HomeMy WebLinkAbout4659 Ordinance - Broadmoor Master Plan Creating PMC Chapter 25.97 Broadmoor Overlay District (CPA2022-014)ORDINANCE NO.4659
AN ORDINANCE OF THE CITY OF PASCO, WASHINGTON,
APPROVING THE BROADMOOR MASTER PLAN AND CREATING
CHAPTER 25.97 "BROADMOOR OVERLAY DISTRICT," RELATED TO 2022
COMPREHENSIVE PLAN DOCKET AND BROADMOOR MASTER PLAN.
WHEREAS, the Broadmoor Master Plan provides a framework for the coordinated and
long-term development of a mixed -use, pedestrian friendly community providing a variety of
compatible land uses; and
WHEREAS, the Broadmoor Master Plan formally establishes the Broadmoor Planning
area to encompass the lands bound by Interstate 182, Broadmoor Blvd, Burns Road, and the
Columbia River; and
WHEREAS, the Broadmoor Master Plan is supported by the accompanying Final
Environmental Impact Statement, which identifies affected environments, and mitigation
measures; and
WHEREAS, the creation of the Broadmoor Overlay District establishes the necessary
development regulations necessary to carry out the vision intended in the Broadmoor Master Plan.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASCO,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Adopting the Broadmoor Master Plan, attached hereto as Exhibit A.
Section 2. That a new Chapter 25.97 entitled `Broadmoor Overlay District" of the
Pasco Municipal Code shall be and hereby is created and shall read as follows:
Chapter 25.97
BROADMOOR OVERLAY DISTRICT
Sections:
25.97.010 Purpose.
25.97.011 Planning principles.
25.97.020 Applicability.
25.97.030 Use in combination.
25.97.040 Land -use and zoniny, table.
25.97.045 Block standards.
25.97.046 Circulation and connectivity_.
25.97.050 Permitted and prohibited uses.
25.97.055 Medium Density Residential.
25.97.060 Mixed Residential and Commercial.
25.97.065 Commercial.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 1
25.97.070 Open Space.
25.97.080 Community Center and Corridor Standards.
25.97,085 Public Street Environment and Public Realm.
25.97.090 Parkin.
25.97.093 Signage and lighting.
25.97.095 Landscaping.
25.97.100 Environmental Protection.
25.97.110 Permit Review.
25.97.120 Plan Monitoring.
25.97.010 Purpose.
The intent of the Broadmoor Overlay District is to guide and regulate development
in accordance with the policy and objectives of the Broadmoor Master Plan. Where
not specifically stated within the provisions of this Chapter, deference shall be
afforded to the standards within the Broadmoor Master Plan.
25.97.011 Planninp- principles.
The following planning_ principles have been established for the Broadmoor
Overlay District as references in the Broadmoor Master Plan:
1) Encourage a pedestrian and transit friendly, walkable, environment.
a) Developments shall implement development patterns that promote
walkability.
2 Establish a connected community with ample choices in the circulation
network.
a) Create an efficient bike, pedestrian and vehicular circulation
network within the area and with connections to the rest of the City. A
public transportation system to be utilized to connect residential and
commercial land use districts with each other as well as with the region.
3) Provide a variety of housing choices with a priority on higher density
developments.
a) The area should include a wide range of housing types, such as
single-family homes, townhomes, condominiums, apartments, etc., that can
meet the demands and preferences of current and future residents.
4) Create economic opportunities for all income groups.
a) Provide flexibility and choices for a variety of small businesses,
entrepreneurship, and general economic growth. Promote businesses in
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 2
commercial, non-residential, and mixed -use areas to improve the economic
vitality of the City.
b) Promote environmental protection and a balance between residential
and commercial uses that will promote sustainable living and working
conditions.
5 Provide infrastructure and public facilities to meet the need of residents.
a) The area will have necessary infrastructure to support growth and
ensure efficient use of public facilities. This area should also provide
amenities and services as Rrowth takes place, such as schools, parks, police
and fire services, and recreational opportunities.
6) Offer flexibility and creativity with monitoring.
a) The design and development will encourage creativity. In order to
promote creative design and a walkable community, there will be provisions
of choices and flexibility in the development. Development of the area will
be monitored on a periodic basis to meet the planning vision of the
Broadmoor area.
25.97.020 Applicability.
The provisions of this Chapter shall apply to all lands bound by Interstate I-182
Burns Road, Broadmoor Blvd, and the Columbia River, as illustrated below:
1) Network open spaces.
a) The area should be connected by open spaces, greenbelts,
recreational facilities trails pathways), and roadways.
2) Develop an aesthetically pleasing community with _duality design.
a) The desim guidelines will promote a complementary scale and size
of neighborhood blocks, building form, and landscape design. It will create:
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 3
i
I
Harris.ed_
25.97.030 Use in combination.
This chanter shall be used in addition to and in combination with all other district
and development regulations contained in this title. The requirements_ and intent of
this chapter shall take precedence over the requirements of the underlying district
regulations.
25.97.040 Land -use and zoning table
Broadmoor Land Use Desi nation Permitted Zoniniz
Low Density Residential R-1
Medium Density Residential R-I R-3, R-4
Mixed Residential and
Commercial
Mixed Residential and
Commercial, C-1*, R-3*, R-4*
Commercial C-1
Open Space Open Space
Reclamation R-T
Allowed only when in conformance with the Mixed Residential and
Commercial development standards as part of a mixed -use site plan or
roect.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 4
25.97.045 Block standards.
The intent of urban blocks standards is to ensure that block sizes and layouts
promote efficient connectivity. The interconnected and gridded layout of streets
and smaller blocks shall provide increased accessibility and a edestrian-friendl
environment.
1 ) . _ Blocks shall be designed and subdivided to create a network of circulation
as illustrated below:
Step 1: Large lots 5 acres or more) shall
i be subdivided further or developed with an
internal road network as required by the
City to create a higher connected,
II1
accessible development.
ff -------------------
i Step 2: Additional streets are required in
the subdivided blocks
1I1I11
11' 11
I Ste 3: Blocks are further sub-dividedFF , alleys, or private roads, and/or mid -block
connections shall be introduced according
to the zonin ,, code
f
I
fIII Eli
I
Ul to.
Step 4: Lots shall be introduced based on
the land use types and zonings' lot size
requirements
Alley
I1
I
Midbbck connection
1
i
i
I1
Inte—ldrt bd-/
eIley
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 5
Step 5: As developments take place,
building_ placement shall be according to
the land use regulations.
2) Block Dimensions and Street Connectivity Standards.
Spacing
Guidelines
Principal Minor
Arterials
Collectors
Neighborhood
Local
Access
Streets
Arterials Collectors
Maximum Block
Length (Public
Street to Public
Street
660 feet 660 feet 660 feet 660 feet 660 feet
Minimum Block
300 feet 250 feet 200 feet 150 feet 125 feetSizePublicStreet
to Public Street
Maximum Block
2,000 feet
Perimeter
Maximum
Distance between
Bicycle and
Pedestrian
Facilities
330 feet 330 feet 330 feet 330 feet 330 feet
a) In cases when block length exceeds 660 feet, or the block verimeter
exceeds 2000 feet. mid -block pedestrian connections shall be provided.
