenue to the motel, could meet the fire flow requirements by gravity flow from the reservoir with- out special pumping. If the reservoir water level were assumed to be 4 feet down, 6,000 gpm could then be supplied for fire- fighting at the motel at a residual pressure of 20 psi. No assistance would be given by the water treatment plant source and the pumps need not be operating. For many hours they do not operate during the winter months. Water for firefighting, however, would be immediately available by gravity flow from the 10 -mg reservoir. Pipelines of the diameters indicated are necessary because ground elevation at the project site is such that appreciable friction losses from the 10 -mg res- ervoir cannot be allowed. The criteria of 20 psi residual flowing pressure would not otherwise be met. The recommended 24 -inch pipeline has been suggested in the past for improving fire service to the motel area, and as -part of system additions to improve service in the East Pasco area. The recommended gravity mains would provide ready access to the 10 million gallons of storage to meet the fire demand criteria of 6,000 gpm for 6 hours, which is equivalent to a volume of 8.64 million gallons. WATER FOR FIREFIGHTING IN HOUSING COMPLEX A fire flow of 3,000 gpm at any building in the hous- ing complex is required with 20 psi residual at the fire hydrants. It is assumed that simultaneous fires at the motel and the housing complex do not occur. The proposed mains will provide 6,000 gpm to the motel. A main extension will be required from the end of the new 18 -inch main at the motel to the loop road in the housing development. A fire flow of 3,000 gpm can be delivered, with the new mains, to the motel at a residual pressure of 98 feet or 42.4 psi. The proposed 18 -inch main should be continued in that diameter to the bifurcation of the loop. The loop should be 12 inches in diameter to provide 1,500 gpm from two directions aggregating the required 3,000 gpm. 1 49 PUMP ALTERNATE FOR PROVIDING FIRE FLOW TO EXPANDED MOTEL A booster pump station is shortly to be built at the' 10 -mg reservoir to supply the extensive housing devel- opment in the vicinity of the reservoir. The possi- bility of using that station to provide firefighting water at the project site has been examined. Use of the pump station would require a new trans- mission pipeline from the pumps to the project. Its diameter would have to be at least 18 inches to keep friction losses low enough to allow use of the in- tended pumps in the station. The complexities and cost of this method of serving the project site are such that the gravity alternate is recommended. Consideration should be given to provision of a booster pump station at the project site to pump water to the East Pasco area from the trunk mains to be provided for this project. PROJECT SITE AND ADJACENT DOMESTIC WATER DEMANDS An estimate of domestic water use at the project site and adjacent area has been made. The maximum rate of demand will be much less than required for firefight- ing and therefore the latter will govern main sizes. Expansion of supply and storage facilities will not be necessary. RECOMMENDED WATER MAINS 1. 24 -inch from 36 -inch reservoir transmission main to 20th Avenue 2. 18 -inch in 20th Avenue 3. 18 -inch in motel/housing access road to the loop road 4. 12 -inch around loop road 5. 6 -inch in 24 -acre loop road These recommended mains are shown in the UTILITIES graphic. L!1 SEWERS EXISTING SANITARY SEWER SYSTEM That part of the existing City sanitary sewer system which would receive and transport sewage from the project site and immediate adjacent area is shown on the UTILITIES graphic. The 12 -inch sewer from the motel falls westward along Wernett Avenue, then crosses the freeway and continues south on 24th Avenue, and Sylvester Street. At the junction of Sylvester Street and Road 28 it increases to 15 -inch diameter and eventually joins the 36 -inch interceptor to the waste- water treatment plant. The probable future flows from the area through which the existing sewers pass have also been computed. Based upon the water demand criteria developed for this report, the possible contribution from the proj- ect site and adjacent areas has been estiamted. The capacity of.the existing sewer system has then been compared with the future loading. The tentative conclusion is that sewage flows gener- ated on the Project Site, expanded college, and ex- panded airport can be transpoerted from the motel area down 24th Avenue as far as Ruby Street. South of that point the existing 12 -inch sewer gradient flattens but the sewer capacity should be sufficient for the anticipated future loadings. It is recommended that, when the development plans are more formalized, the computations of contributing flows and sewer capacities be refined to confirm the tentative conclusion reached above. SEWER LAYOUT WITHIN PROJECT SITE A tenative sewer system layout is shown on the UTILI- TIES graphic. This is a planning layout and should be regarded as flexible, its basic purpose being the determination of a budget cost for sewers within the project site. L INTERSiTE 182 —Sa— NEW SEWER --s-- EXISTING SEWER —W— NEW WATER ----w----- EXISTING WATER PROPOSED UTILITY EXTENSIONS (To Be privately funded 1 •- STREET LIGHTS A. Retail Center B. Sports Center C. Office Park D. Motel E. Motel Addition F. Condominiums G. Single Family Housing H. Apartments I . Golf Course J. Pond K. Club House L . Airport M. College N. Practice Putting Green O. Emergency Access UTILITIES ® 0 100 400 300 s00 SOO FT. PASCO MUNICIPAL GOLF COURSE REDEVELOPMENT MASTER PLAN RESIDENTIAL / RECREATIONAL /OFFICE PARK / COMMERCIAL / CONVENTION CENTER DEVELOPMENT WHISLER-PATRI / THE PENCE ASSOCIATES ARCHITECTS & LAND PLANNERS FOR THE CITY OF PASCO, WASHINGTON LELAND & HOBSON ECONOMICS CONSULTANTS ROBERT MUIR GRAVES GOLF COURSE ARCHITECTS • CH2M HILL CIVIL ENGINEERS 51 TRAFFIC EXISTING TRAFFIC CONDITIONS The project site is located in the northeast quadrant of the SR -12 - 20th Avenue -interchange. SR -12 is a four lane freeway connecting the site with Kennewick and Richland to the southwest and SR -395 to the east. The interchange at 20th Avenue is a modified diamond in which the eastbound on-ramp, which would be loca- ted in the southeast quadrant of a typical diamond interchange, is replaced with an on-ramp in the south- west quadrant. Access to the site would be provided by 20th Avenue, a north -south arterial street. Pre- sently, 20th Avenue is 62 feet wide with four traffic lanes south of Pearl Street which taper to two lanes north of Pearl Street, passing under SR -12 and con- tinuing north to the Airport. Current traffic is generated by Columbia Basin Col- lege (CBC) located immediately west of the site across 20th Avenue, the Motel and the Municipal Golf Course which are contiguous to the Project Site, and the Pasco Airport, north of the site. Traffic volumes on SR -12 west and east of the 20th Avenue interchange were 16,600 and 14,300 vehicles per day respectively in 1977 and 18,500 and 15,900 respectively in 1978, based on the Washington De- partment of Transportation (WSDOT) Annual Traffic Reports. Average daily traffic volumes (ADT) and peak hour volumes along 20th Avenue were obtained from the City of Pasco, and are summarized in TABLE 1. The peak hour volumes indicated are the highest vol- umes for each direction irrespective of the time of day. In general, the highest volumes occur during either the morning peak period between 7:00 and 8:00 a.m. or the evening peak period between 6:00 and 7:00 p.m. The magnitude of the peaking on 20th Avenue relative to daily volumes is quite small (less than 5% of ADT for June 1979 counts). These figures in- dicate the traffic volumes are evenly distributed throughout the day with minimal peaking. However, due to the lack of additional data it was not pos- sible to establish if this was typical of general traffic conditions or was a seasonal phenomenon in- fluenced by activity at the college. TABLE 1 20TH AVENUE TRAFFIC VOLUMES LOCATION/DIRECTION SOUTH OF INTERCHANGE Peak Northbound Peak Southbound ADT UNDER OVERCROSSING Peak Northbound Peak Southbound ADT NORTH OF INTERCHANGE Peak Northbound Peak Southbound ADT RAMPS Peak EB On -Ramp Peak WB On -Ramp Peak EB Off -Ramp Peak WB Off -Ramp * DATA UNAVAILABLE NOV. 78 & FEB. 79 JUNE AVERAGE 1979 426 289 372 299 * 7103 667 413 359 330 * 7928 671 443 560 389 * 9912 127 251 183 188 53 The strong influence of the college on peak hour traffic is suggested by the variation between the November and February counts versus those collected in June when activity at the college decreases. The influence of the college should be reflected in average daily volumes as well, although data is not currently available to confirm this. Approximately fifty percent of the CBC students reside across the river and could be expected to use SR -12 as the pri- mary route to and from the college. In addition, it is currently estimated that approximately 800 vehi- cles travel to the college during the morning peak period between 7:00 and 9:00 a.m. and leave during the afternoon peak between 3:00 and 4:00 p.m. On occasion, a line of vehicles waiting to execute a left turn onto 20th Avenue from the eastbound SR -12 off -ramp extends back onto the highway. As a result, drivers may be attempting to avoid this congestion by using alternate routes such as Court Street to access 20th Avenue. Since the 20th Avenue - Court Street intersection is signalized, it could provide improved left turn conditions for drivers destined for the college. Access to the Motel is available from 20th north of the interchange or from the Golf Course access road. Access is also provided along 20th Avenue to a gas station located near the Motel. The only access to the Golf Course is by the Golf Course access road. Primary access to the Pasco Airport is provided via 20th Avenue. However, the airport can be reached by traveling north along 4th Avenue to the industrial area and then west on the local access road con- necting the industrial area to the airport. This route is less