HomeMy WebLinkAbout09-19-2019 Planning Commission Meeting Packet CIL�I'of AGENDA
Co PLANNING COMMISSION MEETING
Iq City Hall-525 North Third Avenue
Council Chambers- First Floor
THURSDAY,SEPTEMBER 19, 2019
7:00 PM
I. CALL TO ORDER
II. ROLL CALL Declaration of Quorum
III. PLEDGE OF ALLEGIANCE
IV. APPROVAL OF MINUTES August 15, 2019 Meeting Minutes
V. WORKSHOP
A. Code Amendment: Floodplain Management Ordinance Code Update
M F# CA2019-012
B. Code Amendment: Waterfront Development District
M F# CA2019-007
Applicant: Port of Pasco
VI. OTHER BUSINESS:
A. Comprehensive Plan Update
VII. ADJOURNMENT:
This meeting is broadcast live on PSC-TV Channel 191 on Charter Cable and streamed at www.pasco-wa.com/psctvlive.
Audio equipment available for the hearing impaired;contact staff for assistance.
MINUTES
PLANNING COMMISSION MEETING
w4co
City Hall—525 North Third Avenue—Council Chambers
THURSDAY,AUGUST 15, 2019
7:00 PM
CALL TO ORDER:
The meeting was called to order at 7:00 pm by Chairperson Myhrum.
ATTENDANCE:
Commissioners Present: Tanya Bowers, Joseph Campos, Anne Jordan, Abel Campos, Isaac Myhrum, Pam
Ransier
Staff Present: Michael Morales, (Community & Economic Development Deputy Director), Jacob B. Gonzalez
(Senior Planner), Krystle Shanks (Administrative Assistant II)
MEETING VIDEO ON DEMAND:
This meeting in its entirety has been posted and can be viewed on the City's webpage at
https://psctv.viebit.com.
APPEARANCE OF FAIRNESS:
Chairperson Myhrum read a statement about the appearance of fairness for hearings on land use matters.
There were no declarations.
Chairperson Myhrum then asked the audience and the Planning Commission if there were any objections
based on a conflict of interest or appearance of fairness question regarding the items to be discussed. There
were no objections.
ADMINISTERING THE OATH:
Chairperson Myhrum explained that state law requires testimony in quasi-judicial hearings such as held by
the Planning Commission be given under oath or affirmation. Chairperson Myhrum swore in all those desiring
to speak.
APPROVAL OF MINUTES:
Commissioner Ransier moved,seconded by Commissioner Bowers that the minutes dated July 18, 2019. The
motion passed unanimously.
WORKSHOP:
A. Comprehensive Plan Update
Chairperson Myhrum read the master file number and asked for comments from staff.
Jacob B. Gonzalez, Senior Planner, introduced the consultants working on the Comprehensive Plan Update.
Ferdouse Oneza (Oneza & Associates) and Ben Floyd (White Bluffs Consulting) gave a Power Point
presentation on the Comprehensive Plan Update and answered questions from the Commissioners.
Members of the public present who chose to speak were: Bill Barlow (Benton Franklin Transit), George
Dockstader (Desert Hills Realty) and Dennis Gisi (John L. Scott).
Planning Commission Meeting Page 1 August 15,2019
ADJOURNMENT:
With no further discussion or business, the Planning Commission was adjourned at 7:56 PM.
Respectfully submitted,
Krystle Shanks,Administrative Assistant II
Community& Economic Development Department
Planning Commission Meeting Page 2 August 15,2019
cityfif_ MEMO TO PLANNING COMMISSION
040" Arco PLANNING COMMISSION MEETING
' City Hall-525 North Third Avenue-Council Chambers
THURSDAY, September 19, 2019
7:00 PM
TO: Planning Commission
FROM: Jeffrey B. Adams, Associate Planner
SUBJECT: Floodplain Management Ordinance Code Update (CA 2019-012)
Recently, Department of Ecology Eastern Region National Flood Insurance Program (NFIP)
Coordinator Lynn Schmidt engaged City staff in a Community Assistance Visit (CAV) relating to the
City's enforcement of the City's floodplain management ordinance. Enforcement of the City's
floodplain management ordinance allows the Federal Emergency Management Agency (FEMA) to
make federally backed flood insurance available to property owners within the City of Pasco.
FLOOD DAMAGE PREVENTION ORDINANCE
The City's current floodplain management ordinance, Title 24 Floodplain (ordinance 2648), was last
update in 1987. The City will need to revise its ordinance in order to be compliant with the current
FEMA Model Ordinance for the State of Washington. During her visit, Ms. Schmidt identified the
sections that require revision.
FLOOD INSURANCE RATE MAPS (FIRMS)
The City of Pasco's effective Flood Insurance Rate Maps (FIRM) date to 1977, and include the
incorporated area at that time. The City has since annexed portions of the County shown in Franklin
County FIRMs dated 1980.
The regulatory floodplain extends behind the levees along the Columbia River, into the drainage
feature that spills out at Chiawana Park, and at the outlet of Esquatzel Coulee at the airport (many
years ago,the Esquatzel Coulee was diverted westward and away from the airport for irrigation with
an outlet draining into the Columbia River).
The Army Corps of Engineers constructed the McNary Dam levee system in 1952, providing flood
protection for the City. While this system was constructed many feet above the 100-year flood
elevation, it is not fully reflected on the FIRMs; specifically, Levee #2 does not appear on the maps.
Similarly, the Esquatzel Coulee diversion structure also is not reflected on the FIRMs.
While these missing structures may be incorporated into a countywide FIRM update in the future,
until that time, the effective 100-year floodplain shown on the FIRMs must be used to regulate
development and is reflected in flood insurance policies.
1
DEVELOPMENT REVIEW PROCEDURES
The Department of Ecology reviewed procedures for development in the floodplain during the CAV.
Floodplain development is somewhat rare in Pasco, but there are still many undeveloped city lots
in the effective 100-year floodplain. The City has since flagged each parcel within the floodplain—
including those which merely intersect it at a corner—in the City's TRAKiT permit tracking system to
ensure that the flood damage prevention ordinance is implemented during development for both
undeveloped parcels and developed parcels that may undergo renovations, additions, or other
improvements.
This item has been advertised as a public hearing. The Department of Ecology has provide the
current FEMA model Ordinance which would be applicable for Planning Commission consideration.
The recommended revisions are generally minor in nature and do not make substantive changes to
the current ordinance.
RECOMMENDATION
MOTION: I move to close the hearing on the proposed code amendment and initiate
deliberations and a recommendation to the City Council for the September 19,
2019 meeting.
2
ORDINANCE NO.
AN ORDINANCE RELATING TO FLOOD PLAIN MANAGEMENT, AMENDING TITLE 24 OF THE PASCO
MUNICIPAL CODE ENTITLED "FLOODPLAIN"
WHEREAS, cities have the responsibility to regulate and control the physical development
within their borders and to ensure public health, safety and welfare are maintained; and
WHEREAS, flood hazard areas of the city of Pasco, when subject to periodic inundation, can
result in loss of life and property; health and safety hazards, disruption of commerce and
governmental extraordinary public expenditures for flood protection and relief, and impairment of
the tax base, all of which adversely affect the public health, safety, and general welfare; and
WHEREAS, flood losses are caused by the cumulative effect of obstructions in areas of
special flood hazards which increase flood heights and velocities, and when inadequately anchored,
damage use inadequately flood-proofed, elevated or otherwise protected from flood damage also
contribute to the flood loss; and
WHEREAS,the City of Pasco Planning commission conducted a public hearing on September
19, 2019 and following said hearing, the City Council, following a recommendation from the
Planning Commission determined the proposed regulations are designed to mitigate flood hazard
losses and are in the public interest, NOW THEREFORE,
THE CITY COUNCIL OF THE CITY OF PASCO, WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. The following Title 24 entitled "FLOODPLAIN" of the Pasco Municipal Code shall
be and hereby is amended and shall read as follows:
CHAPTER 24.04 FINDINGS OF FACT, PURPOSE AND OBJECTIVES
CHAPTER 24.08 DEFINITIONS
CHAPTER 24.12 GENERAL PROVISIONS
CHAPTER 24.16 ADMINISTRATION
CHAPTER 24.20 PROVISIONS FOR FLOOD HAZARD PROTECTION
PMC Title24 2019 1
CHAPTER 24.04 FINDINGS OF FACT, PURPOSE AND OBJECTIVES
Sections:
24.04.010 FINDINGS OF FACT
24.04.020 STATEMENT OF PURPOSE
24.04.030 METHODS OF REDUCING FLOOD LOSSES
24.04.010 FINDINGS OF FACT. (1)The flood hazard areas of the City of Pasco,when subject
to periodic inundation,can result in loss of life and property, health and safety hazards, disruption
of commerce and governmental services, extraordinary public expenditures for flood protection
and relief, and impairment of the tax base, all of which adversely affect the public health, safety,
and general welfare.
(2) These flood losses are caused by the cumulative effect of obstructions in areas of
special flood hazards which increase flood heights and velocities, and when inadequately
anchored, damage use in other areas. Uses that are inadequately flood- proofed, elevated or
otherwise protected from flood damage, also contribute to the flood loss.
24.04.020 STATEMENT OF PURPOSE. It is the purpose of this title to promote the public
health, safety, and general welfare, and to minimize public and private losses due to flood
conditions in specific areas by provisions designed:
(1) To protect human life and health;
(2) To minimize expenditure of public money and costly flood control projects;
(3) To minimize the need for rescue and relief efforts associated with flooding
and generally undertaken at the expense of the general public;
(4) To minimize prolonged business interruptions;
(5) To minimize damage to public facilities and utilities such as water and gas
mains, electric, telephone and sewer lines, streets and bridges located in
areas of special flood hazard;
(6) To help maintain a stable tax base by providing for the sound use and
development of areas of special flood hazard so as to minimize future flood
blightareas;
(7) To ensure that potential buyers are notified that property is in an area of
special flood hazard; and,
(8) To ensure that those who occupy the areas of special flood hazard assume
responsibility for their actions.
PMC Title24 2019 2
24.04.030 METHODS OF REDUCING FLOOD LOSSES. In ordertoaccomplish its purposes,this
ordinance includes methods and provisions for the following:
(1) Restricting or prohibiting uses which are dangerous to health, safety, and property
due to water or erosion hazards, or which result in damaging increases in erosion
or in flood heights or velocities;
(2) Requiring that uses vulnerable to floods, including facilities which serve such uses,
be protected against flood damage at the time of initial construction;
(3) Controlling the alteration of natural floodplains, stream channels, and natural
protective barriers, which help accommodate or channel floodwaters;
(4) Controlling filling, grading, dredging, and other development which may increase
flood damage; and,
(5) Preventing or regulating the construction of flood barriers which will unnaturally
divert floodwaters or which may increase flood hazards in other areas.
PMC Title24 2019 3
CHAPTER 24.08 DEFINITIONS
Sections:
24.08.010 INTERPRETATION AND CONSTRUCTION
24.08.020 DEFINITIONS
24.08.010 INTERPRETATION AND CONSTRUCTION. Except wherespecifically defined
in this chapter all words in this title shall carry the customary meaning. Words used in the
present tense include the future and the future includes the present and plural includes the
singular and the singular includes the plural. This ordinance shall be interpreted so as to give
words the meaning they have in common usage and to give this ordinance its most
reasonable application. (Ord. 2648 Sec. 2 (part), 1987.)