Exceptions are allowed when proposed buildings exceed the block length.
In such cases, mid -block connections can be provided through the site or
building as appropriate.
3) Residential Blocks.
a The width of the block shall be sufficient to allow two tiers of lots
with easements. Block length shall be measured along the street centerline
of intersectinmy streets.
Exceptions of block length may be allowed for the protection
of natural sources, steep slopes, or where lots front the shoreline.
4) Commercial and Mixed -Use Blocks.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 6
a) Block lengths in the Commercial, or Mixed Residential and
Commercial may be permitted an increase in the block dimension standards
of PMC 25.97.045(2) if the block includes mid -block connections for public
or civic spaces, pedestrian walkways, or open spaces, to create
alternative forms of connections. Block lengths shall not exceed 1.5 times
the length allowed of PMC 25.97.045(2)_
i) Exceptions of block length may be allowed for the protection
of natural sources, steep slopes, or where lots front the shoreline.
25.97.046 Circulation and connectivity.
1) Street Classifications.
2)
a) Streets shall be connected to develop a complete network. An
interconnected circulation system shall provide connections to local
shopping, services, housing, and amenities, as well as connections between
adjacent developments.
b) Alleys shall be allowed for service access, such as garages for
residential uses, and loading, services for commercial uses.
Facilitv Spacing Standards.
Functional Classification Maximum Spacing
Principal Arterial I to 2 miles
Minor Arterial 1 mile
Collector mile
Neighborhood Collector mile
Local Access Street 660 feet
Bicvcle and Pedestrian Facilities 330 feet
3) Street connectivity standards.
a) Provide pedestrian and vehicular connections that link adjacent uses
and circulation patterns, including buildings, public spaces, parking areas,
roadways, sidewalks, and pathway
b) An interconnected grid block and street network is required.
c The street and block network is not required to be ortho onal and
can change shape in response to site features and/or topographical, however,
streets shall be interconnected.
d) The street system of a proposed subdivision shall be designed
connect to existing, proposed, and planned streets adjacent to the
subdivision. Wherever a proposed development abuts un-platted land or a
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 7
future development phase of an existing development, street stubs shall be
provided to allow access to future abuttin€, subdivisions and to extend the
street system into the surrounding area. Street ends shall contain
turnarounds constructed to Uniform Fire Code standards and shall be
designed to facilitate future extension in terms of jzrading, width, and
temporary barricades.
e) Dedicating or deeding propert. for right-of-way or a portion thereof
to the City for public streets within or along the boundaries of all residential
subdivisions or developments, shall be required as a condition of
application approval where the following can be demonstrated:
i) Facts support that such dedication is reasonably necessary as
a result of the impact created by the proposed development;
60 Such dedication will result in proportionate mitigation of the
impact in the reasonably foreseeable future;
iii) Connectivity to the existing or foreseeable future public
right-of-way is feasible; and
iv) One or more of the following, circumstances are met:
A) A city transportationransportation plan indicates the necessity of a
new or additional right-of-way or portion thereof for street
purposes;
B) The dedication is necessary to provide additions of
right-of-way to existing right-of-way to meet city road
standards;
C) The dedication is necessary to extend or to complete
the existing or future neighborhood street attern:
D) The dedication is necessary to comply with road
standards and city transportation plans;
E) The dedication is necessary to provide a public
transportation system that supports future development of
abutting property consistent with the Comprehensive Plan or
Pasco Municipal Code.
1) Cul-de-sacs/dead-end streets are prohibited; except, where the
Comprehensive Plan or preliminary plat indicates a street is to continue past
the subdivider's property, the City may allow the dead end until such time
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 8
as the street can be built through at a later date. Shared driveways and road -
ends for shoreline public access are not considered cul-de-sacs/14ead-ends.
W Shared driveway access from residential streets is allowed for
attached dwelliniz units, for detached single-family residential lots, one
shared access for four lots is allowed. For commercial developments. access
must be shared with the adjacent development/parcels according to PMC
25.97.046(4).
h) Street standards shall comply with the standards mentioned in
Section 3.6, Street Environment and Public Realm, and Pasco
Transportation System Master Plan (TSMP).
i) Management of driveways and access will be in place on the
following corridors: Broadmoor Boulevard, Sandifur Parkway, Burns
Road Dent Road and Road 108.
4) Access management standards.
Spacing
Guidelines
Principal Minor
Arterials
Collectors
Neighborhood
Local
Access
Streets
Arterials Collectors
Minimum
Driveway
S acin
Driveway to
Driyewa
300 feet 250 feet 150 feet 75 feet N/A
Minimum Full -
Access Driveway
300 feet 250 feet 150 feet 75 feet 25 feet
Spacing (Setback
from Intersection)
Minimum Rim
150 feet 125 feet 75 feet 50 feet 25 feet
In/Ri h t-Out
Driveway
Spacing (Setback
from Intersection)
Note: Additional access and/or driveway management shall be determined at the
development review phase
5) Additional Standards for Mixed Residential and Commercial Land Uses.
a Mixed Residential and Commercial land use shall have rima
automobile access from arterial and/or collector streets with transit and
bicycle circulation. Mixed -use developments shall provide pedestrian and
bicycle access and circulation to surrounding residential areas.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 9
b) Primary vehicular access to mixed -use developments shall be
provided from perimeter arterial streets and/or perimeter collector streets to
local access roads.
c) Internal circulation shall be provided through an internal street
system and local access roads.
d Private streets are allowed to provide internal site circulation within
developments and according to the standards approved by City_
e) The internal transportation network of the Mixed Residential and
Commercial land use shall be designed to maximize multi -modal travel
options. All transportation infrastructures shall meet the intent of the Cit 's
Complete Streets Ordinance, PMC 12.15, Best practices criteria, PMC
12.15.050 and comply with the International Fire Code. Dedication of
public right-of-way is not required when private streets are used. Private
streets may only be used with the approval of the City Engineer. Private
streets may only be used for internal circulation streets.
6)Applications and permits for development in the Broadmoor Overlay_
District shall coordinate with Ben Franklin Transit and/or applicable ublic
transportation providers to identify appropriate locations for public transportation
facilities and accommodations.
25.97.050 Permitted and prohibited uses.
The standards of this Chapter shall be applicable to projects within the Broadmoor
Overlay District. In the development regulations, "shall" is used to reflect
mandatory elements, and "should" affords flexibility if the Director of Community
and Economic Development finds that the project meets the intent of the Master
Plan.