direct but results in very little additional travel time. No special provisions are currently made for pedes- trian and bicycle traffic along 20th Avenue in the vicinity of the project site. PROJECT GENERATED TRAFFIC VOLUMES Trip generation rates suggested in the Institute of Transportation Engineers Informational Report, Trip Generation (1976), supplemented by Califor- nia Department of Transportation (CALTRANS), District 4 Trip End Generation Research Counts, M11 were used to establish probable traffic volumes generated by the proposed redevelopment. A sum- mary of the results is shown in TABLE 2. TABLE 2 PROJECT GENERATED TRAFFIC VOLUMES AM Peak PM Peak ADT Enter/Exit Enter/Exit Residential 57/185 180/91 2886 Office & Retail 742/208a 329/724a 8310 Multi Purpose 138/138b 218/224b 6490 Facility a Peak period volumes indicated do not include any vehicle trips associated with the Sport Center. b Peak period volumes for Multi -Purpose Facility land use alternative do not include Multi -Purpose Facility volume. The Sport Center would not be expected to gener- ate large peak period volumes. However, traffic activity generated by the Multi -Purpose Facility proposed under the Multi -Purpose Facility alter- native, could increase peak period volumes by as much as 2,700 vehicles per hour, if the peak street period and the peak traffic generation period are coincidental. Since those activities planned for the facility generally occur in the evening or on the weekend, peak period traffic associated with the Multi -Purpose Facility will probably not coincide with peak street activity. However, some overlap in evening peak and Multi - Purpose activity might occur which could super- impose as many as 1,400 additional vehicles onto the usual peak period traffic volumes. IMPACTS OF PROJECT GENERATED TRAFFIC As indicated by the preceding trip generation analysis•, vehicular traffic volumes could in- crease to as much as twice their current levels. Peak period volumes would also experience sub- stantial increases. This would be due primarily to the Office and Residential activities which tend to have strong peaking characteristics. Retail activity tends to be uniform throughout the day with much less.significant peaking. Development of the 24 -acre site under the multi- purpose land use alternative would produce peri- ods of extreme peaking. This peaking would occur only when use of the Multi -Purpose Center occurs, therefore the peaking would be predic- table in magnitude, length of duration and frequency. Analyses of the impacts of the development of the 24 -acre site included a cursory review of possible signal needs at the intersection of 20th Avenue with the proposed northern access to the college loop road (which would be aligned with one access road into the 24 acre Office Site). Initial indications based on limited data suggest that signalization of this inter- section would not be required due to a general lack of conflicting movements. With the con- struction of I-182 and the proposed access route from I-182 to 20th Avenue that would route traf- fic from the Road 68 interchange to 20th Avenue north of the 24 -acre site, some traffic origina- ting in Richland and destined for the college and project site would be diverted away from the 20th Avenue interchange. This would result in possibly heavy left turn movements from south- bound 20th Avenue into the 24 -acre site. Traffic generated by the college would produce a signi- ficant number of left turn movements from north- bound 20th Avenue into the college. However, the anticipated through trip volumes would be relatively low, thereby minimizing the conflict between through trips and these left turn move- ments. The impacts of the residential development are much less pronounced than those of the 24 -acre site. However, analysis using traffic warrant criteria for new intersections developed by the California Department of Transportation, (CALTRANS) found that the estimated residential traffic volumes on the project access road con- tributed 90 percent of the minor street volumes required under the "Interruption,of Continued Traffic" signal warrant and that existing 20th Avenue volumes exceeded the major street re- quirements. Therefore, with the proposed addi- tional use of the access road by the Motel, Retail and Sport Center traffic, a signal would be warranted. It should be noted, however, that the CALTRANS warrant criteria is intended only as a preliminary indication of traffic signal needs. IMPACT ON SR-12/20TH AVENUE INTERCHANGE Queueing of vehicles on the eastbound off -ramp will be seriously aggravated due to a substan- tial.increase in demand for left turn movements from the ramp onto northbound 20th Avenue com- bined with increased southbound, through traffic generated by the proposed residential devel- opment. Due to the lack of current and histor- ical turning movement information, a detailed analysis was not possible at this time. It seems reasonable,.however, that ramp volumes could be expected to increase to more than twice their current levels both in the peak and on a daily basis. The resultant impact will be re- duced following completion of I-182. This will result from 1) signalizing the ramp terminals as part of the I-182 construction and 2)- completion of the access route from Road 68 to 20th Avenue north of the project site. The extent that these measures will reduce the impacts of the proposed development could not be determined based on available data. 55 TRAFFIC IMPACT OF MOTEL(S), COLLEGE AND AIRPORT GROWTH As described earlier in this report, the Motel(s) plans an expansion from the current 154 room facility to an ultimate 500 room facility with associated services including restaurant and banquet rooms. Columbia Basin College also plans expansion and anticipates growth in enrollment from a current estimated maximum occupant load of 2,400 full- time equivalent students (8,000 enrollment) to 3,000 full-time equivalent students for 1985- 1987. For the purposes of traffic estimation this 25 percent increase in maximum occupant load was applied to total enrollments suggesting an enrollment level of 10,000 students by 1987. Projections by The Richardson Associates as part of the "Tri Cities Airport Terminal Area Devel- opment Study" suggests a significant increase in airport activity. The resulting traffic impact resulting from the growth in activity associated with these three generators was estimated as follows. TABLE 3 CHANGE IN 20TH AVENUE TRAFFIC LOADING DUE TO NON -PROJECT SOURCES It should be noted that the increase in traffic volumes, due to the growth in activity at the college, is based on Institute of Traffic Engi- neers trip generation rates and total enroll- ment. This estimation method suggested existing peak period volumes per hour as high as 1,280 vehicles. However, selected counts taken in November 1978 suggest daily peaks for northbound traffic north of the freeway interchange between 600 and 750 vehicles per hour. Therefore, it is very likely that the actual volume of trips generated by the college falls somewhere between 500 and 800 vehicles per hour during peak pe- riods. As a result, the indicated increase in traffic volumes due to increased activity at the college, represents a conservative estimate. Additional traffic count data would be required to refine this estimate. RECOMMENDATIONS 1. Widen 20th Avenue to four lanes as indi- cated in the Architectural Plans. However, maintaining crown sections on both sides of the median will result in unnecessary drain- age costs. As an alternative it is recom- mended that the pavement section be sloped downward from the median to the outside edge of pavement. 2. The intersection of 20th Avenue and the Residential Development Access Road should be signalized. 3. The northerly intersection of 20th Avenue Peak Periods ADT and relocated College Loop Road need not be signalized. Actual traffic volumes including (vehicles per Hour) (vehicles per day) turning movements should be monitored after project construction to insure that actual AIRPORT +40 +1295 volumes and movements compare with those 1 anticipated. COLLEGE +220 to +320 +3100 4. Circulation within the proposed development MOTEL +155 +3633 would be optimized by omitting the traffic circles originally proposed. In general, +415 to +515 Total +8028 while serving to limit speeds and discourage through trips, traffic circles create a potential safety hazard due to a tendency by some drivers to execute improper left , 56 r I I I turns (i.e., traveling in the shorter, clockwise direction rather than traveling around the circle in the intended counter clockwise direction) causing a potentially serious conflict with opposing traffic. 5. Emergency access within the site is gener- .ally possible via two different routes which is advantageous. A bottleneck could occur, however, if the two lane section of access road entering the development be- comes obstructed. It would be beneficial to have an alternate route available. This route need not be paved but should be nego- tiable during inclement weather. Access to this route could be controlled by a locked gate .with keys maintained by the emergency services department. 