24.08.020 DEFINITIONS
APPEAL. "Appeal" means a request for a review of the Building Inspector's
interpretation of any provision of this ordinance or a request for a variance. (Ord. 2648 Sec.
2 (part), 1987.)
AREA OF SHALLOW FLOODING. "Area of Shallow Flooding" means a designated AO or AH
Zone on the Flood Insurance Rate Map (FIRM). The base flood depths range from one to three
feet; a clearly defined channel does not exist; the path of flooding is unpredictable and
indeterminate; and velocity flow may be evident. AO is characterized as sheet flow and AH
indicates ponding. (Ord. 2648, Sec. 2 (part), 1987.)
AREA OF SPECIAL FLOOD HAZARD. "Area of special Flood Hazard" means the land in the
flood plain within a community subject to a one percent or greater change of flooding in any given
year. Designation on maps always includes the letters A or V. (Ord. 2648 Sec. 2 (part), 1987.)
BASE FLOOD. "Base Flood" means the flood having a one percent chance of being equaled
or exceeded in any given year. Also referred to as the "100- year flood". Designation on maps
always includes the letters A or V. (Ord. 2648 Sec. 2 (part), 1987.)
BASEMENT. "Basement" means any area of the building having its floor sub-grade (below
ground level) on all sides.
DEVELOPMENT. "Development" means any man-made change to improved or
unimproved real estate, including but not limited to buildings or other structures, mining,
dredging, filling, grading, paving, excavation or drilling operations located within the area of
special flood hazard. (Ord. 2648 Sec. 2 (part), 1987.)
FLOOD OR FLOODING. "Flood or Flooding" means a general and temporary condition of
partial or complete inundation of normally dry land areas from:
(a) The overflow of inland or tidal waters, and/or
(b) The unusual and rapid accumulation of runoff of surface waters from any source.
PMC Title24 2019 4
FLOOD INSURANCE RATE MAP (FIRM). Flood Insurance Rate Map (FIRM) means the
official map on which the Federal Insurance Administration has delineated both the areas of
special flood hazards and the risk premium zones applicable to the community.
FLOODWAY. "Floodway" means the channel of a river or other water course and the
adjacent land areas that must be reserved in order to discharge the base flood without
cumulatively increasing the water surface elevation more than one foot.
LOWEST FLOOR. "Lowest Floor" means the lowest floor of the lowest enclosed area
(including basement). An unfinished or flood resistant enclosure, usable solely for parking of
vehicles, building access or storage, in an area other than a basement area, is not considered a
building's lowest floor, provided that such enclosure is not built so as to render the structure in
violation of the applicable non-elevation design requirements of this title found at Section
24.20.040(3).
MANUFACTURED HOME. "Manufactured Home" means a structure, transportable in one
or more sections, which is built on a permanent chassis and is designed for use with or without a
permanent foundation when connected to the required utilities. P^r fleOd n'-,;r ——m^R+
pe peses tThe term "manufactured home" does not include a "recreational vehicle." aa-se
a neludes park tFaileFs,tFavel traileFs, er ether similarvehieles placed on a site feF greaterthan 180
een-esetive days. Per !RSUFaneepurpQses–the–te.rrn "man- faEtered nye" deems nett cue
paF!( trareFs, travel tFa+Eers, and etheFsingiIaFvehicles.
MANUFACTURED HOME PARK OR SUBDIVISION. "Manufactured Home Park or
Subdivision" means a parcel (or parcels) of land divided into two or more manufactured home
lots for rent or sale. (Ord. 2648 Sec. 2 (part), 1987.)
NEW CONSTRUCTION. "New Construction" means structures for which the "start of
construction" commenced on or after the effective date of this ordinance. (Ord. 2648, Sec.
2, 1987.)
START OF CONSTRUCTION. "Start of Construction" means includes substantial
improvement, and means the date the building permit was issued, provided the actual start
of construction, repair, reconstruction, placement or other improvement was within 180
days of the permit date. The actual start means either the first placement of permanent
construction of a structure on a site, such as the pouring of slab or floodings, the installation
of piles, the construction of columns, or any work beyond the stage of excavation; or the
placement of a manufactured home on a foundation. Permanent construction does not
include land preparation, such as clearing, grading and filling; nor does it include the
installation of streets and/or walkways; nor does it include excavation for a basement,
footings, piers, or foundation or the erection of temporary forms; nor does it include the
installation on the property of accessory buildings, such as garages or sheds not occupied as
dwelling units or not part of the main structure. (Ord. 2648 Sec. 2 (part), 1987.)
STRUCTURE. "Structure" means a walled and roofed building including a gas or liquid
storage tank that is principally above ground. (Ord. 2648 Sec. 2 (part), 1987.)
PMC Title24 2019 5
SUBSTANTIAL DAMAGE. "Substantial Damage" means damage of any origin sustained by a
structure whereby the cost of restoring the structure to its "before damaged" condition would
equal or exceed 50 percent of the market value of the structure before the damage occurred.
SUBSTANTIAL IMPROVEMENT. "Substantial improvement" means any repair,
reconstruction, or improvement of s structure, the cost of which equals or exceeds 50
percent of the market value of the structure either:
(1) Before the improvement or repair is started; or
(2) If the structure has been damaged and is being restored, before the damage
occurred. For the purposes of this definition "substantial improvement" is considered to
occur when the first alteration of any wall, ceiling, floor, or other structural part of the
building commences, whether or not the alteration affects the external dimensions of the
structure.
The term does not, however, include either:
(1) Any project for improvement of a structure to comply with existing state or
local health, sanitary, or safety code specifications which are solely necessary to assure safe
living conditions; or
(2) Any alteration of a structure listed on the National Register of Historic Places
or a State Inventory of Historic Places. (Ord. 2648 Sec. 2 (part), 1987.)
VARIANCE. "Variance" means a grant of relief from the requirement of this ordinance
which permits construction in a manner that would otherwise be prohibited by this title.
(Ord. 2648 Sec. 2 (part), 1987.)
PMC Title24 2019 6
CHAPTER 24.12 GENERAL PROVISIONS
Sections:
24.12.010 LAND TO WHICH THIS TITLE APPLIES
24.12.020 BASIS FOR ESTABLISHING THE AREAS OF SPECIALFLOOD HAZARD
24.12.030 COMPLIANCE
24.12.040 ABROGATION AND GREATER RESTRICTIONS
24.12.050 INTERPRETATION
24.12.060 WARNING AND DISCLAIMER OF LIABILITY
24.12.010 LAND TO WHICH THIS TITLE APPLIES. This ordinance shall apply to all
areas of special flood hazards within the jurisdiction of the City of Pasco. (Ord. 2648 Sec.
3 (part), 1987.)
24.12.020 BASIS FOR ESTABLISH INGTHE AREAS OFSPECIAL FLOOD HAZARD. The areas
of special flood hazard identified by the "Flood Insurance Rate Map" (FIRM) dates 5/10/77
for the City of Pasco and the FIRMS for Franklin County, Washington dated 5/1/1980, +rare
hereby adopted by reference and declared to be a part of this ordinance. The Pleed
IRSUr- Ree Rate Map isFIRMs are on file at the City of Pasco BUiI iRg Departme4#, Community
& Economic Development Department, 525 N. 3rd Avenue, Pasco, Washington 99301, (509)
545-3441 - gd the City of Pasco P!aRR*Rg r epar+m eRt at same address. (Ord. 2648 Sec. 3
(part), 1987.)
24.12.030 COMPLIANCE. No structure or land shall hereafter be constructed,
located, extended, converted, or altered without full compliance with the terms of this
ordinance and other applicable regulations. (Ord. 2648 Sec. 3 (part), 1987.)
24.12.040 ABROGATION AND GREATER RESTRICTIONS. This title is not intended to
repeal, abrogate, or impair any existing easements, covenants, or deed restrictions.
However, where this ordinance and another ordinance, easement, covenant, or deed
restriction conflict or overlap, whichever imposes the more stringent restriction shall prevail.
(Ord. 2648 Sec. 3 (part), 1987.)
24.12.050 INTERPRETATION. In the interpretation and application of this ordinance,
all provisions shall be:
(1) Considered as minimum requirements;
(2) Liberally construed in favor of the governing body; and,
(3) Deemed neither to limit nor repeal any other powers granted under state
statutes. (Ord. 2648 Sec. 3 (part), 1987.)
24.12.060 WARNING AND DISCLAIMER OF LIABILITY. The degree of flood protection
required by this title is considered reasonable for regulatory purposes and is based on
PMC Title24 2019 7
scientific and engineering considerations. Larger floods can and will occur on rare occasions.
Flood heights may be increased by man-made or natural causes. This title does not imply that
land outside the areas of special flood hazards or uses permitted within such areas will be free
from flooding or flood damages. This ordinance shall not create liability on the part of the City of
Pasco, any officer or employee thereof, or the Federal Insurance Administration, for any flood
damages that results from reliance on this title or any administrative decision lawfully made
thereunder. Nothing in this Title is intended to protect any particular person or class of persons
from any kind of injury or loss. (Ord . 2648 Sec. 3 (part), 1987
PMC Title24 2019 8
MEMORANDUM TO PLANNING COMMISSION
city 1 PLANNING COMMISSION MEETING
IPasco City Hall—525 North Third Avenue—Council Chambers
DATE: THURSDAY, SEPTEMBER 19th, 2019
7:00 PM
TO: Planning Commission
FROM: Jacob B. Gonzalez, Senior Planner
SUBJECT: MF # CA2019-007—Waterfront Development District
Staff has received a proposed code amendment for the creation of a new Waterfront
Development (District) Code. The Port of the Pasco is the applicant, and the proposed code
amendment would create a new zoning district and design standards for the Osprey Pointe
property.
A memorandum from the Port of Pasco, the proposed zoning code and a map are included with
the report.
1
1
PORT PASCO
OF
CONNECTING HERE WITH THERE
MEMORANDUM
TO: City of Pasco Planning Commission
DATE: August 23, 2019
SUBJECT: Waterfront Development Code
PREPARED BY: Gary Ballew, Economic Development Director
Ethan Spoo, Senior Planner, WSP
Background
The Port of Pasco and the City of Pasco share a vision for the Pasco waterfront providing for a
multitude of uses. We developed this vision through a series of studies, such as the 2010 Boat
Basin and Marine Terminal Plan (Makers Study) that investigated the development of the
Marine Terminal and the Boat Basin neighborhood. The study was jointly funded by the City and
Port and in part called for high-density mixed use in the Marine Terminal. After the Makers
Study the Port commissioned the Marine Terminal Redevelopment Assessment Report as part
of its Marine Terminal cleanup efforts. The report looked at a mix of uses, including residential.
One of the earliest studies was the Big Pasco Industrial Center Master Plan, commissioned by
the Port in the late 90's. The report envisioned taking the Big Pasco expansion area and
converting it to an attraction area. This idea was further vetted through several studies and is
what we now know as Osprey Pointe.
A vibrant waterfront vision is shared by the population of the Tri-Cities and Pasco. In 2016, the
Port, City and Franklin County collaborated on a regional economic strategic vision called
Somos Pasco. Input came from a citizen survey in Spanish and English (1600 participants),
several focus groups meetings, interviews with community leaders and a 60-second survey
utilized at community events. To quote from the report:
Among the highest priorities for community members is developing Pasco's
riverfront. The shared vision is mixed use residential-commercial development
combined with open space and public access along the expansive riverfront—
including trail linkages from the waterfront to the downtown. Consider product
types as yet under-represented in the Tri-Cities areas— as for townhomes, live-
work spaces, and mixed use buildings with ground floor commercial and
residential above. The first requirement is creation of a mixed use zone, which is
not currently available in the City of Pasco.