1) Permitted Land Uses.
a) This section establishes the land uses allowed in each land use
designation and the corresponding permit requirements. A parcel or
building subiect to the Broadmoor Master Plan or Overlay District shall be
occupied with only the land uses allowed permitted by this section. For land
uses not identified in this section the Director of Community and Economic
Development may determine that the use is not permitted, or determine the
appropriate definition and the proposed use to be permitted, provided the
Planning Director makes the findings in writing that the use will be
compatible and consistent with the purposes of the Broadmoor Master Plan.
b) Uses within Reclamation land use are not identified in this
development regulations. Uses in this land use categoLy shall be determined
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 10
by the City upon completion of a reclamation study by the Department of
Natural Resources.
c) Mixed Residential and Commercial land uses shall be allocated in
each Mixed Residential and Commercial land use planning area. Mix of
land use shall contain a minimum of 20% residential and 20% of non-
residential use in each planning area.
i Mixed Residential and Commercial land use can coordinate
with another land use that is located within close proximity_(1/4
mile) in order to meet the intent of the horizonal mixed use. For
example, when Mixed Residential and Commercial land use is
located next to Medium Density Residential land use, Mixed
Residential and Commercial land use area can have a commercial
development next to the Medium Density Residential land use area
in accordance with the mixed -use standards for commercial uses.
Each single use (residential and non-residential) in this case can be
considered a part of a combined mixed -use development.
2) Residential Use Table.
P" — permitted subject to applicable standards in this code. Allowed uses will be permitted in
structures that have already gone through a site and building review process.
C" — permitted subject to the conditional use provisions
X" — not permitted
Uses not listed in this table are not allowed.
Land Use LDR MDR
Mixed
R-C C O
Single-family homes - detached P P X X X
Single-family homes - attached
Townhomes/ row houses
Duplexes, triplex, fourplex
Cottage House, Courtyard Housing {4-12
P P P x X
units
Live/work unit X P P X X
Apartments/Multiple
dwellings/Condominiums
X P P C X
Manufactured homes/ Facto -assembled P P C X X
homes
Nursing homes and assisted living facilities C C P X X
Adult family home 6 or fewer P P P X X
Family home daycare facilit P P P X X
Bed and breakfast P P P X X
3) Commercial Use Table.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 11
P" —permitted subject to applicable standards in this code. Allowed uses will be permitted in
structures that have already lone throu th a site and buildin review process.
C" — permitted subiect to the conditional use provisions
X" — not permitted
Uses not listed in this table are not allowed.
Land Use LDR MDR
Mixed
R-C C OS
Administrative and professional offices, X X P P X
banks dancin schools
Medical and dental offices X X_ P P X
Funeral homes X X X P X
Automobile detail shops and automobile X X X P X
rental or leasin
Hotels and motels X X P P X
Restaurants/ cafe/ breweries and similar X X P P X
uses
Retails stores and shops, e.g., bakeries, X X
C1
P P X
giroceries—beauty shops or similar uses
Filliny, stations asoline and/or electric X X P P X
Car dealership showroom sale only X X P P X
Car wash —repair X X P P X
Entertainment and recreational_ uses (e.g., X X P P X
theaters
Veterinarian clinics for household pets X X P P X
no boarding or outdoor treatment
facilities
Wholesale X X X P X
1. Allowed for live work units and for neighborhood commercial uses with buildings less than
10,000 sq-ft in size, does not include auto -related uses and drive-throu!hs businesses.
4) Civic Use Table.
P" permitted subject to applicable standards in this code. Allowed uses will be permitted in
structures that have already cone through a site and building review process.
C" — permitted subject to the conditional use provisions
X" — not permitted
Uses not listed in this table are not allowed.
Land Use LDR MDR
Mixed
R-C C OS
Museums and galleries C C P P C
Governmental/ civic offices C C P P C
Police and fire stations C C P P C
Libraries P P P P C
Community event centers civic facilities P P P P P
recreational centers
Hospitals, clinics C C P P X
Churches and other places of worship C C C P X
Educational institutions C C P P C
Daycare centers and preschool centers C C P P X
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 12
P" =permitted subject to applicable standards in this code. Allowed uses will be permitted in
structures that have already gone through a site and building review process.
C" — ermitted subject to the conditional use provisions
X" — not permitted
Uses not listed in this table are not allowed.
Mixed
Land Use LDR MDR R-C C OS
Parkspublic and private open saces P P P P P 5
Other Uses. P" —
permitted subject to applicable standards in this code. Allowed uses will be permitted in structures
that have already gone through a site and building C"
permitted subject to the conditional use provisions X" —
not permitted Uses
not listed in this table are not allowed. review
process. Land
Use LDR MDR Mixed
R-
C C OS Cottage
industries (repair, crafts. Hi -tech X X C C X etc.
Business
incubators X X P P X Printing
shops X X P P X Existinp,
mineral extractions X X X X X 6)
Prohibited Uses. X" —
not ermitted Land
Uses All Land Uses 1. _
Automobile sales / Car dealership 2.
Automobile assembly services, 3.
Repair auto body shops' 4.
Mini -storage facilities 5.
Pawn shops 6.
Adult bookstores or entertainment facilities 7.
Truck stops — diesel fuel sales 8.
Truck terminals 9.
Heavy machinery sales and service 10.
Contractor's plant or storage yards 11.
Mobile home and trailer sales and service 12.
Veterinarian clinics for livestock, including outdoor treatment facilities
13.
Any outdoor manufacturing, testing, processing, or similar activity 14.
On -site hazardous substance processing and handling or hazardous waste
treatment and storage facilities 15.
Junkyards, automobile wrecking yards, scrap iron, scrap paper, or rag storage,
sorting, or baling 16.
Recreational vehicle parks 17.
Outdoor storage of RVs boats and trailers not individual lotspecific) 2
Ordinance —
Broadmoor Master Plan & Creating PMC 25.97- 13
not ermitted
Land Uses All Land Uses
Notes:
1. Allowed in Commercial land when such uses are adequately screened with landscaping buffer from
abutting residential and mixed -use neighborhoods, and the site and building design is compatible with
the surrounded uses
2. Prohibited in Commercial land, allowed as part of residential neighborhoods when screened in such
a way that they are not visible from public streets, abutting residential and mixed -use neighborhoods.
Such screening must be compatible with the design of the surrounding neighborhoods.
25.97.055 Medium Density Residential.
The intent of medium density residential land use is to allow small lot single-family_
homes, both attached and detached, as well as duplexes, triplexes or multiplexes,
and townhomes.
1) Density.
a) Minimum Density: 6
b Maximum Density: 29
2) Lot Standards
Buildin Tv a R-2 R-3 R-4
Single-family detached minimum 5,000 sf/du 3000 sf/du 2000 sf/du
Single-family residential - attached
Townhome/Row House (minimum) 3,000 sf/du 2,000 sf/du 1,500 sf/du
Duplex, Triplex, Fou lex minimum 2,500 sf/ du 2,000 sf/du 1,500 sf/du
Cottage / courtyard housing (minimum lot 2,000 sf/du 1,800 sf/du 1,500 sf/du
size for 4 units minimum to 12 units
maximum)'
Multiplex (minimum} Based on the Comprehensive Plan density, site desi n
and parking standards
Notes: Lot size averaging shall apply according to PMC 21.20.070, Lot Size Averaging.
a) Lot standards shall comely with the PMC 25.22 standards for R-2
R-3 and R-4 zoning districts. A maximum 20% of deviation from lot size
width and fronta me can be allowed if the avera e of all lots in the
development complies with the standards, and if the development achieves
a better quality of development by deviating from these standards. Lot size
averaging must not reduce the net density. Tables 3-10 indicate lot size
requirements.
b Lot width frontage, coverage, and building height and setback shall
be according to PMC 25.22 standards for R-2, R-3 and R-4 zoning districts.