6. If sidewalks are eliminated and pedestrians and bicycles share the same two directional path, it is recommended that the minimum width of the path be 10 feet. 7. Where bicycles must share the same right of way with automobiles, bicycle -safe grating should be used on all catch basin inlets. G I I I I I I I10 I C I I Y W Cf C W C W 01 C t0 C e0 O! . Y _ W mO C J J C J J C w 6' 14-1 O C O O C m m Q 5' 6' Q 14' ez 7' I 6' I 7' 1 13' ire a a a IL Q 4 5' 15' 5' I 13 1/2' I 13 1/2' I 11' 13 1/2' I 13 1/2' 5' 15' Right Of Way (R.O.W.) 85' Right Of Way (R.O.W.) DEVELOPMENT ENTRY ROAD IYI I m I I I C C W C C m I Im C m J m J Im C a► C O O C r.. C w 6' 14-1 8' +0+ J C rO. a m Q 5' 6' Q 14' ez 7' I 6' I 7' 1 13' 1 12' I 12' I 12' I 13' 4 5' RESIDENTIAL / GOLF COURSE STREET Right Of Wa 20th AVENUE I I I I I I C C W c ICU m I C '7 a1 FL C a w r.. C w 6' 14-1 8' +0+ J C rO. d m Q a d ad J Q a 7' I 6' I 7' 1 13' 1 12' I 12' I 12' I 13' Right Of Wa 20th AVENUE Right Of Way (R.O.W.) STREET SECTIONS 0 5 10 15 20FT. PASCO MUNICIPAL GOLF_ _COURSE REDEVELOPMENT MASTER PLAN RESIDENTIAL / RECREATIONAL / OFFICE PARK / COMMERCIAL / CONVENTION CENTER DEVELOPMENT WHISLER•PATRI / THE PENCE ASSOCIATES ARCHITECTS & LAND PLANNERS FOR THE CITY OF PASCO, WASHINGTON LELAND & HOBSON ECONOMICS CONSULTANTS ROBERT MUIR GRAVES GOLF COURSE ARCHITECTS CH2M HILL CIVIL ENGINEERS 59 Y CO C C W C at C '7 a1 FL Fa a m (A 6' 14-1 8' I 12' Right Of Way (R.O.W.) STREET SECTIONS 0 5 10 15 20FT. PASCO MUNICIPAL GOLF_ _COURSE REDEVELOPMENT MASTER PLAN RESIDENTIAL / RECREATIONAL / OFFICE PARK / COMMERCIAL / CONVENTION CENTER DEVELOPMENT WHISLER•PATRI / THE PENCE ASSOCIATES ARCHITECTS & LAND PLANNERS FOR THE CITY OF PASCO, WASHINGTON LELAND & HOBSON ECONOMICS CONSULTANTS ROBERT MUIR GRAVES GOLF COURSE ARCHITECTS CH2M HILL CIVIL ENGINEERS 59 1 I I I i I I � I ECONOMICS ECONOMICS RESEARCH AND ANALYSIS Leland & Hobson-, Economics Consultants, conducted market research and analysis, assisted in the prepar- ation of development programming, and prepared financial analyses of the recommended Master Plan Concept. This section of the final Master Plan report describes in summary form, the economics research and analyses of the Pasco M.G.C. Redevelop- ment Project. Substantial working papers including research memorandums, confidential interviews, and other data were transmitted under separate cover to the City of Pasco. BACKGROUND OF THE PROJECT In February, 1975; a Phase I study was prepared for redevelopment of the Pasco Municipal Golf Course. That study examined the potential of relocating a portion of the golf course and development of approx- imately 71 acres of 'land immediately adjacent to the course. The goals of that study included: ° To develop the land east of the golf course with appropriate and marketable residential facilities. ° To relocate a portion or portions of the existing golf course for the purpose of: ° Increasing the amenities of the housing area and thereby potentially increasing value and marketability. ° Creating developable acreage on the west side of the golf course that would accommodate a multi-purpose facility and related retail, office, and recreational -commercial facilities. ° To generate from the sale of the proposed development, funds which would serve as "seed money" for implementation of a multi-purpose facility. The Phase I study examined growth factors in Pasco and the Tri -City area, analyzed the markets for housing and various types of other income-producing land uses, evaluated alternative site configurations and land use plans, selected the most appropriate site plan option, and prepared a financial feasibility analysis. A new project team was assembled in 1978 to carry out Phase II of the redevelopment program. The charge from the City of Pasco to this team was to prepare a master plan which carries the planning and recommenda- tions of the Phase I study into an implementation program. The primary thrust of the economics portion of 'the Phase II analysis was to examine the trends and condi- tions that have changed in the real estate industry in the Tri -City area during the interim period between Phases I and II. Further, to determine to what extent such changes would adjust the program for developing the master plan, establishing financial feasibility and preparing implementation strategy. As in Phase I, the overall concept for Phase II of the project is to relocate a portion of the Pasco Munici- pal Golf Course and in doing so, provide areas for development of a variety of income-producing activ- ities. Income from the sale of these land use areas will be used to pay for golf course relocation, land development, and other project costs. "Profit" or development proceeds (net after cost) will be used as "seed capital" for development of a multi-purpose facility or other community project or projects as is deemed appropriate by the City of Pasco. ELEMENTS OF PROJECT SUCCESS A number of factors will influence the success and competitiveness of this project. Some of the major factors include: ° The physical characteristics of the site including a quality golf course and existing mature landscaping. ° The location of the site in relation to a major growing market, a large volume of traffic (to be increased with the opening of I-82), close proximity to the Tri -City Airport and Columbia Basin Community College. 61 ° The positive marketing impact on the overall project by an expanded Red Lion convention motor -hotel. ° The project concept, quality of program development, and degree to which the project elements are mutually compatible and supportive, one to another, and each to the whole. ° The quality of planning, execution, and marketing of the project. ° The willingness of the City of Pasco to carry out the project to completion. LOCATIONAL CONSIDERATIONS The competitive position of the site is considered at three levels -- the immediate site, the site in rela- tion to the immediate area, and the site in relation to the various project element market areas. The 215 -acre project site has significant, attractive features and natural amenities that require protection and that can be capitalized upon. Most necessary onsite amenity presently exists with the exception of that part of the site in which a portion of the golf course will be redeveloped. The competitiveness of the site, examined in relation- ship to the nearby environment is considered strong. Several major adjacent features, existing and planned, are significant attractions or support elements that can greatly enhance the economic viability and compet- itiveness of the site, including the college, airport, planned I-82 freeway, and the planned Red Lion expan- sion. The market areas in support of the project elements include the entire Benton -Franklin two -county area. Market analysis and development opportunities and constraints have been researched and are discussed in summary form in following pages. 62 GROWTH PATTERNS IN THE TRI -CITIES Prior to discussion of specific recommendations for the Master Plan, it is appropriate to examine growth patterns in the Tri -City area and Benton and Franklin Counties to assess the setting for develop- ment of housing, office -commercial, retail -commercial, and other uses. Economic Stability and Growth Potential The Tri -City area serves as the headquarters center for southwestern portions of Washington State and the northeastern portion of the State of Oregon. Excerpts from the 1978-1979 Benton -Franklin OEDP (Overall Economic Development Plan) and the 1979 Progress Edition of the Tri -City Herald, describe the area's economic history and condition: ° The municipalities in Benton and Franklin Counties have broad experience in developing the regional economy. Many of the recent activities were spurred by federal cutbacks in the nuclear program during the mid -sixties. The need to diversify the local economy became painfully apparent. ° In Franklin County, centering around the City of Pasco, agri- cultural boom has added many new businesses and industries. Technological changes in farming (i.e.: circular irrigation systems) brought new opportunities to this sector of the economy. The economic base for the two -county region is agriculture and energy research and development. Water abundance, a long growing season, and fertile soil have encouraged agri- cultural development. Due to irrigation advances and the resultant creation and/or expansion of food processing plants, agriculture has become the most rapidly expanding activity in the region. ° The energy industry includes nuclear waste management, fuel reprocessing, construction of a nuclear fuel fabrication plant, production of electricity, and various facets of nuclear research. Substantial research is also underway on non-nuclear energy resources. 0 The area growing season runs from 152 days at Prosser, to 194 frost -free days in Richland and 215 in the new Horse Heaven irrigation area. The area's northerly latitude means long hours of daylight and an abundance of sunshine during the growing season. 0 Boise Cascade is developing a $215 million expansion of its paper mill at Wallula east of Pasco; the largest single capital expenditure in the company's history. The first phase is scheduled to be operating by December, with the second phase to begin about the same time and be completed in April, 1981. An'additional 122 persons will be employed when the project is completed, for an annual payroll of about $1.9 million'. ° During 1978, banks opened new, expanded and remodeled facilities, including Pacific First Federal Savings & Loan, First Federal Savings & Loan of Walla Walla, Old National Bank, Rainier Bank, and others. 0 Six new banks are to be constructed in the Tri -Cities during 1979: Seattle First National Bank building, Columbia Bank, Ben Franklin National Bank, Peoples National Bank, Tri -City Savings and Loan, and Baker Bayer National Bank. 0 More than 12,000 persons in the Mid -Columbia region work for port businesses, including ports of Pasco, Kennewick, Benton, Prosser, Sunnyside, Walla Walla and Whitman. These ports own 6,900 acres of land and generate significant property, business, utility, and other taxes. 0 Five new elementary schools opened in the Tri -Cities in 1978 to house more than 1,800 students. Including the greater Mid - Columbia region, approximately $30 million is being spent to build new schools or add to existing schools. 