HomeMy WebLinkAbout4514 Ordinance - CA2019-007 Waterfront Development DistrictORDINANCE NO. 4514
AN ORDINANCE OF THE CITY OF PASCO, WASHINGTON,
CREATING CHAPTER 25.127 OF THE PASCO MUNICIPAL CODE,
"WATERFRONT DEVELOPMENT DISTRICT."
WHEREAS, the City of Pasco and the Port of Pasco share a vision for the Pasco waterfront
to provide a variety of uses;
WHEREAS, the City of Pasco and the Port of Pasco developed the 2010 Boat Basin and
Marine Terminal Plan that called for a mixed-use neighborhood with residential and commercial
uses;
WHEREAS, the Port of Pasco commissioned a Marine Terminal Redevelopment
Assessment Report that identified a variety of uses that envisioned the area as a local and regional
attraction;
WHEREAS, in 2016, the City of Pasco, Port of Pasco and Franklin County collaborated
on a regional economic strategic vision titled SOMOS PASCO;
WHEREAS, public input from SOMOS PASCO included over 1,600 community
members and indicated that among the highest priorities is developing Pasco's riverfront with
mixed use, residential and commercial development combined with open space and public access;
WHEREAS, a broader community visions titled MyTri203O by the Tri -Cities Regional
Chamber of Commerce identified an established waterfront that attracts families and activities with
shopping, dining and arts were supported by the community;
WHEREAS, mixed-use development will support job growth and allow the Osprey Pointe
area to pursue unique live -work -play development that are not available in our region;
WHEREAS, the Port of Pasco has identified that industrial development has changed over
the past several decades and the mixed-use developments aligns with Osprey Pointe's vision;
WHEREAS, the Waterfront Development District is supported by the Comprehensive
Plan Major Update;
WHEREAS, the Waterfront Development District will be bound by the following: E
Ainsworth Avenue (North), Columbia River (South), S Gray Avenue (West) and SE Road 18
(East); and
WHEREAS, were applicable, Waterfront Development District shall comply with the
Shoreline Regulations (Title 29) of the Pasco Municipal Code and the Shoreline Management Act
RCW 90.58;
Ordinance — Formation of WD District - 1
WHEREAS, the creation of the Waterfront Development District implements community
visioning, agency plans and addresses the regions needs for housing and walkable complete
neighborhoods.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. That Section 25.20.010 entitled "Establishment of zoning districts" of the Pasco
Municipal Code shall be and hereby is amended and shall read as follows:
25.20.010 Establishment of zoning districts.
For the purpose of promoting the public health, safety, morals, and general welfare of the City,
the City is divided into the following types of zones:
R -T District
R -S-20 District
R -S-12 District
R -S-1 District
R-1 District
R -1-A District
R -1-A2 District
R-2 District
Residential Transition District
Residential Suburban District
Residential Suburban District
Low -Density Suburban Residential District
Low -Density Residential District
Low -Density Residential Alternative District
Low -Density Residential Alternative District
Medium -Density Residential District
R-3 District Medium -Density Residential District
R-4 District High -Density Residential District
RP District Residential Park District
O District Office District
C-1 District
C-2 District
C-2 Overlay District
C-3 District
C-R District
BP District
Ordinance — Formation of WD District - 2
Retail Business District
Central Business District
Central Business Overlay District
General Business District
Regional Commercial District
Business Park District
I-182 Overlay District I-182 Corridor Overlay District
1-1 District Light Industrial District
I-2 District Medium Industrial District
I-3 District Heavy Industrial District
WD Waterfront Development District
[Ord. 4110 § 6, 2013; Ord. 3731 § 27, 2005; Ord. 3354 § 2, 1999; Code 1970 § 25.16.010.]
Section 2. That a new Chapter 25.127 entitled "Waterfront Development District" of the
Pasco Municipal Code shall be and is hereby created and shall read as follows:
Chapter 25,127 Waterfront Development District
Sections:
25.127.010 Purpose.
25.127.015 Terms defined.
25.127.020 Permitted uses.
25.127.030 Permitted accessory uses.
25.127.040 Conditional uses.
25.127.050 Prohibited uses.
25.127.060 Unlisted uses.
25.127.070 Development standards.
25.127.010 PURPOSE.
The purpose of the waterfront development (WD) district is to allow the location of a compatible
mix of commercial, residential, , 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.
25.127.015 TERMS DEFINED.
"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.
25.127.020 PERMITTED USES.
The following: uses shall be permitted in the waterfront development district:
(1) Commercial, office, educational, and government uses:
(a) All uses permitted in the "O" Office district;
(b) Artisan manufacturing, provided that such uses are intended to be compatible
with surroundingdevelopment and shall adhere to the following requirements:
Ordinance — Formation of WD District - 3
(i) Structures shall not encompass more than 10,000 square feet of area,
and the 10,000 square foot total shall include all indoor storage areas
associated with the manufacturing operation.