3) Access and driveway
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 14
a For multiple units the distance or length of the driveway approach
to the parking shall be no less than 15 ft.
b) Vehicular access and driveway locations shall be located to
minimize impact on pedestrian/bike routes.
c) Shared driveways are allowed for maximum 4 detached dwelling
units.
d) Duplexes, triplexes and fourplexes shall have shared driveway
access from public street.
e) Minimum width of shared driveway, and/or internal access roads
shall be 26 ft with a turning radius of 26 ft except for PMC 21.20.060.
W When driveways of individual dwelling units consist of more than
50% of the lot width developments must avoid repeated curb -cuts from
public streets in order to provide safe pedestrian movement. At least one of
the following design approaches shall be followed:
i) Use shared driveways in order to reduce individual
driveways from the main access road.
60 Driveway access from private streets and/or alleys.
iii) Place the sidewalk behind the curb -cut and with minimum
20-foot driveway depth from the back of the sidewalk.
For multi -units internal access roads connecting parking lots and
dwelling units shall be easily identifiable.
h) For apartments and multiplexes, dedicated pedestrian network
between varking, lots, public streets and sidewalks, open spaces, and
community facilities shall be provided.
i Developments shall provide pedestrian and bicycle access within
and onto the site. Access points onto the site shall be provided a
approximately every 330' to 660' feet along existing and proposed
perimeter sidewalks and walkways, and (b) at all arrival points to the site,
including abutting street intersections, crosswalks, and transit and school
bus stops. In additions access points to and from adjacent lots shall be
coordinated to provide circulation patterns between sites.
i) Walkways shall form an on -site circulation system that minimizes
the conflict between pedestrians and traffic at all points of pedestrian access
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 15
to on -site parking and building entrances. Walkways shall be provided
when the pedestrian access point onto the site. or any parking space, is more
than 60' feet from the building entrance or principal on -site destination.
k) A cluster or multiple clusters of dwelling; units and parking shall be
considered to break down the long and linear circulation pattern.
1) A network of pedestrian connections shall be provided between
parkins; lots, street sidewalks, open spaces, community facilities and
buildings.
m) Pedestrian walkways shall connect with public parks, open spaces
and/or common areas within the development and in the vicinity.
n) Pedestrian access must be clearly visible from the street and parking
lots.
o) Minimum width of a hard surfaced walkway shall be accordinp, to
the ADA standards.
a) Walkways must be adequately lit to meet the industry and City
standards. All lighting, material and surface standards shall meet the PMC.
a) Walkways must be maintained by the owner or owner's association.
4) Setbacks
a) Buildiu, setbacks shall be in accordance with the table below:
HOME TYPE
Minimum Buildin2SSetbacks
Front Rear Side
SFDU — Detached, Duplexes (Living Unit) 15'* 15' S'
SFDU Attached Townhome Cottage Housin
Multiplex/Apartments^
12'**,+ 15' S'
Permitted when/if attached garage is setback at least 20', or accessed via rear alley or shared private
driveway: no encroachment of a utility easement permitted
Permitted with shared driveway is used and parking is located in middle or rear of development
When building is accessed directly from public streets, standards of SFDUs-Detached shall apply
Multiplex/Apartments or mixed=use buildings permitted without a minimum setback if abutting a
sidewalk is 8' or wider and hasyarage or parking; located on the back or side of the site. A 5' landscaping
buffer setback is required when the abutting sidewalk width is less than 8' Ordinance —
Broadmoor Master Plan & Creating PMC 25.97- 16
b Front yard setback for single-family detached dwellings and
duplexes shall be as follows:
i) The living; unit of a home may be set back from the back of
the sidewalk or property line whichever is closer to the building a
minimum of 15 feet if the attached garage is setback at least 20 feet
from the back of the sidewalk, or if the garages are accessed from
alleyways or private shared driveway.
ii) A setback of 15 ft from the back of the sidewalk is allowed
when parking and garages are located on the rear side.
c) Front yard setback for single family attached_ dwelling units and
multiplexes shall be as follows:
i) A setback 12 ft from the back of the sidewalk or property
line whichever is closer to the building is allowed when shared
driveway is used and parking area is located in the middle side of
rear side of the development. Building structure shall not encroach
upon an, utility easements required by the City_
GO When buildings are accessed directly from a public street
without a shared driveway. standards 42 of this Section 25.97.055(3 )
shall apply.
iii) Multiplex/apartments buildings, or townhomes as part of a
mixed -use building are allowed without any setback when they abut
an 8 ft or wider sidewalk (including street tree planting boxes), and
the building has garage parking or parking is located on the side or
back of the building,.
iv) For sidewalks less than 8 ft wide, multiplex buildings shall
add a minimum of 5 ft of landscaping in between the sidewalk and
building or expand the sidewalk for an additional 5 ft to be
maintained by the property owner, or the homeowners' association.
Additional setback may be required to accommodate easements,
street or sidewalk iml2rovements, or public Vlazas.
v) Side yard setback shall be 5 ft for all housing types.
vi) No side yard setback is required for attached dwelling units
in zero lot lines; corners of zero lot lines shall have 5 ft setback.
vii) Rear yard setback shall be 15 feet for all housing types.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 17
viii Rear yard setback for single family attached dwelling units
and multiplexes shall be 15 feet minimum.
ix) Lots with alleywaysprivate driveways and garages
accessed from alley shall have 5 ft rear yard setback for the Para =e
onion from alley. Additional setback may be required if needed for
vehicle turning radius into garage. Rear Yard setback for the living
portion shall be according to standards identified in this section.
5) Design Considerations
a All residential site and building design standards in the PMC 25.175
such as treatment of the corner lots, entrance, orientation, open space,
landscaping, signage, ling, building height, bulk and scale shall apply.
b) Residential developments should orient to surrounding uses,
includin , residential and non-residential areas in a way that encourages
compatible development patterns, character: and appearances.
c) Where appropriate, incorporate and enhance significant natural
features as site amenities and/or design elements.
d Address the critical issues of site layout that influence a com atible
and integrated neighborhood character, including', but not limited to
vehicular access, pedestrian connectivity, building orientations, and
commons aces.
e) Limit street connections for individual residential homes off major
roadways, including highways, princi al arterials and other desi ated
mobility corridors. to mitigate development impacts on the roadway system.
f) Site ent ways, primary circulation patterns, and _connections to
ad'acent uses should appear and function like complete streets with
sidewalks and pedestrian amenities rather than oriented to accommodate
only vehicles.