0 The Port of Pasco, Big Pasco industrial park serviced 54 clients in 1978 with 1.5 million square feetofwarehouse space (excluding the 500,000 square feet of port facilities at the Tri -City Airport, also run by the port, which served 83 clients during 1978). t HISTORICAL AND PROJECTED POPULATION Patterns of population growth are shown in the follow- ing table for Benton and Franklin counties and the cities within the Standard Metropolitan Statistical Area (SMSA). During the period 1965 to 1978, the population in this two-county'area increased by approximately 33.4 percent or an average of 2.39 percent per year. During the period 1970 to 1978, the area increased by 29.6 percent or an average of 3.29 percent per year. POPULATION GROWTH IN BENTON AND FRANKLIN COUNTIES AND THE TRI -CITY AREA, 1965 TO 1978 The greatest changes in the population patterns in the Tri -City area were in unincorporated Benton County and the City of Kennewick. Pasco maintained a constant population count during the 1965 to 1978 period due•to the lack of land availability for new housing development. Population projections take into account three varia- bles that play a crucial role in the course of I 1 63 MAJOR CITIES COUNTY YEAR RICHLAND KENNEWICK PASCO W. RICHLAND BENTON CITY BENTON FRANKLIN 1965 25,900 15,200 15,800 N/A N/A 66,500 24,200 1970 26,290 15,212 13,920 1,143 1,070 67,540 25,816 1971 26,300 15,400 13,920 1,143 1,093 67,700 26,000 1972 26,350 15,580 14,000 1,159 11090 67,800 26,000 1973 26,600 16,200 14,050 1,225 1,100 68,200 26,000 1974 28,000 16,800 14,100 1,247 1,125 69,800 26,200 1975 28,600 18;253 14,450 1,477 ,1,315 73,300 26,700 1976 30,009 21,299 14,618 1,561 1,411 78,700 27,499 1977 31,050 23,638 15,375 2,024 1,583 85,400 29,200 1978 1/ 32,350 26,659 15,588 2,309 N/A 90,600 30,400 Averaqe 2/ 1971- - 1978 2.638 7.278 1.438 9.198 5.68% 4.118 2.079 1 Estimate, U.S. Bureau of the Census. 2/ Geometric mean annual rate of growth. Source: Benton -Franklin Governmental Conference, Tri -Cities Real Estate Research Report, 1978. The greatest changes in the population patterns in the Tri -City area were in unincorporated Benton County and the City of Kennewick. Pasco maintained a constant population count during the 1965 to 1978 period due•to the lack of land availability for new housing development. Population projections take into account three varia- bles that play a crucial role in the course of I 1 63 population increases in the future. Specifically, they are: fertility rates, mortality rates, and the effects of either in or out -migration. The projection sources used in this analysis are Pacific Northwest Bell Telephone Company, State of Washington, and the Benton -Franklin Governmental Conference. The follow- ing table shows population projections for the period 1978 through 2000 for Benton and Franklin Counties: YEAR POPULATION PROJECTION 1978 121,000 1980 122,360 1985 134,650 1990 148,020 1995 156,880 2000 162,970 During the 20 -year period 1980 to 2000, the population is projected to increase in the two -county area by 40,610; a 33.19 percent increase or an average annual growth factor of 1.66 percent. DEVELOPMENT CONCEPT Given the context of strong growth in the Tri -City area and a strategic site location, a development concept was established. l/ The recommended concept for the Pasco M.G.C. Redevelopment Project is a mixed- use, multiple -phase development including office - commercial, retail -commercial, mixed residential, convention motor -hotel, 18 -hole golf course, multi- purpose facility (optional) and other support components. To effect such a complex, an aggressive marketing campaign and market capture is necessary. The key elements in the overall mixed-use concept is a quality golf course and convention motor -hotel. Office space, while not directly dependent on the motor -hotel, will greatly benefit from close physical and visual prox- imity to quality lodging. A mixture of residential 1 Specific land use markets are described in following pages. M In units, including single-family, owner -condominiums, and rental apartments, together with convenience and specialty retail -commercial facilities, assist in providing a comprehensive land use package which responds to a fully -integrated community, including living, employment, and recreation. All of the parts are fully necessary for the project to reach "critical mass," and thereby establish a major successful operation. The project team developed a master plan with two alternative configurations. Most aspects of the two plans are similar, the exception being in the parcel which could go to either office -commercial or multi- purpose center, depending upon the option selected. Following is a summary description of the difference between the Master Plan and the alternative for the Pasco M.G.C. Redevelopment Project: ° The Master Plan provides for approximately 16 net acres of office -commercial land to be developed within a concept that provides for merchandising the office -commercial land to one or two major office tenants, such as an electronics firm. An alternative marketing option for the 16 acres of land devoted to office -commercial uses is parceling of the office -commercial area to accommodate a range of small office developers and users (as opposed to one or two large office tenants). In either marketing option, the land would be subdivided in accordance with design criteria for the overall project, and individual developers could establish their own, free-standing office buildings as well as sPeculative-tenant office buildings. ° The alternative to the Master Plan provides for 18.7 acres of land area to be devoted to multi- purpose center. The multi-purpose site occurs in the same location as office -commercial in the Master Plan. Otherwise, other uses within the plans are similar in size and nature. Therefore, the major distinction in the two plans has to do with locating multi-purpose facilities within the confines of the Pasco M.G.C. Redevelopment Project site as opposed to locating a multi-purpose facility off-site, either in the immediate vicinity or else- where in the Tri -City area. Subsequent sections t t t t t I I I I 11 � I of this summary report describe in more detail some The primary reason for recommending a combination of of the planning team's considerations for showing housing products (unit types) is to increase the these two different alternative site strategies. ability of the project to respond to as many market segments as is realistically possible and, therefore, The following table shows the land takes and percen- to accelerate the rate of land sales and building tage distribution of the total site area in the development. Master Flan and alternative plan: The housing components of the project are planned to provide "sub -projects" in the overall housing area. MASTER PLAN ALTERNATIVE PLAN In this way, several developers and builders will LAND AREAS ACRES PERCENT ACRES PERCENT have an opportunity to participate in the project, each on their own sub -project basis. Residential Single -Family 9.3 4.3% 9.3 4.3% The project housing market area is defined as Franklin Apartments 14.2 6.6 14.2 6.6 and Benton Counties generally and the Tri -City area condominiums 10.4 4.8 10.4 4.8 specifically. The rationale for the delineation of Motel 16.0 7.5 16.0 7.5 such a large housing market area is as follows: Golf Course 133.0 61.9 133.0 61.9 Office -Commercial 16.0 7.5 0.0 0.0 ° Large projects have large market areas. That is, Retail -Commercial 2.2 1.0 2.2 1.0 larger, self-contained developments with major Sport Center 3.1 1.4 3.1 1.4 amenities (i.e., golf course, quality landscaping, Multi -Purpose Center 0.0 0.0 18.7 8.6 etc.) exert a much greater draw in geographic Circulation 10.8 5.0 8.1 3.9 terms than a series of smaller projects with a cumulative, equal number of units. Total 215.0 100.0% 215.0 100.0% ° The housing product under consideration for devel- opment at the Pasco M.G.C. Project is for owner and renter units with only a small portion allocated to single-family units. To an extent, each of the three cities acts as a psychological HOUSING barrier which retards the movement of population from one to another. Thus, families and indivi- duals residing in one of the three cities tend to The housing concept recommended for development at the remain within these respective boundaries when a Pasco M.G.C. Redevelopment Project is a combination of relocation of residence occurs. This character - single -family, rental -apartment and owner -condominium istic of resistance to movement is more true for housing. In both of the development alternatives, single-family housing generally and less true for 33.9 acres have been dedicated to housing. All hous- housing in a major development which has the ing is situated on the east end of the project with capability of drawing from across the traditional an access road (to be developed as part of this boundaries, particularly for multi -family and project) meandering through and along the south end condominium housing. of the golf course. The estimated land takes and recommended density allocations for the single-family, Historical housing in the market area is shown as rental -apartment and owner -condominium portions of follows: the housing project do not change under the Master Plan or alternative plan.. 65 RESIDENTIAL BUILDING PERMITS Densities were established according to experience BENTON AND FRANKLIN COUNTIES, WASHINGTON with housing consumers who ultimately determine 1970 - 1978 acceptable levels of housing density. In this case,_ overall unit -per -acre densities are allocated at SINGLE-FAMILY 5.4, 20.4, and 11.1 for single-family, rental- & CONDOMINIUM MULTI -UNIT apartments, and owner -condominiums, respectively. The YEAR PERMITS PERMITS TOTAL calculation of total units from the recommended land takes and densities are: 1970 288 32 320 Single -Family: 9.3 acres @ 5.4 units 1975 1,227 948 2,175 per acre: 50 units Rental apartments: 14.2 acres @ 1976 1,526 694 2,220 20.4 units per acre: 290 units Owner condominiums: 10.4 acres @ 1977 2,038 1,164 3,202 11.1 units per acre: 115 units 1978* 1,387 869 2,256 Total: 455 units * Through September. These overall densities and total units are further Source: Tri -City Chamber of Commerce, Benton County delineated by project phasing as shown in the follow - Planning Department, and Leland & Hobson. ing three tables; showing the relationships between unit phasing, net acreage, and density allocation per dwelling type, and the number of units of each dwelling type as allocated to each housing area within Housing development in the project market area is the project. Multiplying