(ii) Outdoor storage is prohibited.
(iii) 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.
(iv) 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.
(v) All uses shall not emit smoke, gas, odor, dust, sound, vibration, soot,
heat glare, or light that is detectable beyond the property line.
(c) Banks and financial institutions;
(d) Bars taverns and craft breweries boutique wineries, and small-scale distilleries
and/or tasting rooms (any production of product shall be small-scale in nature,
with annual production limited to 300 barrels per year of beer or equivalent
product)-,
(e) Churches and similar places of worship;
(f) Dancing schools;
(g) Gyms and fitness centers;
(h) Hotels and motels;
(i) Laundries/dry cleaners;
0) Portable food vending/food trucks;
(k) Printing shops;
(1) Public or commercial parking garages,
(m) Public markets for fresh produce and craft work;
(n) Restaurants and eating establishments, including food halls with shared common
areas;
(o) Stores and shops for the conduct of retail business and similar services in
buildings not exceeding 80,000 gross square feet such as:
(i) Bakeries, retail for distribution from the premises;
(ii) Barber and beauty shops;
(iii) Bookstores, except adult bookstores;
(iv) Catering establishments;
(v) Artist and office supplies;
(vi) Florists;
(vii) Specialty retail stores;
(viii) Museums and art galleries;
Ordinance — Formation of WD District - 4
(ix) Clothing, shoes and accessories, and costume rentals (new/unused
materials only);
(x) Crafts, stationery, and gift shops;
(xi) Department and drug stores;
(xii) Grocery or specialty food stores;
(xiii) Furniture and home appliance stores;
(xiv) Import shops;
(xv) Jewelry and gem shops, including custom work;
(xvi) Shoe repair shops;
(xvii) Sporting goods stores;
(xviii) Tailor and seamstress shops;
(xix) Upholstery shops;
(p) Locksmith shops;
(q) Membership clubs,
(r) Theaters (movie or live theater);
(s) Veterinary clinics serving household pets (no boarding or outdoor treatment
facilities); and
(t) Universities colleges, and business, professional, technical, and trade schools.
(2) Residential uses:
(a) Single-family detached dwellings may be located west of the alignment of South
Maitland Avenue at densities prescribed under PMC 25.127.070;
(b) Attached single-family dwellings (duplexes and townhouses) may be 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
25.127.070; and
(c) Multifamily dwellings may be located no further than 500 feet east of the
alignment of South Oregon Avenue.
(d) Short-term vacation rental uses, and Bed and Breakfasts may be established
where residential uses are allowed.
(3) Recreational and entertainment uses:
(a) Indoor and outdoor event and entertainment uses and facilities (commercial or
public), not to exceed fifteen acres;
(b) Marinas and marine repair facilities;
(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.
25.127.030 PERMITTED ACCESSORY USES.
(1) Accessory dwelling units when associated with a permitted residential use;
(2) Family home childcare in conformance with WAC 170-296A-0010;
(3) Sheds not exceeding 2� 00 square feet provided they are located in the rear yard of
residential uses or a place of business and attached to the primary structure;
(4) Private parking lots and garages meeting the development standards of this chapter;
(5) Storage facilities accessory to multifamily dwellings for the sole use of residents;
(6) Home occupations in accordance with PMC 25.150; and
Ordinance — Formation of WD District - 5
(7) Alcoholic beverage sales; and
(8) Private streets, meeting the standards of PMC 25.127.070(14).
25.127.040 CONDITIONAL USES
The following uses are permitted subject to the approval of special permit as provided in Chapter
25.200 of the PMC:
(1) Retail wholesale and department stores and shops exceeding a gross floor area of
80,000 square feet;
(2) 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;
(3) Nursing homes and assisted living facilities;
(4) Marine gas sales;
(5) Gasoline and service stations;
(6) Drive-thru uses; and
(7) Indoor and outdoor event and entertainment uses and facilities (commercial or public),
exceeding fifteen acres; and
(8) Exceptions to maximum building heights listed in 25.127.070(9).
25.127.050 PROHIBITED USES.
The following uses are prohibited in the WD district:
(1) All uses permitted conditionally in the I-2 Medium Industrial district;
(2) Automobile assembly, services, or repair;
(3) Vehicle rental;
(4) Tire stores;
(5) Car washes;
(6) Automobile detail shops;
(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 storageay rds;
(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, tK esting, processing, or similar activity;
Ordinance — Formation of WD District - 6
(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 ragstorage, torage, sorting,
or baling;
(27) Cemeteries;
(28) Recreational vehicle parks; and
(29) Outdoor storage of RVs, boats and trailers.
25.127.060 UNLISTED USES.
All unlisted uses shall be classified as conditional uses and require a special use permit under
PMC 25.200.