Strategically locate common and open saces and site amenities to encourage
and support pedestrian activities. 25.
97.060 Mixed Residential and Commercial. The
purpose of Mixed Residential and Commercial land use is to encourage mixed - use
developments for efficient use of land and public services increase economic return.
reduce transportation costs encourage human interaction create lace - Ordinance —
Broadmoor Master Plan & Creating PMC 25.97- 18
making with day and evening activities, create a more sustainable development
pattern, and increase development opportunities.
Mixed use for the Broadmoor area is to accommodate uses that are compatible,
supportive, and complement each other. Various land uses in the Mixed Residential
and Commercial land use designation should be placed in close proximity. To that
effect, mixed use can be horizontal in a block setting, or vertical in a building setting
1) Density and mix of uses.
a) Density maximums of the Comprehensive Plan shall not apples
the Mixed Residential and Commercial Use within the Broadmoor Overlay
District.
b At least 20% of the combined goss floor area of the buildings
proposed within each of the four Mixed Residential and Commercial land
use planning; areas (M-1, M-2, M-3, M-4) shall be devoted to residential
uses, and at least 20% to a non-residential use. The 80% / 20% thresholds
for residential, commercial, and non-residential uses shall be applied based
on the following criteria:
i Use within a specific mixed -use area kMI, M2 M3 or M4 .
ii) Use is located within and/or overlapping a mixed -use area
and/or different land use,
iii Uses are within 1/ mile proximity of each other.
c) Parking_ garages or portions of garages devoted to non-residential
uses may be counted towards this requirement, however surface parkin
shall not.
d) Maximum of one single use can be 80% of the total development
and/or the floor area, whichever applies.
e) The Director of Community and Economic Development may
auprove ratios and/or density lower than the minimum up to 10% if the
project meets the overall intent of the Mixed Residential and Commercial
land use.
1 Public uses shall be based on desi n peneral standards.
2) Residential Mix.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 19
a For vertical mixed -use proiects, minimum 20% of the building area
for vertical mixed use, or 20% of the total buildingproiect wide shall be
residential.
b) Density minimum 21 dwelling units per acre for the residential
portion of the site shall be required.
3) Commercial/Non-Residential Mix.
a) Minimum 20% of the building. area for vertical mixed use, or 20%
of the total building/floor area on the site shall be commercial or a non-
residential use.
4) Lot Standards.
a) Lot standards are flexible and shall be according to the mixed -use
block standards in 25.97.045.
b) Residential portions of developments for horizontal mixed -use shall
be in conformance to the lot standards as required in 25.97.055(2), and PMC
25.22 standards for R-2, R-3 and R-4 zoning districts.
5) Height.
a) Mixed use with ground floor retail shall have a maximum hei Ot of
90 feet including upper -level step backs.
b) Residential building shall maintain maximum building height
according to PMC 25.22 unless mentioned in this Section.
c) Maximum building height for multiplex/multifamily adjacent to
commercial areas in a horizontal mixed -use shall be 90 feet including upper -
level step backs.
6 Active Ground and Buildiny, Design.
a For vertical mixed use and commercial portion of horizontal mixed
use, ground levels shall be designed to promote easy pedestrian access.
Human scale desitm shall include:
i) Linkages between sidewalks and building access.
ii) Store frontaize with at least 50% of transparent fagade on the
street side and/or pedestrian access side_
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 20
iii) Building form and scales that relate to pedestrians, such as
wider sidewalk at the ywound level awning, canopies, pergolas, etc.
b) For vertical mixed use, and commercial portion of horizontal mixed
use, buildings should be designed with architectural features such as:
i Proiecting or recessed elements varyiniz roofline or upper -
level step back.
h) Modulation and articulation. Vertical articulation of
buildings shall be at least at every 50 feet.
c At least 30% of the floor area of the around floor or a portion of a
mixed -use development must be dedicated to commercial uses that are
accessible to pedestrians. when located on streets other than _principal
arterials. These standards shall be applicable for street frontages on arterial
streets when they are the main street frontages.
i Parking garages can be included in this count as long when
they do not consist of more than 25% of the site or street frontage.
These standards shall be applicable for street frontages including
arterial and collector street frontages when they are the main street
frontages.
d Commercial building frontages shall have at least 50% of
transparent facade on the street side. Blank facades shall not face public
streets. In case when such facades are unavoidable, blank facades shall be
treated with trellises, modulation of the fa ade, display windows, artwork,
lighting, and enhanced landscaping treatment.
e Service areas such as utilities dum sters loading, docks etc. shall
be located in the less visible side of the site to avoid negative visual impacts
on the street environments. They shall not face a major public street. In
cases where there are no other options, backside facing public streets must
be screened from public view with landscaping, and/or fencing that are
consistent with the overall buildinp, design.
0 Roof -mounted mechanical e ui ment must be located and screened
so the equipment is not visible from the ground level of adjacent streets or
properties. Color of roof -mounted equipment should be matched with the
exposed color of the roof to minimize visual impacts whenever possible.
g) Standards 25.97.085 Public Street Environment and Public Realm
shall apply to activate buildings' ground level with the street environment.
7) Access and driveways.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 21
a) Standard driveway width for individual dwelling units (attached) for
residential uses: 15 feet minimum; 20 feet maximum.
b Shared driveway width for all attached dwelling units shall be 26
feet minimum 30 feet maximum. This doesn't agply to multiplexes and/or
vertical mixed -use buildings.
c) Additional access and driveway standards from 25.97.055(3) shall
apply for residential uses in a horizontal mixed -use setting.
d) For vehicular and pedestrian accesses, refer to Circulation and
Connectivity Standards in 25.97.046.
e) Each mixed -use building must have clearly visible front entrance
accessible by pedestrians from the street. Residential entries should be
designed to provide separation between front doors and the street
environment.
f) _ Street crossings/crosswalks for pedestrian shall be designed to
enhance visibility and safety, they shall use clear demarcation, painted
pavement surface, raised sidewalk at the crossing, or similar treatment.
l8) Compatibility.
a) Land uses in mixed -use sites shall be selected and designed to
encourage interaction among uses. Examples include but are not limited to
commercial developments that are significantly used for shopping by on -
site or adiacent residents or office workers.
b) All buildings and improvements on the site shall be located and
designed to look and function as an integrated development and to
encourage pedestrian travel between buildings and uses.
c Multiple uses can be desi ed to be compatible with each other
visually and functionally throuag massing, building material fagad treatment,
and orientation. 9
Setbacks. a)
Residential buildings in horizontal mixed -use developments shall comply
with the setback standards in Section 25.97.055 4 and 25.
97.06000), whichever is applicable. b)
Commercial and vertical mixed -use building Ordinance —
Broadmoor Master Plan & Creating PMC 25.97- 22
No setback is required for buildings. However, buildings
shall not encroach on utility easements.
GO Setbacks shall be consistent to make a pedestrian -friendly
street frontageot when buildings setbacks are used to create
plazas, open space, and public amenities.
iii) Majority of setback areas shall be dedicated to public realm
for pedestrian activities such as wider sidewalkplazas, public o en
spaces, outdoor seating areas, etc.