the number of units by the projected to grow at 2,000 average annual new units average value per unit type yields the projected during the period 1979 through 1985. Of those 2,000 gross sales for the housing sector. The third table annual new units, 36 percent are projected as rental summarizes by dwelling type the phasing schedule and apartments (approximately 720) and 64 percent are projected gross sales for all 455 units. projected as single-family and condominiums (1,280 units) of which 250 to 350 are projected as condo- HOUSING SECTOR ACREAGE mi n i ums . AND DENSITIES, PASCO GOLF COURSE REDEVELOPMENT PROJECT PROJECT Of the 33.9 net acres within the housingsector of the AREA DEVELOPMENT NET NO. OF DENSITY NO. TYPE PHASE 1/ ACREAGE UNITS PER ACRE Pasco M.G.C. project (exclusive of roads and other 1 Condominiums II 2.9 30 10.3 public rights-of-way) , 27.4 percent is allocated to single-family; 41.9 percent to rental -apartments; and 2 Apartments II 10.6 235 100 22.2 30.7 percent to owner -condominiums. This allocation 2B V 135 of housing type by acreage is summarized as follows: 3 Single -Family 9.3 50 5.4 3A II 20 3B III 30 ° To single-family: 9.3 acres 4 Condominiums III 2.3 25 10.9 ° To rental apartments: 14.2 acres • To owner condominiums: 10.4 acres 5 Apartments III 3.6 55 15.3 ° Total: 33.9 acres 6 Condominiums IV 5.2 60 11.5 TOTAL/AVERAGE 33.9 455 12.6 Phase I is 1979, Phase II is 1980, etc. M L� U L 1/ Improved land value only: does not include unit construction. PHASING SCHEDULE AND GROSS SALES FOR THE HOUSING SECTOR, PASCO GOLF COURSE REDEVELOPMENT PROJECT PHASE OF Apart- PROJECTED GROSS SALES BY PRODUCT TYPE, Family PROJECTED DEVELOP- HOUSING IN TIIE IIOUSING SECTOR, PASCO GOLF COURSE GROSS MENT AREA NO. TYPE REDEVELOPMENT PROJECT SALES II 1 Condominiums 30 S 270,000 13% PROJECTED AREA 100 NO. OF PROJECTED VALUE PROJECTED AVERAGE GROSS NO. TYPE UNITS SPREAD VALUE PER UNIT 1/ SALES 1 Condominium 30 $ 6,000 - $12,000 $ 9,000 $ 270,000 2 Apartments 235 4,500 4,500 1,057,500 3 Single -Family 50 18,000 - 36,000 27,000 1,350,000 4 Condominiums 25 6,000 - 10,000 8,000 200,000 5 Apartments 55 5,000 5,000 275,000 6 Condominiums 60 5,000 - 9,000 7,000 420,000 TOTAL 455 Subtotal 135 $3,572,500 1/ Improved land value only: does not include unit construction. PHASING SCHEDULE AND GROSS SALES FOR THE HOUSING SECTOR, PASCO GOLF COURSE REDEVELOPMENT PROJECT PHASE OF Apart- Condo - Family PROJECTED DEVELOP- HOUSING HOUSING NO. OF GROSS MENT AREA NO. TYPE UNITS SALES II 1 Condominiums 30 S 270,000 13% 2A Apartments 100 450,000 3A Single -Family 20 540,000 Subtotal 150 $1,260,000 III 3B Single -Family 30 $ 8101000 4 Condominiums 25 200,000 5 Apartments 55 275,000 Subtotal 110 $1,285,000 IV 6 Condominiums 60 $ 420,000 Subtotal 60 $ 420,000 V 2B Apartments 135 $ 607,500 Subtotal 135 $ 607,500 Total 455 $3,572,500 Tying back project housing sales at the Pasco M.G.C. Project to projected market area housing starts is shown as follows: Units in the Project: Number of Sale Years: Average Annual Sales: Average Annual Market Starts: Sales as a Percent of Annual Market: OFFICE -COMMERCIAL CONCEPT Single- Apart- Condo - Family ments miniums 50 290 115 2 3 3 25 97 38 980 720 300 3% 13% 13% Unlike the housing sector, the office -commercial concept changes in the two developmental alternatives. The Master Plan involves development of an office campus with two marketing strategies. The alternative plan is further described in the multi-purpose center section of this summary report. 0 Strategy A A land area of 16 net acres has been allocated for development of office facilities. The office campus would be developed in the area west of and adjacent to the golf course. Under Strategy A, the entire office area would be marketed to one or two major users. This assumes that project manage- ment will secure a specific tenant user for the site through active courting and attraction of an electronics -type tenant or comparable major industry. A number of electronics and electronics -related industries in the San Francisco Bay Area (Silicon Valley), are actively seeking relocation and/or expansion sites throughout the Pacific Northwest. The primary reasons given by electronics -related a industries for movement out of California include a decreasing labor availability resulting in employee "wage wars" and an increasing shortage of adequate housing in the Bay Area at prices employees can afford (new speculative housing is in excess of $100,000 per unit). Electronics -related companies require proximity to a skilled labor base, an attractive working environment, reasonable access to air freight facilities and proximity to quality housing and meeting facilities. The Pasco Project site scores high on all the desired elements of attraction for an electronics -type user. Further, electronics - type complexes tend to be high-quality tenants. Electronics -type industries are cognizant of the need to provide a quality working environment for its highly -skilled, technical employees. The 16 net acres of office area will support approximately 300,000 square feet of office space in two-story frame buildings with adequate off- street parking area and landscaping. Setting 300,000 square feet (18,750 floor area square feet per acre) as a project goal supports the overall desire to maintain the high-quality landscaping of the general area as stated by the Pasco Municipal Golf Course environment. Strategy B The office campus under Strategy B also includes 16 net developable areas. As in Strategy A, the office facilities would be located immediately to the west of the golf course. Under this strategy, office campus subprojects would be developed by a number of office developer/ builders and user organizations. Master planning would provide for all circulation (streets and pedestrianways) and other major project infra- structures (utilities) to be in place with "ready - to -build" parcels in the one to three acre size range. Specific office development by lot purchasers and/or lessees would be subject to well- developed design controls prepared by the project master planning team to insure the long-range quality and physical and economic integrity of the project. The 16 net acres in Strategy B will support approx- imately 240,000 to 300,000 square feet of office space using the same design considerations as in Alternative A (i.e., a two-story frame building with adequate off-street parking area and land- scaping. Demand for office space is a function of employment growth (growth demand) plus additional space require- ments for turnover due to upgrading and relocation of office space (micro demand). In order to assess the demand for office space at the Pasco M.G.C. Project, the research staff examined overall office space demand in Benton and Franklin Counties. Employment projections developed by the State of Washington and the Bonneville Power Admin- istration were used in the computerized office demand model which in summary shows the following square foot demand for office space for the period 1980 through 1995: OFFICE SPACE IN SQUARE FOOTAGE PERIOD FIVE-YEAR PERIOD AVERAGE ANNUAL 1980-1985 851,180 170,240 1985-1990 635,480 127,100 1990-1995 666,330 133,270 In order to assess what portion of overall office market demand can be attracted to the Pasco project, it is appropriate to discuss and distinguish between different types of office projects. The Pasco M.G.C. Project is a "suburban" as opposed to a "downtown" office environment. In theory, the type of office tenant and business attracted to suburban office space differs from downtown office space in several ways. Typically, such businesses are smaller and are often service or professionally oriented. Large prime tenants, such as financial institutions and major companies, tend to locate in downtown areas in order to be centrally located to their markets and employ- ment base. Thus, the type of businesses normally attracted to a suburban market can be expected to be smaller, independent of the downtown area as a market fl 1 t J t t I I for goods and services, and less concerned with the greater status associated with downtown office space. Generally, the.primary motivation for selecting a suburban area as a place of business centers around various economic and convenience factors such as close proximity to residence, better parking facilities, lower rental rates, close proximity to labor force, and other factors. However, the Tri -City area has three "downtowns" (Pasco, Kennewick, and Richland)'and as such, does not have a single, central area or downtown business district in the traditional sense. Therefore, a well-developed "suburban" office campus can attract not only suburban office developer/users, but also, a portion of "down- town" users inasmuch as the downtown "pull" is less developed in the Tri -City area than in*a single city center of the same population size. Under the two strategies (A and B) are office space floor area projections of 240,000.to 300,000 square feet. An estimated 5 to.7 year absorption period is anticipated for the project office space, or an amount equal to 25 to 28 percent of the market. Attraction of "outside" user industries and organizations (office space users coming into the market from outside of the Tri -City area) is not included within that market penetration and any outside participants would obviously reduce the local market share participation. RETAIL -COMMERCIAL CONCEPT The retail -commercial portion of the project is intended to be limited in size and nature with 2.2 net acres designated retail -commercial in the Master. Plan and alternative. Recommended are service -commercial and retail - commercial facilities including a commercial branch bank; a 24-hour restaurant operation (i.e., quality fast-food); a well-designed service station; and approximately 23,000 square feet of retail shops, including a mini -mart (to support residents), clothing and shoes, services (real estate, barber, travel, beauty shop, etc.) and miscellaneous retail. The following table shows the recommended retail program. The concept involves