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
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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
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16
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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
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STRIO DO
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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
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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
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Right Of Way (R.O.W.) 85' Right Of Way (R.O.W.)
DEVELOPMENT ENTRY ROAD
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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
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6'
14-1
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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
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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.
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° 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.
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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).
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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
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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
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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.
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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
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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..
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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
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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.
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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
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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
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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
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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