10) Building Placement and Relationship with Streets.
a Parking shall be located behind the buildings and shall not be
allowed between buildings and the street within community centers and
corridors, except as allowed in section 25.97.090.
b) Vertical mixed -use buildings of non-residential buildings that are
part of mixed -use projects must be located close to the street. When abutting
a corridor street. such buildinpas shall be within 10 feet of the inward from
the property line, and for all other streets within Mixed -Residential and
Commercial land use, buildings shall be within 20 feet of the inward from
the property line, except for when buildings are set back to create plazas,
open space and public amenities.
i This does not prevent additional buildings to be located
away from the street in a multiple building setting_
c) Corners of community centers and corridor intersections shall be
treated with plazas, wider sidewalks, landscaping, artwork, and street
furniture such as seating, benches, bike racks, etc.
d The rima access to buildings shall be visually prominent and
easily accessible by pedestrians. Street frontages and intersections shall be
enhanced with sidewalk, front court, plazas.
e) Separate buildings shall be connected through pedestrian linkages
delineated through landscaping, differentiated surface materials, or texture.
Blank faode shall be treated with trellises modulation of the facade,
display windows, artwork, lighting, etc. 25.
97.065 Commercial. The
intent of this land use is to allow various commercial uses to serve the area such
as retail, wholesale, service, and ancillary office uses, as well as appropriate Ordinance —
Broadmoor Master Plan & Creating PMC 25.97- 23
public uses such as govemment that meet the vision for the Broadmoor area to
become a vibrant pedestrian -friendly community with quality design.
1) Development standards.
a Development standards such as density,intensity, setback height,
parking, etc. shall be according to the City's zoning codes for commercial
uses. Additional standards are described below that will take precedence in
the case of a conflict with the City's zoning codes for commercial uses.
2) Buildiny, Placement and Relationship with Streets.
a) Buildings shall be located close to the street to enhance streetscape
character.
i) Parking shall not be allowed between buildings and the
street.
ii) In cases when parking abuts the street, standards from
Section 25.97.090(2) shall apply.
b) Commercial buildings abutting Mixed Residential and Commercial
land use and/or located within the community centers and corridors shall
be within 10 feet of the inward from the property line except for when
buildings are set back to create plazas, open space and public amenities.
c) Parking shall not be allowed between buildings and the street within
community centers and corridors. Corners of such community centers and
corridors shall be treated with plazas, wider sidewalks landscaping,
artwork, and street furniture such as seating, benches, bike racks, etc.
d) Both pedestrian and vehicular access to the site shall be clearly
visible and safe.
e Buildings should be oriented to face public streets open space, or
plazas.
fl Blank facades should not face public streets. In case when such
facades are unavoidable, blank facades shall be treated according to the
standards in Section 25.97.065(3) Building Design.
g) Buildings are encouraged to be oriented to reduce exposure to
strongest summer sunlight and Oare from reflecting, surfaces.
h) Service areas shall be located away from public streets.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 24
3) Building Design_
a) Building designs should appropriately address building scale, mass,
and form, and the use of materials, architectural elements, and details to
ensure a compatible and aesthetic built environment.
b) Entrance to the building; must be prominent with entry doors,
porches, protruded or recessed entrances and shall be easily accessible from
the adjacent public street and parking lots.
c) Primary pedestrian entrances must face public streets, open spaces,
or plazas, whichever is available.
d) The street facing facade shall be designed to break down the bulk
and mass into pedestrian scale by the at least two of the modulation
and articulation techniques as follows:
i) Change in the roof or wall plane. For wall plane (facade
modulation use recesses and/or projections.
ii) Projected or recessed elements, canopies, cornices, etc.
iii) Upper -level step back when feasible.
e Blank fnades shall be treated with trellises modulation of the
facade, display windows, artwork, lighting, etc.
D For commercial buildings, facade facing public streets or public
open spaces, or plaza shall have at least 25% of the facade area composed
of clear vision glass unless a specific alternative design provides a better
facade treatment and is ap-proved by the Director of Community and
Economic Development.
g,) For ground floor retail, at least 40% of the ground floor facade shall
be oriented towards, or face public streets or public open spaces or plazas,
unless a specific treatment and is approved by the Director of Community
and Economic Development.
h Service areas such as utilities dum sters loading docks etc. shall
be located in the less visible side of the site to avoid negative visual impacts
on the street environment. They shall not face a maior public street. In cases
where there are no other options, backside facing public streets must be
screened from public view with landscaping and/or fencing consistent with
the overall building design.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 25
i Roof -mounted mechanical equipment must be located and screened
so the equipment is not visible from the ground level of adjacent streets or
properties. Color of roof -mounted equipment should be matched with the
exposed color of the roof to minimize visual impacts whenever possible.
25.97.070 Open Space.
Open space land use provides various functions, such as active and passive
recreation, public realm, pedestrian interaction, contrasts to the built environment,
environmental protection, etc.
1) Intent and applicability.
a) Provide various recreational opportunities in parks and recreational
areas.
b) Protect public and/or private natural areas.
c) Offer scenic qualities in a built environment.
d) Protect sensitive or fragile environmental areas and functions of the
environment.
e) Preserve the capacity and water quality of the stormwater drainage
system.
f) Provide pedestrian and bicycle transportation connections.
Open sace requirements are applicable to all developments within the
Broadmoor Master Plan area. Open spaces are intended to be included within
other land uses even if the land use designation is not Open Space. This
includes plazas, trails, courtyards etc. 2)
Standards. a
Standards for various types of open saces shall be in compliance with zoning,
streetscape, critical areas, and shoreline regulations and parks and recreation
standards as applicable. However, certain open spaces identified in
this section may retain the underlying zoning and land use designation of
the primary use, such as private plazas, courtyards etc. b Open
spaces shall be connected with bike and trail facilities. Some open saces
such as plazas can be extensions of the street environment as well as connected
with the trail system. Ordinance — Broadmoor Master
Plan & Creating PMC 25.97- 26
c Developments shall provide oven sace in the form of parks, plazas, courtyards,
bike and trail connections and natural and landscaped open space.
Lands for public parks and open space shall be required in accordance
with the City's Parks, Recreation and Open Space Plan's LOS requirements.
d)
Additional design considerations for Open mace: Natural
Open Spaces
Parks Plazas Trails/
Greenwav s
Open
space An open space intended
for preservation
in its natural
condition; this Parks
are a combination
of active
and passive An
open space available
for civic Trails
are for pedestrian
and bicycle
users; they types
purposes
and commercial
activities.
Building
frontages recreational
uses, mayplaced within
developments
and also
includes environmentally
critical
areas; unstructured
and limited
number of structures
can be allowed.
such
as sports active),
fishing passive)
as indicated
in the City'
s PROS Plan. should
define these
spaces. Plazas
are primarily
hardsco
combined
with landsca
in >. natural
areas. This includes
trails indicated
in the PROS
Plan, as well
as private trails.