high-quality, one and two-story retail -commercial space with well-designed architecture, landscaping, and lighting, and off- street parking area. RECOMMENDED RETAIL AND SERVICE COMMERCIAL COMPONENTS OF THE PASCO MUNICIPAL GOLF COURSE REDEVELOPMENT PROJECT RETAIL COMPONENT Branch Commercial Bank Restaurant Mini -Mart Clothing and Shoes Services Miscellaneous Retail SPORTS'CENTER APPROXIMATE SQUARE FOOTAGE 7,000 6,500 3,500 8,000 7,500 7,500 40,000 The recreational component of the Pasco M.G.C. Project and strategy for the Master Plan is that additional recreational components, over and above the redeveloped golf course and extensive land- scaping amenity of the project site should be. developed on an income-producing basis. One of the recreational components strongly considered by the Master Planning Team and City staff was development of indoor tennis and racquet- ball courts. As discussed in detail in working papers (submitted under separate cover), the project economists are concerned about developing profitable indoor tennis and racquetball facilities if such a project is to be taken on by the City. The reason for this concern has to do with the overall state of the market for indoor tennis. At the present time there are two indoor tennis facilities operating in the Tri -City area. Both are private clubs and although both are doing reasonably well, it is important to note that these facilities are located in the areas of the Tri -Cities that are in close proximity to higher -income families. The primary concern with developing income-producing tennis facilities is that the Pasco Project does not have close proximity to an established and extensive tennis market (higher -income, white collar families) and also, the adverse impact of being located in a community with an unusually attractive climate. Indoor tennis acceptability works in direct proportion to the lack of availability of good climate (increases with inclement weather). If indoor tennis and racquetball facilities are developed as part of this project, they should be considered under one of two alternative situations: ° In the event that there is a capable and interested private developer undertaking indoor tennis and racquetball facilities on a profitmaking basis, land is provided within the master plan (3.1 acre sports center site) for such a facility to be devel- oped. The land would be sold or leased to a quali- fied developer who, in turn, would obtain private capital funding for building construction and operation of the facility as with any other income- producing private sector real property use. The club would be privately owned, but open to the general public on a pay-as-you-go basis. At this point in time, it would be considered difficult to obtain the adequate number of private memberships (estimated at approximately 150 member players per court, or 600 members for tennis based on four courts, and 600 members for racquetball based on six courts). ° An alternative is an indoor tennis and racquetball sports complex possibly including a swimming pool that would be developed in lieu of a multi-purpose facility. Such an undertaking would be seeded by revenues produced by the sale and lease of 7® properties from the overall M.G.C. Project and would be financied and operated by the City of Pasco. It is important to note that this approach is in lieu of rather than in addition to the multi-purpose facility. MULTI-PURPOSE FACILITY The term "multi-purpose facility" has become a popular phrase for expressing a wide variety of public facilities, depending on the perceptions and frame of reference of the governmental agency, institution, business, or individual using the phrase. Other terminology such as "community center", "convention center", "assembly/exhibition hall", "pavilion",. "coliseum and others are frequently used to describe the concept of a multi-purpose facility. Thus, in examining the need for such a facility it is important to establish a common definition of what is meant by a "multi-purpose facility". In its broadest context, a multi-purpose center generally refers to a community -owned or municipally -owned structure which is potentially suitable for a wide range of uses. However, there are three specific building types which can be identified, which include convention centers, theatres, and indoor sports arenas. The first type, the convention center, has the broad- est range of uses which can include conventions, ban- quets, dances, receptions, concerts, conferences, sem- inars, exhibitions, trade shows, and other uses. The type of facility necessary to accommodate these events is a large flat floor area with adjacent meeting rooms and a full-service kitchen. The area of the main meeting hall usually.ranges from 10,000 square feet up to 50,000 square feet, depending on the size of the market to be served. Generally, a 20,000 square foot exhibition/assembly hall can accommodate about 1,200 persons banquet -style with additional space to adjourn to a classroom -style setting in an adjacent area (divided by a folding door) without incurring time delays associated with setting up for banquets. This dual space is necesary for convention activities which vary from banquets to meetings throughout the day and evening. I � The second type of facility which is sometimes associated with a multi-purpose facility is that of theatres which can range in size from 150 to 3,000 seats. Seating is usually permanent and is raked (sloping upward from floor to ceiling). A variety of stage types are available. The ranges of uses for a theatre are more limited than a multi-purpose conven- tion facility. However, a theatre is highly compati- ble and easily integrated with a convention facility. Shared common areas, such as lobbies, concession areas and restrooms can also reduce the total cost if the facilities are built in separate locations. Furthermore, conventions and meetings often utilize theatres, if they are adjacent to the convention 1 facility, for slide presentations and guest speakers in cases where raked seating is desirable. However, the primary potential uses for theatres revolve around the performing arts and include: Drama: Repertory Legitimate Mime Spectacular/Broadway type productions Puppetry Music: Symphony Chamber music Recitals Choral ' Musicals/opera/operetta Popular artists Other concerts � I I Dance: Ballet Modern Ethnic/folk Lectureslfilms,lyceum Meetings/seminars/conferences There are several broad classifications of theatre types which relate to specific uses and the sizing of a theatre is a function of use rather than market support. Specific size categories of theatre or auditorium types must be considered in the selection process. Following is a discussion of various types of theatres: Type Typical Seating Auditoriums/Concert Hall 2,500 to 3,500 Theatres/Playhouses 1,200 to 2,000 Little Theatres/Performing Theatres 300 to 800 Intimate Theatre 300 to 500 Performing Arts Theatre 500 to 800 Experimental Theatres/Black Box 100 to 300 The third type of facility, which is often referred to as a "multi-purpose facility", is the indoor sports arena, pavilion, or coliseum. Such events as basketball, tennis, ice hockey, exhibits and trade shows, musical concerts, and occasional large conventions, are held in this type of building. However, due to its massive size, the sports arena does not work well for most conventions. Seating is raked (sloping upward) and usually consists of a combination of portable and permanent seats which can vary from as few as 5,000 (although the economics of this smaller size are not good) up to 50,000 or more, such as the case of the recently completed Seattle Kingdome.. The Memorial Coliseum in Portland with approximately 12,000 seats is an example of a lower, mid-range size of municipal coliseum. This type of facility is by far the most expensive to build and generally requires substantial patronage in addi- tion to operating subsidies to be economically feasible. CONVENTION/EXHIBITION HALL In the judgment of Leland & Hobson, adequate market support exists for a facility sized to accommodate conventions ranging from approximately 200 to 1,200 persons which covers approximately 30 percent of the state and regional market. In addition, smaller meeting rooms divisible into various sizes from 25 to 71 200 persons should be included to accommodate smaller local and out-of-town groups which represent over 60 percent of the convention market in terms of the number of event days. The cost of such a facility is substantial and even with anticipated convention and local business, a subsidy will be required to cover debt service and operations. This subsidy most commonly comes from hotel/motel taxes. The lodging industry rather than local government can more easily justify this type of facility due to the favorable operating impact on room occupancy and food and beverage service. The only potential disadvantage is the non-availability to the local community due to convention activity which would take priority over local business. The recommended strategy by Leland & Hobson is for development of convention facilities in which private industry provides as many of the desired facilities as possible. Conversely, this recommendation means that public sector improvements should not duplicate or compete with income-producing activities capable of development and operation by the private sector. Specifically, convention and group meeting facilities are recommended for development within the private sector hotel/motel industry. The Red Lion Motor Inn, presently existing on the Pasco Project site with 154 motel rooms, is planning expansion of their facility at the earliest possible date. The expansion program, when complete, will provide a total of 350 motel units, a coffee shop of 150 seats (plus), a dining room of 150 seats (plus), five retail/support shops (beauty, barber, gifts, etc.), and a banquet/meeting facility of 14,900 square feet. The proposed Red Lion banquet facility to be developed in the next phase of expansion, will provide seating for 1,000 persons in a round table banquet