Somos Pasco is followed by the broader community vision My Tri 2030 being led by the
Regional Chamber of Commerce. My Tri 2030 echoed this sentiment, identifying an
"established waterfront" that would bring about "more family places and activities, happenings
Page 1
WATERFRONT DEVELOPMENT DISTRICT CODE SUMMARY
AUGUST 26, 2019
PAGE 2
and nightlife for the younger crowd, more gathering spaces, boutique shopping and dining,
music and arts..."
Why Mixed-Use
Osprey Pointe currently allows a mix of uses including, commercial, office, and light industrial,
but excludes residential. This `mixed-use-lite' concept struggles to gain traction at Osprey
Pointe. Office/commercial areas abound in the Tri-Cities with the area located around Columbia
Center mall providing general office and retail opportunities. Power centers at Road 68,
Queensgate and Southridge provide similar developments. Adding a residential component,
combined with the shoreline setting, will allow Osprey Pointe to pursue a unique live-work-play
development as we see in other areas like Spokane's Kendall Yards.
A mixed-use development will support job growth. A Cushman & Wakefield study noted that
62% of millennials wanted to live in a mixed-use community. Full mixed-use developments will
have the potential for attracting jobs that require a talent pool that wants a live-work-play
lifestyle. These are primarily professional jobs, which Somos Pasco identified as
underrepresented in Pasco. We have less white-collar workers as a percentage of total
employment than both Kennewick and Richland. We also lag behind ten central California
communities that Somos Pasco used to benchmark Pasco.
A mixed-use development makes sense for Osprey Pointe's location. On the east, Osprey
Pointe borders the heavy industrial Big Pasco Industrial Center. On the west, it borders the boat
basin neighborhood, which has some commercial uses but is primarily a single-family residential
neighborhood. A mix of uses that transition across Osprey Pointe will also transition between
these neighborhoods.
As an outspoken advocate for industrial development, the Port is a somewhat surprising
proponent for converting industrial property to mixed-use, but the direction is not taken lightly.
Industrial development has changed over the past fifty years. Industrial facilities require large
parcels of land with great transportation access. This is why the Port encouraged the
designation of additional industrial lands along the 395 corridor. The Big Pasco Industrial Center
not only has existing capacity for industrial development that requires water access, but can
also be expanded to meet future opportunities.
Proposed Waterfront Code
The Port crafted the Waterfront Development district code to implement the vision shared by the
City and the Port for the walkable, high-density, mixed-use development with a focus on quality
design described in the City's comprehensive plan. The draft code integrated and adapted
features from mixed-use and town center development codes for similar districts in other
Washington and Oregon cities. They included Kendall Yards in Spokane and the Waterfront
Use District in Richland, and Orenco Village in Hillsboro (Oregon) and the artisan manufacturing
code in Tillamook.
Consistent with the vision, the Waterfront Development district code allows the close-together
location of a wide variety of land uses, including residential, commercial, and light industrial, in
formats ranging from detached single-family residences to mixed-use buildings with ground floor
commercial and residential above. Overall, the code emphasizes medium-intensity land uses
and pedestrian-scale development but also allows standalone land uses such as commercial
with parking lots fronting streets and warehousing in appropriate locations and scales.
Compatibility between industrial, commercial, and residential uses is required by 1) transitioning
uses across the site, with industrial uses restricted to the area east of South Oregon Avenue
(Osprey Pointe Avenue) and residential generally west of South Oregon Avenue; 2) prohibiting
2
WATERFRONT DEVELOPMENT DISTRICT CODE SUMMARY
AUGUST 26, 2019
PAGE 3
high-impact uses, such as heavy manufacturing; and 3) limiting commercial uses to no larger
than 80,000 square feet.
The following discussion summarizes key provisions of the draft Waterfront Development district
code.
Permitted/Conditional/Prohibited Uses
Permitted
The range of permitted uses in the draft code reflects the flexibility required by the Port to
develop a mixed-use district on the Columbia River waterfront.
• Offices, including professional and government
• Restaurants, breweries, and wineries
• Religious and social institutions, such as churches and community organizations
• Retail stores and services limited to 80,000 square-foot buildings, including grocery and
clothing stores, banks, bakeries, and dry cleaners
• Hospitality and entertainment uses, such as hotels/motels, theaters, and public markets
• Educational uses, such as universities/colleges and trade schools
• Public parks
• Residential uses generally west of a point 500 feet east of South Oregon Avenue,
including single-family detached residences, duplexes, townhouses, apartments, and
condominiums with single-family residences limited to the area east of Maitland Avenue
• Light industrial, including research laboratories, warehouses, and business parks located
east of Oregon Avenue
Conditional
Conditional uses are those that may present compatibility concerns but could be integrated
through the City's conditional use permit process.
• Retail, wholesale, and commercial uses exceeding 80,000 square feet
• Service stations
• Drive-thru uses
Prohibited
Prohibited uses include those that are high impact and could not be made compatible with the
vision for the district such as heavy industrial and manufacturing uses, automobile sales, pawn
shops, adult entertainment, and junk yards.
Development Standards
The code's proposed development standards encourage efficiency by maximizing the area for
land uses (buildings, open space, etc.) and by reducing the area required for automobiles
through shared parking incentives and lower parking ratios.
Density, Setbacks, and Dimensional Standards
Density: The code requires a minimum density of 14 units per net acre in residential
portions of the Waterfront Development district. There is no maximum density limit, but density
would be effectively limited by a 60-foot building height, equating to a 5- to 6-story building.
3
WATERFRONT DEVELOPMENT DISTRICT CODE SUMMARY
AUGUST 26, 2019
PAGE 4
Requiring medium density as a minimum standard encourages the provision of a variety of
housing types to meet the needs of various types of residents (e.g., singles, families, and
seniors) and promotes affordable housing options.
Setbacks: In general, setbacks for commercial and residential uses in the code allow two
different development types: low-intensity uses, with buildings separated from the street by
parking lots and other buildings, and medium-intensity uses, with buildings fronting on streets
and accessible to pedestrians. As is typical in town centers, commercial and residential
buildings may have no setback from streets. Single-family residences would be separated from
the street and other units.
Heights: Buildings would be limited to 60 feet high for commercial and multifamily uses and
35 to 45 feet high for single-family and industrial uses.
Streets
Consistent with the vision of the district as a place for community gatherings and street festivals,
the Waterfront Development district code would allow some private streets that could be closed
to traffic to accommodate farmers' markets or music and entertainment. Some streets would be
public. The City is working with the Port to develop private and public street standards with
features encouraging residents and visitors to park their cars and walk. These standards could
include narrow travel ways, on-street parking, wide sidewalks, and landscaping while ensuring
adequate vehicular and emergency access.
Parking
Research shows that cities are dealing with an oversupply of parking, and parking is expensive
for businesses to build and maintain.' At auto-oriented developments like malls and big box
stores, a high proportion of parking spaces goes unused much of the time; when compared with
inviting architecture and landscaping, expanses of vacant parking create streetscapes that are
uninviting for pedestrians. By some estimates, a third of all land in some cities is covered by
parking lots.2 A large percentage of land dedicated to automobiles is economically unproductive
—surface parking lots do not generate revenue for businesses. For these reasons, mixed-use
districts and downtowns around the country are requiring or encouraging shared parking and
are setting parking requirements lower to begin with. Some central business districts, including
Pasco, eliminate parking requirements altogether.
The Waterfront Development district code has the following features to reduce parking
requirements and maximize the area available for buildings and public spaces.
• Reduced parking requirements as compared with typical low-intensity development.
• Incentives for shared parking in the form of allowances for public parking lots and on-
street parking to meet requirements for individual uses, if public spaces are located
within 500 feet.
• A 10 percent reduction of parking spaces with the provision of bicycle parking.
' Joe Cortright, "The Price of Parking,"City Commentary, 18.10.2016; http://cityobservatory.org/the-price-of-parking/
2 Eran Ben-Joseph, "ReThinking a Lot: The Design and Culture of Parking," M.I.T. Press, 2012.
4
Chapter 25.XX Waterfront Development (WD) District
Sections:
25. .010 Purpose.............................................................................................. X
25. .020 Definitions...........................
XX
25. .030 Applicability ........................................................................................ X
25. .040 Permitted Uses....................................................... .. X
25. .050 Permitted Accessory Uses ................................................................. X
25. .060 Permitted Conditional Uses................................................................ X
25. .070 Prohibited Uses.................................................................................. X
25. .080 Unlisted Uses ..................................................................................... X
25. .090 Development Standards..................................................................... X
25.XX.010 PURPOSE. The purpose of the Waterfront Development (WD) district
is to allow the location of a compatible mix of commercial, residential, light industrial,
and recreational uses on parcels situated close to the Columbia River waterfront and
within the Osprey Pointe property historically owned by the Port of Pasco. The WD
district is envisioned as an active, mixed-use community and destination development
integrating public and private uses. Uses in the WD district are focused on higher-
density residential, small to medium-size commercial, and compatible light industrial
and manufacturing uses.
25.XX.020 DEFINITIONS.
(1) "Artisan manufacturing" means small-scale businesses that manufacture artisan
goods or specialty foods. Small manufacturing production primarily focuses on direct
sales rather than the wholesale market.
25.XX.030 APPLICABILITY. The WD district applies to areas as designated on
the City's zoning map.
25.XX.040 PERMITTED USES. The following uses shall be permitted in the WD
district:
(1) Commercial, Office, Educational, and Government Uses:
(a) All uses permitted in the "O" Office district;
(b) Artisan manufacturing;
(c) Banks and financial institutions;
(d) Bed and breakfasts;
(e) Breweries, wineries, and distilleries;
(f) Churches and places of worship;
(g) Clubs and fraternal societies;
(h) Dancing schools;
(i) Drugstores/pharmacies;
(j) Gyms and fitness centers;
(k) Home occupations in accordance with PMC 25.150;
(1) Hotels and motels;
PMC Title 25 August 20, 2019 1
(m)Laundries/dry cleaners;
(n) Portable food vending/food trucks;
(o) Printing shops;
(p) Public or commercial parking garages;
(q) Mailing services;
(r) Multi-tenant public markets (indoor and outdoor) or food halls with shared
common areas;
(s) Restaurants and eating establishments;
(t) Retail stores in buildings not exceeding 80,000 gross square feet including:
(i) Apparel and accessory stores;
(ii) Bakeries, retail for distribution from the premises;
(iii) Barber and beauty shops;
(iv)Bookstores, except adult bookstores;
(v) Catering establishments;Art supply stores;
(vi)Electronic equipment stores;
(vii) Florists;
(viii) Office supply stores;
(ix)Pet shop/pet supply stores;
(x) Specialty retail stores;
(xi)Art stores and galleries;
(xii) Costume rentals;
(xiii) Crafts, stationery, and gift shops;
(xiv) Department stores;
(xv) Grocery or specialty food stores;
(xvi) Furniture and home appliance stores;
(xvii) Import shops;
(xviii) Jewelry and gem shops, including custom work;
(xix) Shoe repair shops; and
(xx) Sporting goods stores;
(xxi) Tailor and seamstress shops;
(xxii) Upholstery shops.