Parks
can be public and/
or private. Frontage/
Access
Access
can be restricted
to protect At
least two street At least one street Connectivity points
with street frontagesarerequired.
frontage
is required.
thesensitivenatureofsidewalks, and public
access points
required. the
environment; public
streets and pedestrian
trails shall provide
access according
to existing codes.
Size
Varies. According to the Width: 10 feet minimum.
Length:
20 feet minimum.
Width:
5 feet minimum.
PROSPlanstandards.
Facilities
to Signag_e, trails, benches,
drinking fountains,
restrooms. Si
nage, trails, benches,
sports facilities,
drinking Seating
arrangements,
water
features, drinking
fountains,
bike racks.
Signage,
benches, consider
drinking fountains.
fountains,
restrooms;
additional
facilities according
to the PROS
Plan. 3)
Residential Open Space Standards. a)
Open spaces within residential development should provide private open
space or courtyard for residents. Open spaces should be consolidated Ordinance —
Broadmoor Master Plan & Creating PMC 25.97- 27
whenever possible, in accordance with the Cit 's open space and
landscaping standards (PMC 25.175.080).
b) Residential open space shall be no less than 25 feet wide, and not
less than 800 square feet in area. Developments of more than 10 units shall
add 50 square feet for each additional unit.
25.97.080 Community Center and Corridor Standards.
Community center and corridor standards shall apply to the center and street
corridor locations in addition to all other standards in the underlying land use and
zoning districts. Community center standards shall apply to abuttiniz properties at
the intersections and within 200 feet of the intersections indicated below. Street
corridor standards shall apply mostly to mixed -use and abutting street corridors
indicated below:
Gateway center at Broadmoor Boulevard and Sandifur Parkway intersection
Mixed -use center at Road 100 and Sandifur Parkway intersection
Waterfront neighborhood center at the future north -south roadway
Sandifur Parkway intersection
1) Gateway Center Design Standards.
Within the Broadmoor area, lots at the intersection of Broadmoor Boulevard and
Sandifur Parkway shall be treated with the following:
a) Landscaping.
b) Gateway signage at the intersection.
c) Buildings located close to the intersection.
2) Mixed -Use Center Design Standards.
This will provide a central location for various pedestrian -oriented uses and
activities such as restaurants, shopping, transit access, housing, etc.
a) Buildings shall be located close to the intersection.
b Buildings shall face the corner and be accessed by pedestrians from
the sidewalk.
c) Building designs shall appropriately address building scale, mass,
and form, and the use of materials, architectural elements, and details to
ensure a compatible and aesthetic contribution to the built environment.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 28
d) Parking lots shall not be allowed at the corner. Locate parkin
toward the interior of the site and integrate parkinaareas to establish an attractive
built environment that provides accessibility to public spaces and buildings.
e)
Sidewalks shall be minimum 10 feet wide. Public
sliaces, plazas,and/or outdoor seating are required at each intersection.
g)
Ground floor retail should have transparent facade to provide visibility.
h)
Landscaping with shade trees shall be provided. i)
All other Mixed Residential and Commercial land use standards shall
apply. 3)
Waterfront Neighborhood Design Standards. This
will provide a central location for various pedestrian -oriented uses and activities
as well as access to the trails and shoreline -based recreation. a)
All standards for Mixed -use Center and Mixed Residential and Commercial
land use shall apply. b
Developments should connect to the trails stem to provide access to
the shoreline according to the City's Linkage Plan and shoreline access as
indicated in the Shoreline Master Program. c)
Developments should consider and provide visual access to the shoreline
when possible. d)
Developments should maintain environmental protection. 4
Street Corridor Desi n Standards. Street
corridors will promote walkability and create an outdoor environment for variouspedestrian-
oriented uses and activities such as restaurants shopping, transit access,
housing. etc. a)
All standards in Section PMC 25.97.06000) and 25.97.065(2) shall apply.
b)
Parking standards for corridors in PMC 25.97.090 shall apply. Ordinance —
Broadmoor Master Plan & Creating PMC 25.97- 29
c) Street Environment and Public Realm standards in Section
25.97.085 shall apply.
25.97.085 Public Street Environment and Public Realm.
The intent of street standards is to create an outdoor environment reflecting the
character of each land use. Streets within Mixed Residential and Commercial land
use shall be pedestrian oriented to allow active outdoor pedestrian ambience. For
mixed -use areas street sidewalks should provide public realm with walking,
shopping, seating, and various interactions. Streets should provide connectivity,
accessibility, window shopping:, and various recreational opportunities. For
residential streets, access and circulation for both pedestrian and vehicular traffic
shall be incorporated into desi sn.
1) Street Environment Standards.
a) Sidewalks in the Mixed Residential and Commercial and
commercial land use shall be wide in accordance with the Broadmoor
Master Plan. Businesses fronting, such sidewalks shall be allowed to provide
outdoor seating and activities when such activities maintain a clear width
according to ADA standards.
b) Streetscape shall comply with Landscaping Standards of 25.97.095.
c) Mixed -use streets shall include street furnishing such as outdoor
seating, benches. bike racks, artworks, planter boxes etc. Front side of
mixed -use buildings shall include plazas, outdoor seating areas, and/or
landscaping.
d) Building design, facades treatment and architectural details shall
create visual interest at the street level.
e) Developments standards under Sections 25.97.06000) and
25.97.065 2 shall apply for an effective street environment.
t The Pasco Transportation System Master Plan TSMPprovides
lists of specific street types and design standards based on traffic demand,
and the character of the land use they will serve. Street and sidewalk
standards shall maintain the standards illustrated in the Broadmoor Master
Plan.
2) Courtyards and Plazas.
a) Private and semi -private outdoor spaces shall be incorporated in
mixed -use developments. Private outdoor courtyard areas are for residents
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 30
only. Semi -private plaza areas for visitors shall also be provided in areas
adjacent to the retail/commercial uses.
b) Plazas can be located at major street intersections and connected
with sidewalks and pedestrian trails.
c Buildin ys shall be oriented towards plaza areas to create an active
street environment.
3) Mid -block Connections.
a Mid -block connections shall be allowed through the site and through
the buildings to enhance pedestrian connections through the neighborhoods.
b) They shall be used when block length exceeds the required
standards.
c Access to mid -block pathways should be clearly visible and should
be designed to invite pedestrians. They shall be connected with sidewalks.
d) Mid -block connections shall be well -lit for safety_
e) They should connect with sidewalks and other street level uses such
as outdoor seating and dining, art -work water features etc.
4) Alleys.
O Alleys are to be used for service access, such as garages for
residential uses and loading services for commercial uses.
b) Alleys are encouraged in all land uses.
S Service and Internal Connections.
a Standards for private streets and lanes:
i Private street improvements for streets providing access to
uses that 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 32 feet back-to-back of curb.