25.127.070 DEVELOPMENT STANDARDS.
(1) All structures, uses, and shoreline modifications shall com]ly with the City of Pasco
Shoreline Master Program (PMC 29.15), where applicable.
(2) Minimum density:
(a) Commercial, office, education and government uses: none.
(b) Residential uses: 14 units/net acre average for residential portions of the WD
district (net acre excludes infrastructure, such as roads. utility easements,
stormwater infrastructure, and excludes critical areas, and applies to the entire
WD district rather than to individual developments). Additionally, residential uses
shall not comprise more than 50 percent of the gross land area within the WD
district.
(3) Minimum lot area:
(a) Commercial, office, education and government uses: none.
(b) Residential uses: 1,000 square feet single family detached), 1,500 square feet
per unit (duplex and single-family attached). There is no minimum lot area for
multifamily dwellings.
(4) Minimum lot width:
(a) Commercial, office, education and government uses: none.
(b) Residential uses: 35 feet (single family detached), 20 feet per unit (duplex and
single-family attached). There is no minimum lot width for multifamily
dwellings.
(5) Lot coverage: Dictated by parking requirements, setbacks and landscaping=
(6) Minimum Yard Setbacks - Front.
(a) Commercial, office, education and government uses: none.
(b) Residential uses: 10 feet (single family detached and attached, and duplexes), 20
feet(garden-style apartments/ condominiums), none for multifamily adjacent to
commercial areas or in mixed-use buildings.
(7) Minimum Yard Setbacks — Interior side yard.
(a) Commercial, office, education and g-ovemment uses: none.
Ordinance - Formation of WD District - 7
(b) Residential uses: 5 feet (for primary structures in single family detached and
attached and duplexes; however, the minimum yard setback is reduced to 3 feet
where fire barriers are provided for buildings), 15 feet from other buildings
(garden -style apartments/ condominiums), none for multifamily adjacent to
commercial areas, in mixed-use buildings or for zero -lot line development.
(8) Minimum Yard Setbacks — Street side yard and rear.
(a) Commercial, office, education and government uses: none.
(b) Residential uses: 10 feet (single family detached and attached, and duplexes;
however, the minimum setback for detached garages is 3 feet), 20 feet from other
buildings (garden -style apartments/ condominiums), none for multifamily
adjacent to commercial areas or in mixed-use buildings.
(9) Maximum building height:
(a) Commercial, office, education and government uses: 60 feet
(b) Residential uses: 35 feet (single family detached and duplexes), 40 feet (single-
family attached and garden -style apartments/ condominiums), 90 feet
(multifamily adjacent to commercial areas or in mixed-use buildings).
(10) Fences and hedges:
(a) Fences and walls shall meet the requirements of PMC 25.180, with the following
exceptions:
(i) Fences and walls shall be constructed using a combination of natural
materials such as wood, stone, or brick including those on industrially
used properties.
(ii) Barbed wire and electrified fencing are prohibited on all properties;
(11) Parking:
(a) All new uses in the WD district must provide parking in accordance with Table
25.127(1). The Community and Economic Development Director maYpprove
ratios lower than the minimum if the new use provides bicycle parking, includes
access to an improved bus stop, or will have shared parking spaces. See
subsection (d) (e) and (fl of this section pertaining to parking reductions. The
Community and Economic Development Director shall determine parking
requirements for unlisted uses. Uses which are not listed in the table shall have
parking requirements of the nearest analogous use which is included in the table,
as determined by the Community and Economic Development Director. If the
number of minimum off-street parking spaces required in PMC 25.127(1)
contains a fraction the number shall be rounded up if the fraction is equal to or
greater than one-half, and rounded down if less than one-half
(b) 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.
(c) 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, City or an Association/Business
Entity depending on public or private ownership). Parking spaces must be
located within 500 feet of the proposed use unless the use is listed under the
"Recreational and Entertainment Use" category in Table 25.127(1) in which case
Ordinance — Formation of WD District - 8
parking may be located off-site provided that if the parkin facility is under
different ownership, a written agreement or lease is required. No more than 30
percent of the minimum parking requirement for an individual use may be on -
street spaces or off-street public spaces more than 500 feet away from the
proposed use except as noted above.
(d) Bicycle parking reduction. For every five bicycle parking spaces provided, the
number of vehicle parking spaces may be reduced by oneup to maximum of 10
percent of the minimum number of spaces otherwise required.
(e) Bus stop reduction. Where an improved, permanent bus stop (i.e. bus shelter) is
located within 1,000 feet of a use the required number of parking stalls maybe
reduced by ten percent.