(u) Short-term vacation rentals
(v) Locksmith services;
(w)Membership clubs;
(x) Theaters (movie or live theater);
(y) Veterinary clinics serving household pets (no boarding or outdoor treatment
facilities);
(z) Universities, colleges, and business, professional, technical, and trade
schools.
(2) Industrial and Business Park Uses as follows provided they are located east of
South Oregon Avenue or its extension:
(a) Creameries.
(b) Research laboratories and facilities,
(c) Wholesale facilities and operations; and
(d) Warehousing and distribution facilities
(3) Residential Uses:
PMC Title 25 August 20, 2019 2
(a) Single-family detached dwellings located west of the alignment of
South Maitland Avenue at densities prescribed under PMC 25.XX.090;
(b) Attached single-family dwellings (duplexes and townhouses)
located east of the extension of South Maitland Avenue, but no further than 500
feet east of the alignment of South Oregon Avenue at densities prescribed under
PMC 25.XX.090; and
(c) Multifamily dwellings located no further 500 feet east of the
alignment of South Oregon Avenue.
(4) Recreational and Entertainment Uses:
(a) Indoor and outdoor event and entertainment uses and facilities
(commercial or public).
(b) Marinas and marine repair facilities; and
(c) Mixed-use buildings containing any combination of residential,
commercial, office, educational, and government facilities in a single building;
and
(d) Public and private parks and trails;
25.XCX.050 PERMITTED ACCESSORY USES.
(1) Accessory dwelling units when associated with a permitted residential use;
(2) Family home child care in conformance with WAC 170-296A-0010;
(3) Sheds not exceeding 200 square feet provided they are located in the rear yard of
residential uses or a place of business;
(4) Outdoor storage of goods and materials for an industrial or business park use
located east of South Oregon Avenue or its extension,-
(5)
xtension;(5) Private parking lots and garages meeting the development standards of this chapter.
(6) Storage facilities accessory to multifamily dwellings for the sole use of residents.
25.X30.060 PERMITTED CONDITIONAL USES
(7) Retail, wholesale, and department stores and shops exceeding a gross floor area of
80,000 square feet;
(8) Landscape gardening and storage area for equipment and materials, provided that
plants and materials are located behind a building and are not visible from the public
right-of-way or residential uses;
(9) Nursing homes and assisted living facilities;
(10) Marine gas sales;
(11) Gasoline and service stations; and
(12) Drive-thru uses
(13)
25.XX.070 PROHIBITED USES. The following uses are prohibited in the WD
district:
(1 ) All uses permitted conditionally in the 1-2 Medium Industrial district;
(2) Automobile assembly, services, or repair;
(3) Vehicle rental;
(4) Tire stores;
(5) Car washes;
(6) Automobile detail shops;
PMC Title 25 August 20, 2019 3
(7) Automobile sales;
(8) Auto body shops;
(9) Mini-storage facilities;
(10) Pawn shops;
(11) Card rooms and bingo parlors;
(12) Secondhand dealers — similar or like uses although not specifically listed are also
prohibited;
(13) Adult bookstores or entertainment facilities;
(14) Truck stops — diesel fuel sales;
(15) Truck terminals;
(16) Heavy machinery sales and service;
(17) Contractor's plant or storage yards;
(18) Mobile home and trailer sales and service;
(19) Veterinarian clinics for livestock, including outdoor treatment facilities;
(20) Pharmaceutical laboratories;
(21) Industrial medical facilities;
(22) Any outdoor manufacturing, testing, processing, or similar activity;
(23) On-site hazardous substance processing and handling or hazardous waste
treatment and storage facilities;
(24) Kennels and animal boarding facilities;
(25) The manufacturing, compounding, processing, packaging of cosmetics,
pharmacology, and the reducing and refining of fats and oils;
(26) Junkyards, automobile wrecking yards, scrap iron, scrap paper, or rag storage,
sorting, or baling;
(27) Cemeteries; and
(28) Recreational vehicle parks.
25.XX.080 UNLISTED USES. All unlisted uses shall be classified as conditional
uses and require a special use permit under PMC 25.200.
25.XX.090 DEVELOPMENT STANDARDS. The following development
standards apply as specified to development within the WD district.
Table 25.5(X(1): Dimensional Standards Applicable to the WD District
Standard Commercial, Office, Industrial and Residential Uses
Educational and Business Park
Government Uses Uses
Minimum NA NA 14 units/net acre average for
Density residential portions of WD district'
Maximum NA NA None
Density
Minimum Lot None None . 4,500 square feet(single-family
Area detached)
• 2,000 square feet per unit
(duplex and single-family
attached)
• 0 square feet(multifamily
dwellinc, $)
PMC Title 25 August 20, 2019 4
Minimum Lot 0 feet 0 feet . 40 feet (single-family detached)
Width • 20 feet per unit (duplex and
single-family attached)
• 0 feet multifamily dwellings)
Minimum Front None As required by PMC . 10 feet (single-family detached
Yard Setback 25.110 for business and attached and duplexes
park uses and by . 20 feet (garden-style
25.180 and 25.185 apartments/condominiums)
for industrial uses. . 0 feet (multifamily adjacent to
commercial areas or in mixed-
use buildings)
Minimum Interior 0 feet • 5 feet (single-family detached,
Side Yard duplexes and single-family
Setback attached)
• 15 feet from other buildings
(garden-style
apartments/condominiums)
• 0 feet (multifamily adjacent to
commercial areas or in mixed-
use buildings)
Minimum Street 0 feet • 10 feet (single-family attached
Side Yard and detached and duplexes)
Setback . 20 feet (garden-style
apartments/condominiums)
• 0 feet (multifamily adjacent to
commercial areas or in mixed-
use buildings)
Minimum Rear 0 feet . 10 feet (single-family attached
Yard Setback and detached and duplexes)
• 20 feet (garden-style
apartments/condominiums)
• 0 feet (multifamily adjacent to
commercial areas or in mixed-
use buildings)
Maximum Lot No limit No limit None
Coverage
Maximum 60 feet 45 feet . 35 feet (single-family detached
Building Height and duplexes)
• 40 feet (single-family attached
and garden-style
apartments/condominiums)
• 60 feet (multifamily adjacent to
commercial areas or in mixed-
use buildings)
'A net acre excludes nfrastructure(roads,utility easements, stormwater infrastructure)and critical areas.
2Minimum residential density requirement applies to entire WD District rather than to individual developments.
(1) Residential uses shall not comprise more than 50 percent of the gross
land area within the WD district;
(2) Private streets are permitted within the WD district and must meet design standards
as determined by the Port of Pasco and the City;
(3) Fences and walls. Fences and walls shall meet the requirements of PMC 25.180,
with the following exceptions:
PMC Title 25 August 20, 2019 5
(a) Fences and walls shall be constructed using a combination of
natural materials such as wood, stone, or brick including those on industrially
used properties. Barbed wire and electrified fencing are prohibited on all
properties;
(4) Parking:
(a) All new uses in the WD district must provide parking in accordance
with Table 25.XX(2). The Economic and Community Development Director may
approve ratios lower than the minimum if the new use provides bicycle parking.
See subsection (d) of this section pertaining to parking reductions. On-street
parking or off-street public parking lots may be used in combination with
dedicated off-street parking to accommodate parking demand from individual
developments. On-street and off-street public parking may be time-limited,
metered, or otherwise restricted in order to ensure that parking demand from
individual developments does not adversely impact parking availability for the
district as a whole and may be managed by either the Port or City (depending on
public or private ownership). No more than 30 percent of the minimum parking
requirement for an individual use may be on-street spaces or off-street public
spaces and must be located within 500 feet of the proposed use.
(b) The Economic and Community Development Director shall
determine parking requirements for unlisted uses.
(c) Bicycle parking reduction. For every five bicycle parking spaces
provided, the number of vehicle parking spaces may be reduced by one up to a
maximum of 10 percent of the minimum number of spaces otherwise required.
Table 25.(X(2): Number of Required Parking Spaces by Use in the WD District
Use Category Minimum Maximum
Commercial, Office, Educational, and Government Uses
per 1,000 square feet of ross floor area unless otherwise s ecifiedl
Churches, places of worship, clubs, fraternal 1 per 100 square 1 per 60 square
societies feet main assembly feet of main
area assembly area
Commercial lodging (hotel, motel, bed and 0.5 per room 1 per room
breakfast, short-term vacation rentals
Educational Uses
Elementary schools 1 per classroom 1.5 per classroom
and 1 per
employee
Middle schools 1 per classroom 2 per classroom
High school 7 per classroom 10.5-per classroom
Universities, colleges, business, 0.5 per full-time 0.3 per FTE
professional, technical and trade student and 0.8 per student and 0.8 per
schools employee employee
Gyms or fitness centers 3 5
Museums and art galleries 2.5 4
Offices: Administrative, Professional, 2 4
Government
PMC Title 25 August 20, 2019 6
Portable food vendors/food trucks None required None required
Restaurants/bars/ breweries, wineries, and 0.5 per 3 seats 1.0 per 3 seats
distilleries
Retail sales and services 3 5
Wholesale sales 3 5
Industrial and Business Park Uses
aper 1,000 square feet of gross floor area unless otherwise specified)
Industrial services 2 None _
Manufacturing 1.25 2.0
Warehousing and distribution facilities 0.25 0.5
Residential Uses
(per unit unless otherwise s ep cified�_
Single-family detached 1 2
Accessory dwelling units 0.5 1
Single-family attached and two-family dwellings 1 2
Multifamily dwellings 0.75 1.5
Nursing homes and assisted living facilities 0.25 per bed 0.5 per bed
Recreational and Entertainment Uses
(per 1,000 square feet of gross floor area unless otherwise specified
Public and private parks and trails To be determined during land use
a proval rocess
Event entertainment indoor or outdoor 1 per 8 seats 1 per 5 seats
Theaters 1 per 4 seats 1 per 2.7 seats
Institutional Uses (per 1,000 square feet of net floor area unless otherwise specified)
Hospitals Faerr bed 1.5 per bed
Police and fire stations 12 14
(5) Landscaping.
(a) Surface parking lots shall be landscaped in accordance with PMC
25.180.070.
(b) Single-family detached and attached residences and duplexes shall
be landscaped in accordance with PMC 25.180.050(4).
(c) Single-use commercial and industrially used property shall be
screened in accordance with 25.180.050(3). Commercially-used property in
multistory and/or mixed-use buildings are exempt from landscaping
requirements.
(6) Artisan manufacturing uses are intended to be compatible with surrounding
commercial, industrial, and residential development and shall adhere to the following
requirements:
(a) Structures shall not encompass more than 10,000 square feet of area. The
10,000-square-foot total shall include all indoor storage areas associated with
the manufacturing operation.
(b) Outdoor Storage. Outdoor storage is prohibited.
(c) Loading Docks. Where the site abuts a residential use, the building wall
facing such lot shall not have any service door openings or loading docks
oriented toward the residential use.
PMC Title 25 August 20, 2019 7
(d) Public viewing. Artisan manufacturing uses must accommodate public
viewing or a customer service space. Public viewing shall be accomplished
with windows or glass doors covering at least 25 percent of the front of the
building face abutting the street or indoor lobby wall, allowing direct views of
manufacturing. The display area may be reduced below 25 percent where
fire-rated separation requirements restrict opening size as determined by the
building official. A customer service space including a showroom, tasting
room, restaurant or retail space may be provided that substitutes for the
exterior public viewing area.