seating format, 1,400 to 1,500 persons in a long table banquet seating format, and up to 2,000 persons in theatre style meeting format. The proposed investment for'this expansion, including major rehabilitation to the existing Red.Lion facility, is presently estimated at $8 million. Expansion will 72 require additional land to bring the total Red Lion land area to 16 acres. The total site size of 16 acres will also provide future expansion beyond that just discussed in the range of approximately 150 to 200 additional rooms and banquet space. This proposed major expansion of the Red Lion Motor Inn facility will accommodate 90 percent of the meeting/ banquet facility size capability in the Tri -City area based on the type of conventions and size of conven- tions coming into the area at the present time. The average convention size in the Tri -City area is slightly under 250 persons. PERFORMING ARTS/THEATRE A study entitled Tri -Cities Multi -Use Facilities, February, 1975, identified 37 potential user groups for a performing arts theatre in the Tri -City area, and received responses from 26 of these groups. Based on this study, event days for a performing arts' theatre were forecast as follows: 1974 1990 Small theatre gatherings 61 90 Medium sized cultural presentations 36 53 Large auditorium performances 45 66 Based on a supply/demand analysis, a net residual demand in 1990 was as follows: l/ 200 seat theatre - (130) event days (oversupply position) 750 seat theatre - 53 event days 2000 seat theatre - 66 event days Based on these projections, the market will not justi- fy a theatre of any type at this time in the Tri -Cities. Leland & Hobson is not in a position to dispute these projections without a more thorough analysis of the specific performing arts and theatre market. Due to the size of the population and the economics of 1 Tri -Cities Multi -Use Facilities Study. u 1 I performing arts theatres (described in working papers), it is highly unlikely that a theatre larger than 700 seats could be justified in the near future. However, it is possible that a small performing arts theatre sized from about 400 to 700 seats could be conceivable, particularly, if Columbia Basin Community Col:iege would obtain partial funding and develop a complete drama program. It is recommended that a more detailed analysis be undertaken .to determine the feasibility of a smaller, intimate performing arts theatre. The cost, however, of even a small theatre is substan- tial. In the study by Leland & Hobson entitled Feasibility Study for a Community Center and a Performing Arts Theatre in Bend, Oregon, July, 1979, the estimated cost of a 400 -seat performing arts theatre was $2,644,000. This is equivalent to approx- imately $3,000,000 in today's costs. INDOOR SPORTS ARENA The most expensive of the three types of facilities discussed, due to its massive size, is the indoor sports arena. The Tri -Cities Multi -Use Facilities study indicates a potential annual patronage of 30 event days per year by 1990 (indoor gym activities) in an indoor sports arena. Obviously a sports pavilion would. not be feasible under these circum- stances. However, additional uses could undoubtedly be generated. Generally, the economics of smaller facilities (less than 10,000 seating capacity) are poor and the cost per seat declines as the size of the structure increases. This type of facility requires heavy usage and patronage with an adequate population base to be economically viable. Even so, it can be expected that an operating subsidy will probably be required in at least the initial five years, depending upon the method of financing construction. As a point of comparison regarding indoor sports arenas, the City of Portland's Memorial Coliseum presently has seating capacity of 12,000 persons. Recent studies conducted for the City of Portland indicate that the greater Portland area market will support an indoor sports arena of 18,000 persons. The important point here is that the market area serving the proposed 18,000 -seat facility is over 1,200,000 persons. This is in contrast to the approximately 120,000 persons presently living in the Benton - Franklin County area (including the cities of Pasco, Richland, and Kennewick. The recommendation by Leland & Hobson is that a multi- purpose indoor sports arena to serve the Tri -Cities not be developed until there is documented political and financial support by the following governments and organizations: ° The Columbia Basin Community College, which would guarantee both funding support and participation in terms of athletic event -days in the facility. ° The Tri -City Chamber of Commerce and the motor -hotel industry in the Tri -City area in terms of commitment to . allocate all or a major portion of the hotel/motel tax toward initial capital funding and ongoing operating cost subsidies. ° Agreement by the Cities of Pasco, Kennewick, and Richland to establish an operating agency representative of the entire Tri -City area and a commitment to support a major indoor sports arena through area -wide revenue bonds. ° Strong support from the business community, including the Chambers of Commerce of the three member cities of the Tri - City area. This recommendation is made by Leland & Hobson primarily on the basis of good business judgment and that the City of Pasco not undertake a capital venture project which would serve the entire area but be economically supported only by the Pasco community. As economics consultant to the City of Pasco and the Master Planning Team, Leland & Hobson further recommends that a multi-purpose facility, if it is deemed appropriate to proceed with such an undertaking, would be located on either property presently owned by the Columbia Basin Community College (vacant land) or on (or partially on) land owned by the Port of Pasco adjacent to the airport. This recommendation is made for two reasons: I 1 73 ° A major, publicly -owned indoor sports arena would not generate property taxes. Placement of such a facility on presently -owned public land would, therefore, not adversely impact the tax base. ° Conversely, because of the limited amount of land to be recycled out of the property to be vacated by the redeveloped golf course, land presently considered in the Master Plan for an indoor sports arena could be replanned to accommodate income- producing office uses and generate additional ad valorem tax revenues and employment. The priority use recommendation, therefore, for land use that would occur on the area (approximately 16 acres) to be allocated for the indoor sports arena, would be for additional office -commercial space. The Master Plan alternative shows area (18.7 acres) for a multi-purpose facility in lieu of office - commercial space. This alternative is shown for the purpose of illustrating the relative economic impact of the two site plan options (discussed in following pages). PROJECTED SALES VALUE The estimated total sales value of the improved land (without structures) is estimated at $7,585,100 (1979 dollars) under the Master Plan development concept. With the alternative plan, 16 acres would be removed from the income-producing land sales category and 18.7 acres (16 acres plus 2.7 acres of circulation) would be allocated to multi-purpose center. Under the alternative plan, the improved land value is estimated at $5,145,100. The land sales value of the two plans are summarized as follows: Master Plan with Office -Commercial: $7,585,100 Alternative Plan with Multi -Purpose Center: $5,145,100 Difference: $2,440,000 74 E- 0 0 N � W G aF ❑a 40 W ac ❑ W Z V. 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N 10 �0 �0 �p .-� .-1 .-1 m m m m n r .-i .-1 m In a� e a .•1 In of .n ul o� a m o. o� rn of rrr`n0000 .•i V o r-1 .•� N �0 r N NO a� N n Inl SDI MI .� N .-1 .-1 .-1 .i .•1 .-1 .-1 .•1 N .� .•il .. -4 a�pp U 7 w E W 7 V +i L 10 •.1 u -� o: c cl.. c c c E E O E I E a E E E E E E 0.0 '+ O 41 o ❑ 'O 1- O�'O W 'o Q 0CL, 00.0 W uamuau W rn +1 vdN noel �0 ❑ 0 1 1 1 1 1 1 .-1 -.ter u W 0 0 u° O 1 U Ql O .•1 N n .•1 U •+ N n e .n .o r m a..� .+ .r .d d w •�1 1 1 1 1 1 1 1 1 t 1 1 1 1 +� -+ w0000000000000 i S o ml O D N n O In N yW EE0 p o c .4 U 0 L 1 u a N .-1 d CL Wi - 0 R In V F i l 1 The following table shows the estimated value in constant dollars for the Master Plan concept land sales by land use category. Land sales are phased over the 1979 to 1986 period, reflecting realist- ically achievable market penetration by type of land use. Pricing is based on competitive land sales in the Tri -City area for comparable quality land. DEVELOPMENT COSTS ESTIMATED MAJOR PROJECT INFRASTRUCTURE AND SOFT COSTS FOR TIIE PASCO M.C.C. PROJECT (1979 DOLLARS) MAJOR IMPROVEMENT/COST ELEMENTS ESTIMATED COSTS Roads 6 Storm Drainage 20th Avenue: Entry Road: Residential/Office Loop Roads: Golf Course Road: Sanitary Sewer 10" Sewer, 1,900 L.F.: 8" Sewer, 8,200 L.F.: $445,300 $ 75,400 $230,000 $ 42,200 $792,900 $ 53,200 $221,400 1 75 $274,600 Water Distribution Development costs for the project were formulated 36"/24" Water Main, 5,500 L.F.: 18" Water Main, 3,400 L.F.: $224,000 $ 97,000 b all members of the project Master Planning Y P j g 12" water Main, 3,300 L.F.: $ 60,000 - Team. Costs are developed under two major categories; 6" water Main, 1,300 L.F.: $ 12,000 $393,000 infrastructure or hard costs including physical Power improvements to the land (roads, utilities, land- Convert Overhead Primary to Underground: $ 76,800 scaping, golf course redevelopment, etc.) ; and soft Re-route Primary Around Motel: New Retail s Commercial Service: $ 53,000 $ 47,700 costs including fees, permits, financing charges, New Residential Service: $ 95,200 $272,700 etc. Street Lighting: $ 77,000 Costs, shown in the following table, are expressed Telephone: in constant 1979 dollars. Infrastructure charges Television Cable:' are estimated at $3,839,700, including direct construction charges, contractor's overhead and Landscaping: $ 70,900 profit, general conditions, and a 14 percent contin- gency allowance. Included within the infrastructure Club House b Cart Storage Buildings category is a redeveloped golf course, new club Club House: Cart Storage: $207,000 $184,000 house (public) , golf cart storage area, and golf Site Development: $ 69,000 course maintenance building. $460,000 Graphics, Signing, Entry Statement: $ 29,200 Soft costs or non-physical improvement expenditures Subtotal, Infrastructure (Hard) Coats: $3,338,900 are estimated at $1,5:47,700, constant 1979 dollars. contingency @ 148: $ 475 nnn Included within the soft costs category are all fees and permits, insurance, general and administra- Total Infrastructure: $3•,813,900 tive, financing costs, advertising and promotion, and other non-physical charges. SOFT COST ELEMENTS Planning/Feasibility Master Plan: $ 140,000 A&E Fees, Infrastructure: $465,500 In summary, the development costs are as follows: Legal/Accounting: $ 60,000 Permits: $ 10,000 Advertising 6 Promotion: $ 50,000 General & Administrative: $240,000 ° Insurance: $ 41,000 Infrastructure (Physical Improvements) : $3,813,900 Bond: $ 57,600 ° Soft Costs (Non -Physical Costs) : $1,547,700 Development Loan Points (28) Development Loan interest $ 45,800 $303,200 Rual Estate Fees: $134,600 ° Total: $5,361,600 Total Soft Costa: $1,547,700 Infrastructure + Soft Costs: $5,361,600 1 75 76 1 PROFORMA CASH FLOW on000 rvN rnooro mQONon00000 oQomNN mrr • •M ONOMr O• M O Q• r r NQ MN r Om001 o1n0000.