(f) Shared Uses. Owners of two or more uses structures, or parcels of land within
500 feet of each other may share the same parking area when the hours of
operation do not overlap Whenever shared parking is allowed under this section
the parking lot shall be signed so as to reasonably notify the public of the
availability of use and spaces shall not be assigned, allocated or reserved
between uses; a notarized and recorded parking agreement shall be required for
shared parking between two or more separate tax parcels under separate
ownership.
(g) Special event parking lots used on an infrequent basis such as those associated
with seasonal play fields shall be exempt from provisions of this chapter.
Table 25.127(1): Number of Minimum Required and Maximum Allowed Parking Spaces
by Use in the WD District
Use Catep-ory Minimum Maximum
COMMERCIAL OFFICE EDUCATIONAL AND GOVERNMENT USES
(per 1,000 square feet of 6goss floor area unless otherwise specified)
Churches laces of worship, clubs fraternal
1 per 100 square feet
1 per 60 square feet of
societies
main assembly are
main assembly area
Commercial lod in hotel motel bed and
0.5 per room
1 per room
breakfast, short-term vacation rentals
Educational Uses
Elementary schools
1 per classroom
and 1 per employe
1.5 per classroom
Middle schools
1 per classroom
2 per classroom
High school
7 per classroom
10.5 per classroom
Universities, colleges' professional
0.3 per full-time
student and 0.8 per
0.5 per FTE student
-business,
technical and trade schools
and 0.8 per employe
employee
G zs or fitness centers
3
5
Museums and art galleries
2.5
Offices: Administrative Professional Government
Ordinance — Formation of WD District - 9
Portable food vendors/food trucks
None re wired
None re wired
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
ESIDENTIAL USES
(per unit unless otherwise specified)
Single-family detached
1
Accessory dwelling units
0.5
1
Single-family attached and two-family dwellin s
1
Multifamily dwellings
10.75
1.5
Nursing homes and assisted living facilities
10.25 per bed
0.5 per bed
RECREATIONAL AND ENTERTAINMENT USES
(ver 1,000 square feet of gioss floor area unless otherwise specified)
Public and private parks and trails
To be determined during
land use approval
rocess
Event entertainment indoor or outdoor
1 -per 8 seats
11 per 5 seats
Theaters
1 per 4 seats
11 per 2.7 seats
INSTITUTIONAL USES
(per 1,000 square feet of net floor area unless otherwise s ecified
Hospitals
11 per bed
11.5 per bed
Police and fire stations
2
(12) Landscaping;
(a) Surface parkins: 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 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.
(13) Transportation
(a) The internal transportation network of the Waterfront District shall be designed to
maximum multi -modal travel options. All transportation infrastructure shall meet
the intent of the City Complete Streets Ordinance (PMC 12.15) and comply with
the International Fire Code. Dedication of public riaht-of-wav is not required
when private streets are used.
(14) Design Standards (Transportation)
(a) Speed Limits: 20 MPH
(b) Sidewalk Widths:
• Residential: Minimum 6'
• Commercial/Mixed Use: Minimum: 10'
(c) Local Access Streets:
Driving Lane Minimum width: 11'
Parkins; Lane Minimum width: 8'
Dedicated Bicycle Lane: minimum width: 5' (where included)
Ordinance — Formation of WD District - 10
(d) Allem
• Minimum: 20' width
(e) Private Street/Lane:
(i) Private street improvements for streets providing access to uses which
are not single-family residential shall meet the standards for Local
Access Roads, at a minimum, with the exception being that sidewalk
must be present on at least one side and on -street parking must be
present on one side. This will result in a roadway section, with curb and
gutter, that measures 31' back-to-back of curb. Street lighting will be
provided Rer the type chosen at the developer's discretion.
(ii)
Private street improvements for streets providing access to single-family
residential uses shall be designed to meet International Fire Code
requirements for fire apparatus, including_ pavement markings and
signage for "No Parking — Fire Lane." Sidewalks are not required when
pedestrian paths are provided with a design accommodating_ pedestrian
circulation which is separated from vehicle traffic movements. Streets
(iii)
lighting will be provided per the type chosen at the developer's
discretion.
Private streets must not interfere with vehicle, public transportation or
non -motorized access to public areas, and may not preclude the
(iv)
connection of the transportation system.
Storm water facilities must be designed to treat and retain all storm
water on-site without any runoff entering City of Pasco right- of -way.
(v)
Every private street within the district shall be named, and names shall
be clearly posted in accordance with the Manual of Uniform Traffic
Control Devices (MUTCD) standard.
Section 3. This ordinance shall take full force and effect five (5) days after approval,
passage and publication as required by law.
PASSED by the City Council of the City of Pasco, Washington, this 19th day of January,
2021.
Saul Martinez
Mayor
ATTEST:
Debra Barham, CMC
City Clerk
Published: 1 ZZI 41 Z/
Ordinance — Formation of WD District - 11
APPROVED AS TO FORM:
Kerrson Law LLC
City Attorney V79S,1-3