(e) All uses shall not emit smoke, gas, odor, dust, sound, vibration, soot, heat,
glare, or light that is detectable beyond the property line.
(7) All development must comply with design requirements established by agreement
with the Port of Pasco.
PMC Title 25 August 20, 2019 8
MEMORANDUM TO PLANNING COMMISSION
City"f PLANNING COMMISSION MEETING
Pisco City Hall —525 North Third Avenue—Council Chambers
DATE: THURSDAY, SEPTEMBER 19th, 2019
7:00 PM
TO: Planning Commission
FROM: Jacob B. Gonzalez, Senior Planner
SUBJECT: Comprehensive Plan Update
This update serves as an opportunity for the Planning Commission to review and provide
comment on the attached Comprehensive Plan elements.
Economic Development and Housing are mandatory elements as required by the Washington
State Growth Management Act (RCW 36.70A.070). Both drafts are included and your input is
important as we move forward with completion of the document.
1
Housing
Housing
RCW 36.70A.070 (2)
Jill
k
Introduction
This chapter focuses on the existing housing supply and needs along with projected
housing demand for the future. Housing, is a mandatory element of the Growth
Management Act (GMA), and its purpose is to ensure the vitality and character of
established neighborhoods per RCW 36.70A.070 (2). According to the GMA planning
goals, the comprehensive plan should encourage the availability of affordable housing
to all economic segments of the population of this state, promote a variety of residential
densities and housing types, and encourage preservation of existing housing stock. This
Element analyzes existing housing and projected housing demand in Pasco.
Although various market factors have an impact on the private industry to provide
affordable housing, many local government actions including land use policies,
development standards along with infrastructure and finance can influence the local
housing market. The strategies identified here should be monitored and adjusted as
needed. This will ensure that the goals and policies within this chapter are adapting to
the needs of the community to maintain the quality of life for residents of Pasco.
Existing Housing Units Inventory & Analysis
Inventory
As of April 2017, there were 21,653 housing units in Pasco.That is an increase of 22%
from 2010, and over 110% since 2000. Housing units by type are indicated below in
Table H-1 and Figure H-1.The data are results from the 2000 Decennial Census,and the
2010 and 2017 American Community Survey 5 Year Estimates.
City of Pasco Comprehensive Plan—Volume 2 1
Housing
Table H-1. Existing Housing Inventory
Building Type 2000* 2010** 2017***
1, detached 5,557 11,761 15,411
1, attached 258 442 501
2 488 308 406
3 or 4 850 839 1,157
5 to 9 495 750 801
10 to 19 356 936 717
20 or more 953 1,174 883
Mobile home 1,344 1,429 1,707
Boat, RV, van, etc. 33 38 70
TOTAL 10,334 17,677 21,653
Figure H-1. Housing Inventory Growth
Growth 2000 - 2017
80.00%
70.00%
60.00%
50.00%
40.00%
30.00%
20.00%
IMF
]0.00% %-_
0.00%
SFDU MF Mobile Home
■ 2000 ■ 2010 2017
(Building Types from Table H-1 aggregated to simplifygrowth trend)
The data from the housing unit type inventory show the dramatic differences in existing
supply and growth type. Table H-1 breaks down the type of each unit totals from 2000
through 2017 while Figure H-1 illustrates the percent of each unit type of the total
growth amount.
According to Table H-1, the greatest total unit increase from 2010 through 2017 was
that of single family dwelling units,which increased by 3,709,a 30% increase. dwelling
units, followed by 18% multifamily and just under 8% for manufactured mobile homes.
City of Pasco Comprehensive Plan—Volume 2 2
Housing
Single-family dwelling units have not only remained a dominant factor, but they have
increased the percentage of their construction as a total. In 2000, SFDU represented
56% of dwelling units, which increased to 69% in 2010. Of the 3,976 housing units
constructed since 2010,more than 73% were single-family
Manufactured housing has seen the smallest increase overall (32 units),most likely due
to two factors limiting its growth. Existing mobile home parks are at full capacity, and
any new units are typically replacements for aging ones, thus showing no net increase
for park-based mobile homes.The second factor is for private lot placement, contractors
have found that stick-build homes pencil out at nearly the same cost as manufactured
homes, but with more appeal for the consumer, due to a lingering"mobile home"stigma
of perceived lower quality construction.
Residential Ownership
Looking at home ownership and rentals allows us to understand more about how our
community members are living. It provides information that can determine if enough
housing is available and when compared to household income; it can help understand
whether housing is affordable for our residents. Figure H-4 shows the changes from
2010 through 2017 on home ownership and rentals for the city.
Figure H-2. Owner Occupied vs Renter Occupied
Percent Owner vs Renter Occupied Housing Units
80
70.2
70 64.3
60
50
40 35.7
29.8
30
20
10
0
Owner Occupied Renter Occupied
■2010 ■2017
At the 2010 Census nearly sixty-five percent (64.3%) of the units (10,456) were owner-
occupied and 35.7% (5,809) were occupied by renters. Total vacant housing units has
decreased by almost 50% from 2010 through 2017. American Community Survey
City of Pasco Comprehensive Plan—Volume 2 3
Housing
estimates in 2017 indicated that just 3.6% of total housing units were vacant compared
to 8% in 2010. This trend is reflected in both the State of Washington and the US.
However, the 2017 American Community Survey (ACS) data indicates a higher home
ownership rate at 70.2% (29.8% renter occupied).
The median home value of all the owner-occupied units was $176,800 based on the
2017 ACS data. However,based on the City's permit data,the average construction value
of newly permitted single-family homes was $246,000 in 2014, and $257,000 in
2015).The median home price based on market listing in 2018 is even higher at
$305,400 (Zillow, 2018).
Age of Units
Understanding when housing units were constructed is helpful in determine the trends
that have led up to our current inventory, and help with the identification of future
needs. Figure H-3 below displays by decade the amount of housing units built in Pasco.
Since the year 2000, Pasco has grown exponentially. For example,leading up to the year
2000,there were estimated 12,100 housing units built. Using data from the 2017 ACS 5-
Year Estimates from the Census that means of all the total housing units in Pasco almost
45% have been built after 2000.
Almost forty (39%) percent of all housing units in Pasco were built before 1980. For the
area south of I-182 and west of the BNSF mainline most housing is pre-1980 stock. The
majority of housing north of I-182 was constructed after 1995, and the balance of the
City is a mix.
Figure H-4. Housing Units -Year Built
Year Structure Built
9,000
8,000
7,000
6,000
5,000
4,000
3,000
2,000
1,000
0
1939or 1940to 1950 to 1960 to 1970to 1980 to 1990 to 2000to 2010+
earlier 1949 1959 1969 1979 1989 1999 2009
■2017
Source: 2017 ACS 5-Year Estimates Table DP04
City of Pasco Comprehensive Plon—Volume 2 4
Housing
[ INSERT MAP]
Affordability
The United States Department of Urban and Housing Development (HUD) defines
housing affordability by measuring the allocation of household income on housing
related expenses. This moving target is relative not only to income but also to
geographic location. According HUD, families who pay more than 30 percent of their
income for housing are considered cost burdened and may have difficulty affording
necessities such as food, clothing, transportation, and medical care.
Figure H-3 below shows the change in gross median rent for Pasco from the year 2010
through 2017. The median rent in Pasco was $851 in 2017. That equals an increase of
23.6% in median rent from 2010. Recent data indicates average rent for an apartment
in 2018 is $1030 in Pasco (Rent Jungle, 2018).
Figure H-3 -Median Rent
Rent
900
800
700
600
500
400
300
200
100
0
2010 2011 2012 2013 2014 2015 2016 2017
■Rent
Source:American Community Survey 2010 - 2017
Figure H-4 - Median Home Value(Occupied Units)
City of Pasco Comprehensive Plan—Volume 2 5
Housing
Median Home Value (Dollars)
200,000
180,000
160,000
140,000
120,000
100,000
80,000
60,000
40,000
20,000
0
2010 2011 2012 2013 2014 2015 2016 2017
■Median Value
The median home value for occupied housing units in Pasco was$176,800 in 2017. That
is a 23.5% increase,which is almost $34,000 more than the median value in 2010.
As mentioned, the affordability of housing are based on various moving factors
including location, income and the supply. Another measure to identify are households
that are cost-burdened. Cost-burdened households have historically been defined as
households where families pay more than 30 percent of their income on housing.
Severely cost-burdened is defined as households paying more than 50 percent of one's
income on housing.
Figures H-5 and H-6 below display the percentage of households in Pasco compared
with the state of Washington experiencing cost-burdened and severe cost-burdened
scenarios. This data is from the American Community Survey Syr estimates from 2010
through 2016. By identifying households experiencing some level of cost-burdensome,
the city can determine the possible constraints for affordable housing and select
methods for increasing supply.
Figure H-5 -Cost-Burdened Households (Renters)
City of Pasco Comprehensive Plan—Volume 2 6
Housing
Cost Burdened Households - Renters
18.00%
16.00%
14.00%
12.00%
0.00%
8.00% � ------—r------
6.00%
4.00%
2.00%
0.00%
2010 2011 2012 2013 2014 2015 2016
PSC-Cost-Burdened --*--PSC-Severe Cost-Burdened
WA-Cost-Burdened --*--WA-Severe Cost-Burdened
Figure H-5 identifies those paying 30 percent and 50 percent or more of their household
income on housing for renters. In 2010, just under 16% of renters were cost-burdned,
while almost 8 percent were severely cost-burdened. Pasco, in 2010 had a higher
percentage of renter households cost-burdened (17.5 percent) and severely cost-
burdened (9.4 percent). The latest estimates from 2016 show that Pasco has
experienced a slight reduction in both levels of cost-burdened renter households with
the statewide results showing a slight increase.
Looking at the same measures for owner occupied households (Figure H-6), we begin
to notice a decrease in owner households paying more than 30 percent of their income
on housing, and a slightly smaller decrease for those paying more than 50 percent. In
Pasco, there was a decrease of 4 percent,and statewide, a decrease of almost 5 percent
for households paying more than 30 percent.
Figure H-6- Cost-Burdened Households (Owners)
City of Pasco Comprehensive Plon—Volume 2 7
Housing
Cost Burdened Households - Owners
25.00%
20.00%
1.5.00%
10.00%
5.00%
0.00%
2010 201.1 2012 2013 2014 2015 2016
PSC-Cost-Burdened PSC-Severe Cost-Burdened
WA-Cost-Burdened —0--WA-Severe Cost-Burdened
Comparing the results of cost-burdened households,we can identify that there has been
more of a relief on owner occupied households while renters are paying more of their
income on housing. Overall, as shown in Figure H7, there has been a decrease in Pasco
and statewide on the total amount of households identified as cost-burdened.
Figure H-7 - Cost-Burdened Households (All)
City of Pasco Comprehensive Plan Volume 2
Housing
Cost Burdened Households (All)
60.00%
50.00%
40.00%
30.00%
20.00%
7.0.00%
0.00%
2010 2016
■PSC-Cost Burdened ■WA-Cost-Burdened
Projected Needs Analysis
As discussed in the Land Use Chapter, Pasco's population is expected to grow from
73,590 in 2018 to 121,828 by 2038,adding 48,238 persons in the City and UGA by 2038.
Using the current OFM household size of 3.17, about 15,217 new housing units will be
needed to accommodate the projected population growth.
The City anticipates a 2028 population of around 97,434,or 23,844 new Pasco residents
and 7,522 additional units over the next 10 years.