-I mr rnr n r10 10N V 1D 10 .•IK v Q n 'K ' 1n r,jn V1M .-1 PM ' ' N V e Y $ 0, m1n OMM 1a N v rN MN I CLQ N O N �.,IR N 1a mm ' F N r N N A pre-tax proforma cash flow was prepared for the K K K K IN K K .� K N V1, K K K K K K K K N K K K V! K N K K K N K K K K Pasco M.G.C. Redevelopment Project showing sources of funds (income) and application of funds (expenses) O O o In 00 OQ m N mrr CO over the projected life of the project. m 01 a 1 1 1 1 I a 1a 1 1 1 1 1 1 1 1 1 1 1 I N I I 1.4 I I v inn m N All dollars are constant 1979 dollars which is an K K • K K K K K K K acceptable cash flow analysis accounting technique. 0 99 000 V An alternative technique is to inflate costs and an m r N r N O N in o e N m ry e 1a InrN revenues over time, which could be expected to be in the range of 12 to 15 percent annually. K K KK KKK K KKK The proforma, shown in the following table, has beena O ,: O r 99 c1n O O o a;Oe 'i m 1n In 1n Ne.: prepared in a conservative mode, assuming market rate Go � N IIQ11 1 N � r-1 11111111111 N 1 1 1 V1 n N Mm financing as if undertaken by a private developer K K KK KKK K KKK who would have to borrow funds at 11.75 percent annually and pay a 2 percent loan fee. A subsequentwy F �� 99 999 1 work step by City staff will be to examine alternative hz 01 1z M m mn ,D r out Dov ry o ., N r clnr methods of financing for all or part.of the project ao I b M 1 1 1 'D O, 1 I I I I I 1 I I I,I I I I m o under more favorable terms, including utility grants F O wzo K K K K K K K K K K K K and low-cost loans, warrants and bonds, open space a. (golf course) grants and low-cost loans, sales with 3 0 inO s W ° ry O O 1D 1D aIninr O N m 0 0 oIn 0 0 0 Ino%o 01 m V1 M M V1 r r N,nln value adjustments for developer/purchaser improvements W 7 Q m M N O W M .•i IVMMM 1N 0 N 11111111111 M 1 L;-:-� ry p0' OI 1 I ,4r MN N ow,a of infrastructure, local improvement district (L.I.D.), =off CaF = KKK NKKE. ' revenue bond(s), general obligation bond(s), Urban Development Action Grant (UDAG) , and other techniques. �? r ., o 0 999 �, r o ' 0s O •-I m rM m m M r O 0 o� N mo r M N 14 o M 1-1 01 N O The cash flow analysis assumes recapture of 50 percent z a• U 4 K E � I N M I I 1 .i m 11 1 1 1 1 1 1 1 I 1 I I I ri Vf - m l l I of the costs (hard and soft) of redeveloping 20th Io .-4 KK K .-I K KK KKK � 1 K KK 1 K Avenue into a four -lane boulevard; improvement of s" which will greatly benefit the college and port/ E. o a 10 a �C! 1-:9 OaC NOV1000G0 N r O m 0 01 0 V1G O O O m 0 O ' Vi V1 IN , 1/ O m • nO r Ln N M mrarr l 1WWNcm N1-IN10 rNMN 1 M0 M InNr V1 O N V1 a1 airport. 011 14 1 1 1 101 '+ N 1 r•1 1 K K M K K K K K K K K K K K K K K K K K K K K Q ri K K In summary, the proforma cash flow has the following v significant characteristics: o N o 0 000 ONN ° Projected sources of funds including land sales, borrowings, 01 r 01 ­1K.�.� O 1-I In o m l l l l 10 1••1 In P O O o " 1 1 1 1 1 1 1 1 1 1 1-4 I n O Q V I 1 1 1 O1 N N n m a rl N ry and partial recapture of improvements to 20th Avenue at K K K K K K K K K K $10,477,500. N W W .-4 C ° Projected expenditures including infrastructure and soft j P g �� W ' ° r � o" r ' roro •" •ti C w z 7 + e W o m O .-I 1.1 •• u1, O" a .. y W costs, and loan principal repayment over the life of the pro- K °••W W w 1 ° K;•• "I O 0+ W C E•"I O C "C " O W ject (sales/improvement period) of $7,652, 800. O z W W W> •• W W a " ..1 E u 1.1 O " a O •• 11 ro . W ' 14 u N ••+ W ••+ W A •0 W C W �» •�+ u 1. •� - E W „� .. W u W .o W C c N m •C " ro . . •. ro E c .0 c •.1 O O W1.1 N W U z 3 I 5 O W N tF TdU••+ C 01\ 0 m O a, < 012 C, •• y WO"L 6 11 U >1 U l/ Assumes joint' funding or reimbursement -of 50% of -the W O " u U U IU O W S I N W 0' .4 WW'+" ->r W 7 ° o H E- F 11 K 41 C"\ U7 " •.� W _1 W W\ ri •• U >• acao""a"U••" ••i b W U •.I Al 11 N m uU W1� a W SO •a 20th Avenue improvement cost (college/port to City) . K W ro �1- 0" W.+ In W .1 •.I ro W u W W N a U H . W A ° ro o a 0 W a m •• 1i .0 U U O 4 W W\ " a.1 W W W a " t W a..+ " � � G 11 L '00 ••/ W W W "1 W " W W W W W tY 11 W , 11 a, ro U x L " a� U •.I 0. '° O W W W a'O E W 1-I ro ] .0 'O •n W W W W O W A a 11 m E W W 7 ro •-I " C W C .-1 11 ro C 7 7 Cz a4 o fK In WN N a U 1I F pm ro C1+ 3 WA r•i:3 N "W �0111� Fa u9 U U i a.7 > C" aW a 0 H C mC oroo 11 om QiMU S u"� UV Ion w° s a°O In a° IA .7H E°. ' 76 1 � I � I � I p Total projected borrowings under conventional financing methods of $ 2,291,200. ° Cumulative projected cash flows over the life of the project and pre-tax profit, including the underlying land base value of $2,824,700. The following table shows the projected develop- ment loan schedule. Assumed in the cash flows is a 100 percent loan using the underlying land base as collateral. As shown, the project profit un- der the Master Plan land use configuration and including the underlying land base value, is $2,824,700. Necessary off-site utility improve- ment costs to the major city sewer and water system are not included. With the alternative plan and remaining 16 acres of office commercial land from sales worth $2,440,000 and direct costs of $300,000; the pre-tax profit (cash flow) is projected at $684,700. In summary, a comparison of the values of the land base and profit of the two plans is shown as follows: ° Master Plan with office -commercial: $2,824,700 ° Alternative plan with multi-purpose center: $ 684,700 ° Difference: $2,140,000 Leland & Hobson, Economics Consultants, recom- mends adoption of the Master Plan rather than the alternative plan. This recommendation and project benefits are based on the following con- siderations: ° Increased profit potential of $2,140,000, available to the City of Pasco for appropriate uses including Pasco's share of a Tri -City sports arena or per- forming arts theatre. PASCO M.G.C. REDEVELOPMENT PROJECT DEVELOPMENT LOAN SCHEDULE ($000) (1) (2) (3) (4) (5) (6) Total Average Average Loan Loan Loan Balance Year Draw Draw 1/ Balance 2/ Interest 3/ Repayment End of Year 4/ 1979 $1,901.9 $951.0 5 951.0 $111.7 $ 0 $1,901.9 1981 178.7 89.4 1,230.5 144.6 1,590.9 489.7 1982 210.6 105.3 399.1 46.9 700.3 0 $2,291.2 $303.2 $2,291.2 1/ Assumes averaae loan balance for purposes of calculating interest is 50 .percent of funds borrowed since funds are drawn as needed during the year rather than a lump sum at beginning of the year. 2/ Column 2 plus 60 percent of column 6. 3/ 11.75 percent annual interest rate multiplied by column 3. 4/ Column 6 plus column 1 minus column 5. ° Inadequate metropolitan area support of a multi-purpose center (sports arena) as described in the report section on "multi-purpose center". ° Development of a major convention center to serve Pasco and the Tri -City area is to'be established with private sector capital and not at public ex- pense. ° An additional 455 units of quality housing will be developed in the City of Pasco with a population es- timated at 1,140 persons (permanent residents). ° A quality office park, retail center, sports center, and major hotel/motel and convention center will be established with a permanent employment base estimat- ed at 1,715 shown as follows: ESTIMATED COMPLETED CAPITAL INVESTMENT AT THE PASCO M.G.C. REDEVELOPMENT PROJECT (1979 DOLLARS) INVESTMENT SECTOR Residential Single -Family Apartment Condominium Motel Office -Commercial Retail -Commercial Sports Center Golf Course/Club House VALUE CALCULATION 50 @ $125,000 290 @ $32,000 115 @ $75,000 Phase I Expansion 300,000 s.f. @ $50 40,000 s.f. @ $45 Estimated Estimated TOTAL VALUE $ 6,250,000 $ 9,280,000 $ 8,6251000 $ 81000,000 $15,000,000 $ 1,800,000 $ 1,400,000 $ 1,500,000 1,715 ° An upgraded public golf course and club house will be provided. ° A high-quality entry to the City will be established at the project site which will also serve the college, airport, and port facilities. ° Total improvements to the project site including structures are estimated at $51,855,000 (see table following) and are projected to generate annual tax revenues as follows: All taxing districts: City of Pasco share: $801,680 annually $208,460 annually Projected Employment Total $51,855,000 Office: 1,430 Retail: 120 Annual Tax Impact: $51,855,000: Convention Center: 140 All Taxes @ $15.46/$1,000 valuation: $ 801,680 Sports Center: 10 City of Pasco @ $4.02/$1,000 valuation: $ 208,460 Golf Course/Club House: 15 1,715 ° An upgraded public golf course and club house will be provided. ° A high-quality entry to the City will be established at the project site which will also serve the college, airport, and port facilities. ° Total improvements to the project site including structures are estimated at $51,855,000 (see table following) and are projected to generate annual tax revenues as follows: All taxing districts: City of Pasco share: $801,680 annually $208,460 annually