Based on past trends the City expects to see 2,447 new multi-family units built by 2038.
The single-family stock will need to increase by 12,776 units during the same period.
Housing units which may be rented or purchased by households earning at or below
local median income will also be required. This will include a combination of single-
family dwelling units (SFDUs),condominiums and townhomes in the lower price range
along with affordable rental units.
Of the three components of population change, birth, death,and migration,migration is
the wildcard. In the Tri-Cities the Hanford nuclear cleanup site is a major employer,and
changes in Federal spending on that project can shift the population by thousands in a
year. As such, local residential contractors rarely build units on speculation, choosing
instead to build a single model home and then writing up a contract before construction
begins. Pasco has also worked to establish a more stable agricultural economic base by
attracting and major food processors in the area and promoting value-added production
City of Pasco Comprehensive Plan— Volume 2 9
HoU.076'
in existing ones.
Tri-Cities Consolidated Plan
Pasco is an entitlement community and is qualified to receive a direct entitlement of
Community Development Block Grant (CDBG) funds. Housing and Urban Development
(HUD)awards annual entitlement grants only after the City has submitted an acceptable
Consolidated Plan which is approved by HUD. The 5 year plan is supplemented each
program year with an annual action plan to allocate funds. The City then submits a
consolidated annual plan evaluation report (CAPER) to detail its accomplishments.
Pasco's CAPER was prepared in 2017 and updated in 2018.
In 2014, Pasco adopted the 2015 - 2019 Tri-Cities Consolidated Plan developed in
cooperation with the cities of Kennewick and Richland. This five year plan is required
by the US Department of Housing and Urban Development (HUD) in order for a
jurisdiction to be eligible for Community Development Block Grants and HOME grants.
The plan serves as a planning document for the City, is an application for funds from
HUD, sets local priorities and prescribes a strategy for implementing HUD programs.
Together, CDBG and HOME funds help provide decent, safe, sanitary and affordable
housing for very low, low and moderate income families; aid in the prevention or
elimination of blight and expand economic opportunities. HOME focuses on increasing
affordable housing opportunities for very low and low income families with eligible
activities such as Down Payment Assistance, infill housing and Community Housing
Development Organization (CHDO) new construction.
Assisted Housing Inventory
The Pasco and Franklin County Housing Authority owns and operates 280 rental units
of various sizes, for qualified low income families. In addition,they manage 8 complexes
of public housing including 165 units designated for the elderly and disabled and 115
units of public multi-family housing. A listing of facilities operated by the Housing
Authority can be found in the Tri-Cities Consolidated Plan.
The Pasco and Franklin County Public Housing Authority uses only federal preference
guidelines and has not established local preferences when determining occupant
eligibility. The Housing Authority is able to assist approximately 320 families with
HUD's Section 8 Rental Assistance program. Families qualify for this program if they
earn less than 80% of the median income for the area.
Generally,demand for assisted housing far exceeds availability.Waiting lists are opened
annually and in many cases,wait times can extend to several years. Public housing stock
is generally in good overall condition. Improvements are made regularly using Housing
Authority funds and a variety of HUD Public Housing Grant Programs for modernization,
safety and security measures, rehabilitation and other operating issues. Units range
from scattered site single family homes to multi-family apartment complexes.
The Pasco and Franklin County Housing Authority actively markets their assistance
programs to private landlords and property management firms.The Housing Authority
serves all of Franklin County in addition to the City of Pasco.
City of Pasco Comprehensive Plan— Volume 2 10
Housing
Inventory of Facilities and Services for the Homeless
The Benton Franklin Community Action Committee, Salvation Army and Domestic
Violence Services all provide hotel/motel vouchers to persons with short term or
emergency needs. Also 231 year round shelter beds, 301 transitional housing beds and
45 supportive housing beds for disabled homeless are available through various
providers in the Tri-Cities area.
Additionally the Benton Franklin Department of Social and Health Services also serves
as the lead agency for the disbursement of homeless assistance funds collected by
Benton/Franklin County through recording fees.
Homeless Families
Information on the needs of homeless families in Pasco (other than special needs
population) comes mainly from the number of requests for assistance received by the
Pasco Housing Authority.The Homeless Housing and Assistance Act of 2005 established
a statewide framework to reduce homelessness in developing housing and assistance
programs to meet community needs.The act also requires that each county in the state
of Washington to conduct an annual point-in-time of sheltered and unsheltered persons.
The most recent results of the count are presented in table H-2 below.
Table H-2. - County Point-in-Time Count
Year 2006 2010 2015 2018
Benton-Franklin County 751 433 272 163
Source: 2006, 2010, 2015, 2018 Point in Time Count (Department of Commerce)
The Pasco Housing Authority typically has about ten families on the Section 8 waiting
list who are homeless. In addition to the Pasco Housing Authority, temporary shelter is
provided by the Salvation Army Shelter and Tri-Cities Union Gospel Mission, both
located in Pasco.The vast majority of the homeless served are transitional.These people
are passing through the area or waiting for permanent housing through other programs.
Although these shelters are constantly full, the program directors state that there is
always room for those in need.
Needs Assessment
Housing Needs of the homeless and At-Risk Populations in Pasco have access to a variety
of agencies located throughout the bi-county area that provide specialized facilities and
other services for the homeless and special needs populations.While reliable statistical
data is not available for the homeless and special needs populations, the 2015 - 2019
Consolidated Plan shows there are some gaps in homeless facilities and services within
the larger Tri-Cities community. The Tri-Cities Consolidated Plan has an expanded
needs assessment for special needs populations and discusses resources and strategies
City of Pasco Comprehensive Plon— Volume 2 11
Housing
available to address those needs.
Available Resources
Resources to assist in meeting housing needs can fluctuate from year to year. The
following is a list of those known programs and organizations available during
preparation of this plan.This list may expand or shrink as this plan progresses through
the future.
Programs
Community Development Block Grant (CDBG) Funds - Block Grant funds may be
used for a variety of community development needs which benefit persons at 80% or
less of median income.
State Rental Rehab Funds - Used in partnership with landlords to renovate rental
dwelling units.
State House Key Funds-Provided to establish below market,longterm fixed mortgage
rates for first time home buyers.
Section 8 Funds- Provide rent subsidy for renter households who pay more than 30%
of their income for housing, and who earn less than 50% of median income.
Section 811 - Provide funds for construction of handicap accessible dwelling units.
Franklin County Public Utility District (PUD).-The Franklin County PUD operates an
energy efficiency upgrade program including weatherization and various rebate
programs. These programs can be used to assist the city's rehabilitation program
project for those homes that are electrically heated.
Benton Franklin Community Action Committee (CAC) - CAC funding varies from
year to year. Ninety-five percent of the funds will benefit owners and renters of single-
family homes. Most of the funds will be used for air infiltration sealing and insulation.
Most roof repair and electrical upgrading is available with limited migrant seasonal farm
worker funds.
Local Lenders - Provide construction loans, mortgage funds and cash donations to
construction projects under the Community Reinvestment Act(CRA).
Private Developers/Landlords - Private funds as part of overall construction
rehabilitation costs.
Organizations
Franklin County Senior Information and Assistance - Provides information and
referral on housing unit accessibility, health or personal care needs and other housing
factors for the elderly and persons with disabilities.
Benton Franklin Housing Continuum of Care - Promotes affordable housing
programs, identifies needs, conducts information and education campaigns and
develops community partnership.
Salvation Army - Transitional living facility, rent and eviction notice assistance and
City of Pasco Comprehensive Plan—Volume 2 12
Housing
short term shelter.
Saint Vincent de Paul Society- Provides utility cut-off and eviction assistance.
Tri-Cities Union Gospel Mission- Shelter for homeless men,women and families with
children.
Benton Franklin Community Action Committee Homeless Prevention
Program-Shelter for very low income homeless families with special needs.
HOPE Home- Housing for homeless pregnant and parenting teens.
Housing Strategy
With escalating construction costs the ability of the community to provide affordable
safe housing for future residents becomes a concern.To address the need for affordable
decent housing the City will continue to take the following steps:
Management of land use:
■ Allow manufactured housing on platted lots
■ Allow a variety of smaller lot sizes for detached housing in the City
■ Increase the locations of multi-family housing development in the City,
particularly near the centers of activity (commercial, retail and employment
center) accessible by transit
• Provide density bonuses/increases for specific added amenities
■ Allow planned density / unit developments and subdivisions with varying
lots sizes to provide additional flexibility for residential development
■ Allow accessory dwelling units ("granny flats") in single family homes
■ Allow residential units above the ground floor of commercial retail and office
buildings through the special permit process
■ Increase height limits on higher density residential zoning districts
■ Utilize innovative methods for infill (i.e.; shared street frontages)
■ Consideration of municipal code amendments (Subdivision Regulations,
Zoning and Streets) to allow for parcels of land to be developed efficiently
(i.e.; parking requirements, street layout)
Property Maintenance:
■ Continue routine code enforcement activities.
■ Continue Rental licensing inspection program.
Housing Rehabilitation
The City allocates a portion of its Block Grant funds or uses federal Home funds for the
rehabilitation of low income homes. The number of homes assisted through the
City of Pasco Comprehensive Plan—Volume 2 13
rehabilitation program varies from year to year.An average of three homes per year are
rehabilitated through the .
Benton Franklin Community Action Committee
The City of Pasco cooperates with the Benton Franklin Community Action Committee.
From year to year, the Benton Franklin CAC will have varying amounts of money
available for home repair work. Ninety-five percent of the funds may be used to benefit
owners and renters of single-family homes. Most of these funds will be used for air
infiltration sealing and insulation. Minor roof repair, weather protection and electrical
and mechanical upgrading are available with limited migrant seasonal farm worker
funds.
Support of Outside Applications for Funding
The City of Pasco will support the applications of other agencies for low/moderate
income housing related projects.
Leverage Plan
The City of Pasco, when feasibly possible, coordinates and combines resources with the
Franklin County PUD and Benton Franklin CAC to leverage funds on a per job basis.This
enables the City and cooperating agencies to rehabilitate more single-family residences
than would be possible as individual agencies.
Homeless Priority
The Pasco Housing Authority has set aside 12 family units to serve"suddenly"homeless
families. The Salvation Army acts as lead agency for need determination. Once an
evaluation is done, these families are referred to the Pasco Housing Authority which
provides housing for a maximum of two weeks.
The Pasco Housing Authority estimates they serve between 40-50 families in this
manner on a yearly basis. Single homeless people are referred to the Union Gospel
Mission or Salvation Army for temporary shelter.
Service Delivery and Management
The City of Pasco's Community Development Block Grant Program is administered by
the Community Development Department. The weatherization programs of the
Franklin County PUD and Benton Franklin CAC will continue to administer their
respective weatherization and conservation programs. The Pasco Housing Authority
administers the Section 8 and other rental assistance activities.
Summary of Strategy
The City of Pasco recognizes the need to maintain and increase the supply of,affordable
housing through the rehabilitation of existing housing units and,the construction of new
units. This includes promoting home ownership opportunities. Through partnerships
with other agencies,the City supports the idea of providing rental assistance to alleviate
rental cost burden, including severe cost burden,experienced by lower income families
City of Pasco Comprehensive Plan— Volume 2
Housing
and individuals.
Through land use tools the City provides for increased housing choice and opportunity
both within and outside of areas of minority and low-income concentrations. The City
assists low-income families in rental units through code enforcement and housing
rehabilitation action. The City encourages assistance to those who could benefit from
participation in a home-ownership program or an organized program to achieve
economic independence and self-sufficiency.
City of Pasco Comprehensive Pion—Volume 2 15
Economic Development Element
Economic Development
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Introduction
The Economic Development Element of the comprehensive plan is intended to guide
and promote economic opportunities for all citizens of the City. The nature of
commerce and business stretches city limits and because of that, the City maintains
relationships with many other local and regional agencies and organizations to ensure
coordination leads to ample prospects. A strong economy can and should provide
opportunities for all members of the community by creating access to jobs and
business creation. This establishes a healthy base that can provides schools, police and
fire protection along with community facilities and services with revenues.
Pasco's location along the Columbia and Snake Rivers has always allowed it to become
an important factor for logistics and transportation. The arrival of the Northern Pacific
Railroad in 1884 established Pasco as a major junction between rail lines serving
Seattle, Tacoma, Spokane and Portland. The Columbia Basin Project reached Pasco in
1948, which spurred agricultural growth for the entire region thanks to the irrigation
of nearby rivers. World War had a significant impact that is still felt in our region
because of the Hanford Nuclear Reservation and the Manhattan Project.While primary
operations and research are conducted nearby in Benton County, Pasco's rail
infrastructure provided much needed logistical help along with plentiful land to house
some of Hanford's earliest workers.
The three events identified (rail, irrigation, Manhattan Project) have created the
economic environment that Pasco, and our region still enjoys today. Our economy still
has roots in transportation and agricultural and the following sections will describe
City of Pasco Comprehensive Plan- Volume 2 1
Economic Development Element
how that plays a role in transitioning Pasco to the City it is today and in the future.
Economic Profile
Pasco and the Tri-Cities region enjoy a stable and rapidly evolving economic
environment. As the region has grown, its economy has diversified and today, our
economy includes various public and private sector employment opportunities. Our
region and its location situated at the confluence of the Columbia, Snake and Yakima
Rivers has been a tremendous benefit historically, and our proximity to other major
population and economic centers of the Pacific Northwest has provided unique
opportunities for future economic growth.
Much of Pasco's (and Franklin County's) economy is tied to transportation and
agriculture. The agricultural economy of Pasco is mostly mass production, tied to
domestic and global trade, and connected to international conglomerates. As this
industry in and around Franklin County matures, additional support facilities which
process and handle production plants will continue to be needed. This has also led to
more opportunities for year around employment, meaning that families are less likely
to migrate during the winter months, and are settling in the area permanently.
Pasco's economy is also tied to the economy of the Tri-Cities metro area. Therefore,the
continued employment growth at the Department of Energy Hanford Nuclear
Reservation, Pacific Northwest National Laboratory, Energy Northwest and the Office
of River Protection will continue the growth of Pasco's population. This growth will
not only attract new residents to Pasco, but also provide opportunities for our young
population to remain in Pasco, rather than leave the area in search of technical and
professional job opportunities.
In Pasco, the expansion of its economy led to increasing industrial diversity, and
although the economic downtown in 2008 did have an impact, food manufacturing,
agriculture, private and public educational and healthcare services provided strong
stability. In recent years, the greater Pasco area has emerged as a dynamic engine for
economic vitality in the Tri-Cities metropolitan area. With strong job and population
growth, Pasco is becoming an increasingly significant part of a regional economy that
consistently ranks towards the highest in the Northwest.
City of Pasco Comprehensive Plan- Volume 2 2
Economic Development Element
Figure ED-1: Historical Unemployment in the Tri-Cities
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Tri-Cities Washington State National
Source:Bureau of Labor Statistics
Unemployment rates have decreased significantly at the metropolitan, statewide and
national levels. From a high of 8.6% in December of 2010 to 6.7% ending 2017. The
Tri-Cities metropolitan area still has a higher unemployment rate than the state rate of
4.6%. Compared to other metropolitan areas in our region, Spokane (5.9%), Walla
Walla (4.S%),Wenatchee (S.9%) and Yakima (8.2%) ending in year 2017.
Figure ED-2: Historical Two-County(Benton&Franklin) Employment
Our region has realized strong population growth over the last 20 years, averaging an
annual growth rate of 2.4 percent. Since 2010, Pasco has added almost 14,000 new
residents. With that came an increase in the percentage of the civilian labor force that
City of Pasco Comprehensive Plan- Volume 2 3
Economic Development Element
is now higher than the regional percentage. As seen in in Table ED-1, about two thirds
(66%) of Pasco residents are in the labor force.
Table ED-1: Benton and Franklin County Population and Economic
Indicators
Civilian Labor Force2
(%of total population 16 years and
Population' over)
County 2010 2018 2010 2016
Benton 175,177 197,420 67.1 62.9
Franklin 75,500 92,540 63.8 65.6
Pasco 59,781 73,590 66.0 68.4
Notes:
1. Washington State Office of Financial Management
2. U.S.Census Bureau
A 2016 report from the Tri-City Development Council (TRIDEC) noted that out of the
largest 30 employers in the region, a combined over 36,000, Pasco accounted for nine.
Table ED-2: Top Tri-Cities Area Major Employers
Company Industry Location* Employees
Batelle/Pacific Northwest National Research& Development Richland 4365
Laboratory
Kadlec Regional Medical Center Health Services Richland ** 3304
Bechtel National Engineering&Construction Richland 2898
ConAgra Foods Food Processing Pasco** 2727
Kennewick School District Education Kennewick 2130
Washington River Protection Environmental Remediation Richland 2077
Solutions Services
Pasco School District Education Pasco 2015
Mission Support Alliance, LLC Support Services, Hanford/DOE Richland 1928
Site
Richland School District Education Richland 1500
CH2M Hill Environmental Remediation Richland 1400
Services
Tyson Foods Food Processing Pasco 1300
Trios Health Health Services Kennewick 1261
Energy Northwest I Utilities Richland 1089
Broetje Orchards Food Processing Prescott, Prosser 920
Lourdes Health Network Health Services Pasco 804
Coyote Ridge Correctional Facility Connell 800
[-Washington Closure Hanford Environmental Remediation Richland 724
Services
AREVA Manufacturing Richland 632
Columbia Basin College Education Pasco 511
Columbia Crest Winery Food Processing Paterson 500
Department of Energy(DOE) U.S. Government Richland 440
Bybee Foods Food Processing Richland 400
City of Pasco Comprehensive Plan- Volume 2 4
Economic Development Element
Company Industry Location* Employees
Pasco Processing Food Processing Pasco 400
Boise Cascade Manufacturing Wallula 380
Washington State University Tri- Education Richland 375
Cities
Douglas Fruit Food Processing Pasco 300
Tri-Cities Airport Transportation Pasco 300
Reser's Fine Foods Food Processing Pasco 219
Lampson International Manufacturing Kennewick/Pasco 160
Lockheed Martin IT/R&D Services Richland 150
NOTES:
*Location is per employer's website
**Includes multiple Tri-City area locations,primaryfacility is noted
SOURCE: TRIDEC(December 2016)website
Total covered employment was 33,966 in 2017, an increase of 0.7 percent (249 jobs)
since 2016. The five-year average growth rate in Franklin County for covered
employment was 2.1 percent. A 2015 report from the Washington State Employment
Securities Department noted that the greater Pasco area accounted for 94% percent of
all covered jobs in Franklin County and 27% percent in the 2-county (Benton and
Franklin) region.
Figure ED-3: Employment Distribution
20%
18%
16%
14%
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10%
8%
6%
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■Pasco ■Benton-Franklin County Washington State
Figure ED-3 displays the distribution of employment by job sectors for Pasco, the two-
county region (Benton and Franklin Counties) and the State of Washington. From the
chart,we can identify the following employment characteristics:
City of Pasco Comprehensive Plan- Volume 2 5
Economic Development Element
■ The largest employment sector in the Greater Pasco area is government
and education at nearly 5,000 jobs (16% of the total), followed by
agriculture,then manufacturing(including food processing), then retail.
■ Compared with the 2- county area and entire state, relatively dominant
Pasco sectors are agriculture, manufacturing, wholesale trade,
transportation and warehousing. Taken together these account for 36% of
Greater Pasco employment as compared with 23% for the two counties
combined and for 20% of all jobs statewide.
■ In contrast, Pasco has only 12% of its employment in underrepresented
sectors including information, finance/insurance, professional/technical,
and health/social assistance - as compared with 23% of the 2-county and
26% of the state's job base.
■ The shares of jobs in all other sectors of the economy are at 52-55% of the
job base across all three geographies.
FIGURE ED-4: Median Household Income
Household Median Income (Dollars)
$70,000
$60,000
$50,000
$40,000
$30,000
$20,000
$10,000
$0
Pasco Benton &Franklin County Washington
■2010 2015 ■2017
Source:American Community Survey Syr Estimates(2010,201 S,2017)
The median household income in 2017 for Pasco was $59,969. This represents a 34%
increase in median income per household from the year 2000. Due to a larger employer
base, the median income at the Bi-County (Benton and Franklin County) rose to $61,638 in
2017. Statewide, the household median income is $66,174. While bi-county and statewide
income levels are higher than Pasco, Pasco's median income has increased at a much faster
rate (34%) versus 12.5% (Benton and Franklin County) and 15.6% (statewide).
City of Pasco Comprehensive Plan- Volume 2 6
Economic Development Element
Employment Forecast
By 2038, Pasco will be home to over 121,828 people, and if our labor force
participation rate continues, the slight trend of increasing there will be a demand for
employment. Pasco is expected to represent a large share of jobs in Franklin County in
the future as it does today (about 76%). Pasco's expected employment forecast would
increase by over 15,000 by 2038 for about 41,795 jobs.
TABLE ED-3: Employment Projections
2018 34,927 26,370
2038 55,358 41,795
20 year increase 20,431 15,425
Data source: Washington Em lovment and Security Department
Challenges & Opportunities
A diverse community and rapid growth provide Pasco with many opportunities for
economic expansion in the future. Notable strengths in Pasco's economy include a
strong agriculture and food processing presence, a well-established transportation and
logistics hub, a growing manufacturing sector, abundant water supply and robust
infrastructure to support economic growth. This portion of the Economic Development
Element will focus on unique strengths, challenges and opportunities for Pasco.
Additionally, an emphasis will be placed on community participation as will be
described by the SOMOS PASCO effort.
SOMOS PASCO was a long-range visioning and action plan for Pasco's economy that
aligned with economic opportunities and community-wide priorities. The SOMOS
PASCO study is referenced because of its direct relationship to Economic Development
locally and its public facing and inclusive participation process. The action plan was a
coordinated effort between The Port of Pasco, Franklin County, and City of Pasco with
additional funding from the Benton-Franklin Council of Governments.
isomos
I L PASCO
ENVISION
City of Pasco Comprehensive Plan- Volume 2
Economic Development Element
In this study, promising sectors for Pasco's future economy are shown below:
Ag-Industrial
■ Direct-to-table food manufacturing
■ Advanced manufacturing (e.g., specialty metals)
■ Multi-modal transportation/logistics and distribution services
■ Construction and design
Consumer Services
■ Planned retail centers and specialty districts
■ Latino/Anglo culinary culture catering to locals and visitors
Business and Government Services
■ Processional/technical services to ag-industrial
■ Creative services from the arts to marketing
■ Customized workforce training
Pasco has continued to attract a young, energetic and diverse workforce. The median
age is just 29 - a decade younger than the statewide average. Most of Pasco's labor
force and household incomes are climbing closer to regional and statewide levels
further making it an attractive place to relocate families and businesses.
A 2017 survey of Pasco area businesses and institutions (ranging from 1 - 2,000)
indicated that 60% have plans to expand locally in the future. There was a strong
support for public amenities including public markets, cultural facilities and an
accessible walking and biking pathway network.
The positive and optimism shown by local businesses and employers adds to what
Pasco is already home to. The Tri-Cities (PSC) Regional Airport is located adjacent to
the growing campus at Columbia Basin College. The continued development of the
Trade Recreational and Agriculture Center (TRAC, now called the HAPO Center) next
to the Tri-City Youth Soccer Complex and minor league baseball stadium (GESA
Stadium) continue to provide year-round activities for recreational activities that
attracts local, regional and state visitors.
While less reliant on the programs of the Hanford Nuclear Reservation, the efforts
taking place by the Department of Energy have still had a significant impact on the
local economy specifically on housing construction. While regional growth has
occurred towards the edges of each city, a number of private and public interests have
brought attention to the reality that a region of our size (almost 300,000) can support
multiple regional centers for commerce, retail and businesses.
The above-mentioned factors have helped to create an evolving environment that is
adapting to the needs of the community. However, there are still some challenges.The
City of Pasco Comprehensive Plan-Volume 2 8
Economic Development Element
greatest challenge is education.
Table ED-4: Educational Attainment,2011 -2015
Population 25 High School Associate's Bachelor's Graduate
Years and Over Diploma/GED Degree Degree Degree
Richland 34,712 95% 56% 45% 19%
Kennewick 47,478 86% 33% 22% 7%
Pasco 37,479 72% 25% 16% 5%
Benton County 118,423 89% 40% 29% 11%
Franklin County 49,013 74% 25% 16% 5%
Statewide 4,721,438 90% 43% 33% 12%
Source:US Census Bureau,American Community Survey, 2015 5-year, Table 815003.
Table ED-4 provides a comparison of educational attainment between Pasco and our
local neighbors and statewide. Of those above the age of 25,almost 28% do not have a
high school diploma and only 16% have received a bachelor's degree. There has been
significant strides made in public education (K-12) via the Pasco School District, which
has helped to increase educational achievement. However, with educational
attainment so closely related to long-term employment prospects and income,this will
need to be addressed before becoming a barrier for future economic vitality.
Education was identified in the SOMOS PASCO effort and strategic planning is now
underway to encourage the community commitment to public education.This includes
a the Pasco's School District's pivot towards STEM (Science, Technology, Engineering,
Math) related curriculum and partnerships with our local higher education providers
at Columbia Basin College and Washington State University, Tri-Cities.
Beyond education,there was community-wide agreement on the following priorities:
■ Building the future economy on a foundation of agriculture/food processing
and current strengths
■ Diversifying the economy into new sectors
■ Community projects that support Pasco's quality of life
■ Capitalizing on Pasco's unique multi-cultural population and heritage
Local and Regional Partnerships
Continued coordination and partnerships with local, regional and statewide agencies
and organizations will only increase economic opportunities for our residents.
The Port of Pasco plays a major role in the economic development of our city. Port of
Pasco focuses on a mix of transportation - water, rail and air - and
property/infrastructure to facilitate job creation. The City and the Port of Pasco have
spent many years developing utilities and streets to serve lands for industrial
developments and employments. The Port owns and manages the Tri-Cities Airport
that serves the entire region. The Port owns 86-acre Tri-Cities Airport Business Center
City of Pasco Comprehensive Plan- Volume 2 9
Economic Development Element
near the airport that accommodates commercial businesses. The Osprey Pointe area is
a mixed-used development located on the Columbia River adjacent to the Port's Big
Pasco Industrial Center. The 110-acre waterfront property offers views of the
Columbia River with easy access to the entire Mid-Columbia region. It encourages
private sector investments in commercial, office and residential buildings in East
Pasco. The Port owns many other industrial and commercial areas that promote
business and employment.
The Benton-Franklin Council of Governments (BFCOG) serves as our federally
designated Metropolitan Planning Organization and Economic Development District
for the Tri-Cities region. BFCOG prepares a Comprehensive Economic Development
Strategy (CEDS) every five years.The Strategic Vision of the CEDS is provided below:
■ Encourage healthy growth of a resilient and diverse economy by providing
family wage jobs through new business attraction and retention and
development of the infrastructure necessary to encourage and achieve this;
■ Nurture a thriving environment for entrepreneurial business creation
through greater collaboration, innovation, and access to capital;
■ Support and protect the current industry clusters and their related natural
and financial resources; and
■ Expand educational and training opportunities and community amenities to
attract, uplift,and retain families and youth.
The Tri-City Development Council (TRIDEC) was established in 1963 and today is
charged with promoting and advancing the economic strength and diversity in Benton
and Franklin counties. TRIDEC is involved is involved with many recruitment efforts
that have helped develop Pasco's industrial base. Pasco also has established
relationships with the Tri-Cities Regional Chamber of Commerce and the Pasco
Chamber of Commerce. Both organizations promote business efforts for their
respective services areas however, Pasco sits firmly within their missions.
The Tri-Cities Hispanic Chamber of Commerce also plays an important role for the
community. Their mission statement of"Connecting, empowering and celebrating the
Latino community to the Tri-Cities and beyond" provides an inclusive environment for
all residents of Pasco to be involved in. They host monthly networking events and
annual events that brings diverse stakeholders and community members to the table
to discuss ongoing efforts in the region.
The City of Pasco and the Downtown Pasco Development Authority are also
partners in the promotion of our Central Business District and the revitalization efforts
of Downtown Pasco. Together, there is a focus on a four-block core area centered on
4th and Lewis Street in the heart of our downtown to kick-start the revitalization effort
and set the standard for all future downtown improvements. The slideshow below
highlights some of the changes.
Improvements in the downtown area include the construction of a new Farmers
Market Pavilion and redesign for the Peanuts Park Plaza. Both of these locations are
home to numerous community wide events each year from weekly farmers market
City of Pasco Comprehensive Plan- Volume 2 10
Economic Development Element
that attracts hundreds to annual events that bring in thousands of visitors from across
the region to Downtown Pasco.
Economic Development Priorities
Values and Economic Vision
Core values identified in the SOMOS PASCO study includes:
■ Livable
■ Family Friendly
■ Multi-Cultural
■ Welcoming
■ Affordable
• Safe
■ Connected
■ Attractive
The Economic Vision focuses on the following:
Envision
As one of the fastest growing communities, our possibilities are limitless.We imagine a
distinctive and highly- livable community- and we are creating that place.
Invest
Placing strategic, timely investments -in innovation, private enterprise and job
creation, education, public infrastructure and services - will ensure our continued
economic vitality.
Achieve
The benchmark for Pasco's success will be economic and educational progress for
every enterprise and every family in our multi-cultural community.
Strategies
Major economic strategies identified in the SOMOS PASCO study are as follows.
1. Investing in Education
Education at all levels is the foundation for our economic future the key to building
the future workforce to capitalize on new opportunities. Pasco is on the right track,
and already showing signs of improved educational attainment. Ongoing reinvestment
in educational programs and facilities voter supported will be essential. (In general,
the public education system in Pasco consists of Pasco School District, Columbia Basin
College and WSU Tri-Cities.).
■ The"K through Career" Pipeline
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■ Career Opportunity Awareness
■ On the Job Training
■ Mentorships
■ Scholarships
2.Building on Our Strengths
Pasco has a competitive advantage in several economic sectors and niches. These will
continue to be supported as mainstays of the future economy.
■ Food Processing
■ Transportation /Warehousing/Distribution /Logistics
■ Advanced Manufacturing
■ Port of Pasco (Airport/PSC, Marine Termina, Industrial Development)
• Timeline Investments in Infrastructure Expansion and Upgrades
■ Affordability
■ Business Development
3. Looking Ahead to the Next Chapter
Diversifying Pasco's economy beyond food and today's other leading employers is
imperative. Several opportunities have been identified.
■ Local Professional /Technical / Creative Employment
■ Homegrown Local Service / Retail Businesses
■ Business Development Training
■ Tech Industry
4. Priority Projects
There is broad-based support for undertaking a handful of worthy community priority
projects.
■ Riverfront Development
■ Year-Round Public Market
■ Walking/ Biking (Multi-Modal) Trail System
■ Aquatics Center
■ Downtown Pasco Revitalization
S. Multi-Cultural Community
With a strong Hispanic cultural heritage and tradition - and now a majority population
-Pasco plans to embrace and capitalize on this unique asset.
■ Downtown Character/ Signage
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■ Cultural Events and Center
■ Trade Missions /Sister City Relationship with Mexico
■ Conversational Spanish Language Classes for English Speakers
6. How Are We Doing?
Pasco's progress (and the regions) will be monitored annually and measured against
statewide benchmarks adopted for key strategy areas. This includes analyzing data on
demographics and employment, income and education, housing and event
programming projects.
Economic Development Planning Considerations
Retaining existing business and attracting new and innovative businesses will diversify
the local economy and create a solid and resilient base for the City.The growth of retail
industries could be enhanced by opportunities for people to live and work close by.
Pasco has a relatively younger population with an entrepreneurial spirit. This can be
seen in the number of small, family owned businesses that have taken root in east
Pasco over the past decade. Pasco's young population and ethnic diversity are
attractive assets to new investors.
Development of Agricultural Industries
To ensure the stability of the economy, the City should leverage existing assets but
adapt them to a changing economy. Mass production requires heavy infrastructure to
maintain the industry, and to protect public health. For these reasons, the City will
continue to invest and partner with this industry to improve our infrastructure,
including the Process Water Reuse Facility (PWRF) and transportation infrastructure.
The PWRF is a critical piece of infrastructure that allows the City to manage the
capacity of its wastewater treatment plant for residential and commercial growth.
Pasco's efforts will focus on increasing agricultural industries and infrastructure
opportunities provided by various agencies including the Port of Pasco.
Infrastructure Development
With the future growth in anticipation, it is important for the City to plan ahead in
terms of roads and infrastructure to remove congestion from key intersections, and
promote easy transport of people and goods. The city has an ambitious Capital
Improvements Plan that correlates to current and future needs related to growth and
sustainability.
Trained Labor Force
Additional training and education opportunities are needed to capture future growth
of trade and technology industries as the area continues to grow. The biggest
challenge to this effort is not a lack of people, but rather the "bandwidth" of our trade
and technology training programs. Continued investment in our community college
and Washington State University Tri-Cities is needed for our community to be
responsive to workforce needs.
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Promote Tourism
Pasco provides several contributions to the regional tourism economy. Sports tourism
is big business, and the number of tournaments held in Pasco has a direct correlation
to the number of new hotels that have been built and are being planned. In order to
capture more spending from this base, the City is embarking on a revitalization of
Downtown Pasco, which will promote both our agricultural heritage at the Pasco
Farmers Market, but also the culinary and cultural flavor of the Mexican immigrant
community, which is featured prominently in downtown through various restaurants
and boutique retailers. The Pasco Specialty Kitchen, also located in downtown, has
become a regional culinary incubator, spawning restaurants and food trucks
throughout the Tri-Cities. The City and Port of Pasco are also exploring the
development of a Public Market to showcase the bounty, talent and diversity of our
community,much like Pike Place Market does for Seattle. There are additional types of
investments that can create a destination for tourist activities, such as wine tourism
and outdoor/agri-tourism.
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