Street lighting will be provided per the type chosen at the
developer's discretion unless otherwise specified by the City.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 31
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 that is separated from vehicle
traffic movements. Street lighting will be provided per the type
chosen at the developer's discretion unless otherwise specified bX
the City.
iii Private streets must not interfere with vehiclepublic
transportation, or non -motorized access to public areas, and may not
preclude the connection of the transportation system.
iv) Stormwater facilities must be designed to treat and retain all
stormwater on site without any runoff entering City right-of-way.
v) Every private street shall be named, and names shall be
clearly posted in accordance with the Manual of Uniform Traffic
Control Devices (MUTCD) standards.
b) Alleys shall have a minimum width of 20 feet.
6) Multi -use Trails.
a) Trails in the Broadmoor areas can be multi -use/ shared use in
conjunction with existinp, sidewalks, or standalone pathways. These will
provide walking and biking opportunities. Depending on their location the
can serve both recreational and transportation needs.
25.97.090 Parkin.
1 Standards for Residential Developments.
a Locate parking toward the interior of the site or backside of the
buildings; integrate parking areas to establish an attractive built
environment that provides accessibility to public spaces and buildings.
b) Two on -site parking s talls per dwelling unit is required in general
except for when they are specifically mentioned in PMC 25.97.090(4).
c For multi -unit apartments containing studio units, a reduction in
parking for studio units can be considered at one parking per each studio
apartment.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 32
d) An average of 25% reduction in minimum parking is allowed for all
dwelling units in a multiplex within '/ mile of transit.
e) For multiplexes/ apartments, primary_ parking, open or covered, and
garages must be located at the rear or side of the lot or must be located in
areas that are less visible or less prominent from the street. On the primary
street frontage, no more than 10% of the total parking stalls or 35% of the
street frontage, whichever is less in length can be used for parking.
f) For multiplexes/ apartments, parking located near the street must be
screened with a minimum of 15 ft landscaping buffer between the sidewalk
and parking. Landscaping buffer shall include trees and shrubs. See
Residential Site Landscaping for additional details.
p) For multiplexes/ apartments, parking must be visible and adequately
lit from open areas, pedestrian walkways, and dwelling units in order to
ensure safety.
h) Large parking lots in apartment or multi -unit developments with
more than 660 liner feet of parking shall be broken into a few smaller
parking lots.
2) Standards for Mixed -Use and Non -Residential Developments.
a) Parking in the Mixed Residential and Commercial land use shall be
according to the requirements in PMC 25.97.090(4).
b) Residential and commercial parking shall be physically separated or
clearly designated.
c Vehicular access and driveways shall be located to minimize im act
on pedestrian/bike routes and optimize regional traffic flow.
d) Parking lots shall not occupy the corner directly facing a street
intersection.
i) On local, neighborhood collector and collector streets in
Mixed Residential and Commercial land use, and within community
centers and corridors, parking shall not be located between the street
and the primary building The City may allow an individual building
or development to have surface parking on no more than 50% of the
street frontage in Commercial land use, and no more than 30% on
the centers and corridor streets according to the Street Connectivity
Standards. Parkin- garages can be included in the count as buildings
when they do not consist of more than 25% of the site or street
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 33
frontage. These standards shall also be applicable for arterial and
collector street frontages when they are the main street frontages.
A) In cases when parking; abuts the street, at least 15 feet
buffer between the street and the parking lot shall be used.
Such buffer shall include sidewalksplazas, landscaping etc.
Corners of the parkin; lots facing a public intersection shall
also be treated with a minimum of 75' square -feet of public
amenities, green space, landscaping, benches, etc.
B) Sinmle buildings containing single use or business
that exceed 100,000 square feet (first floor only). and/or
when the site faces three of more public street frontages may
apply for an exemption to standards in PMC 25.97.090(2
Commercial land use. In such cases following standards
app ly: ply: -
l . Street frontage may be counted as an
aggegate of all public street frontages instead of
each public street for surface parking, and 50% of the
aggregated public street frontages can front surface
parking.
2. The site shall include additional landsca in
and public space treatment along the frontages, with
a minimum of a 20' buffer and 200 square feet of
public/pedestrian amenities at intersection corners.
Additionally, the landscaping buffer shall include
street trees at eveLy 100 ft.
3. Parking lot shall include clearly designated
and enhanced walkways at every 120 ft, such
walkways shall be treated with separate pavement
material, landscaping and/or pedestrian striping.
4. Safe pedestrian walkways shall be provided
from the parking lot to the building, and public
sidewalks.
5. Parking lot standards of PMC 25.97.095 shall
apply.
60 Portions of site frontages that are devoted to off-street
parking or access shall include design features such as landsca in
screening to maintain visual continuity of the street and sidewalk to
the fullest extent possible.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 34
iii Parking lots shall include bicycle racks near the sidewalk or close
to the building.
iv) 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.
v) Parking lots among abutting; parcels/businesses shall be
connected.
vi Parking lot standards of PMC 25.97.095 shall apply.
vii) Parking lots shall have pedestrian connectivity e.g., walkway
mid -block connections etc. at every 250 ft.
viii) Coordinate with public transportation provider for
conformance with planned transit systems to the transportation
network and plan for the integration of appropriate transit facilities
and infrastructure.
ix) Parking, lots near transit centers shall include shared parkin
between businesses and transit riders. In such cases, stagrgering, time
of the share parking lots shall be considered.
3) Parking Reductions.
a) The number of parking stalls required can be lowered by 15% for parkin
areas greater than 16,000 square feet.
b If adioininp, developments can be developed and designed
efficiently and economically as one facility, the total combined required
parking stalls maybe reduced by 10%.
c) The required number of parking stalls can also be reduced by 20%
if the developer includes access to bus stop on a transit route, or shared
parking; spaces with adjacent developments.
d For structured parking, up to 20% reduction in required parking
shall be allowed.
e) Parkin_ lots larger than the minimum required in the code should
have a 10% increase in the total landscaping area, number of trees, shading,
and pedestrian walkways in addition to other design standard requirements.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 35
4) Parking Requirements.
Use Cate or v Minimum Maximum
RESIDENTIAL USES
Single-family detached 1 2
AccessoEy dwelling units 0.5 1
Single-family attached
Townhomes/ row houses 1 2
Duplex, triplex, fou lex 1 er du 2 per du
Apartments/ Multifamily
dwellin ,s/ Condominiums
0.75 per du 1.5 per du
Manufactured homes/ factory- According to the type of
developments, single-family orassembledhomes
multi lex
Nursing homes and assisted 0.25 per be 0.5 ner bed
livin facilities
Adult family home (6 or fewer) Same as single-family
rg uirements
Family home day care facility Same as single-family
requirements
COMMERCIAL, OFFICE, EDUCATIONAL, AND GOVERNMENT USES
per 1.000 square feet of Rross floor area unless otherwise specified)
Churches places of worship 1 per 100 square feet main
assembl area
1 per 60 square feet of main
clubs, fraternal societies assembl area
Commercial lodgin = ( 0.5 per room 1 per room
motel, bed and breakfast, short-
term vacation rentals)
EDUCATIONAL USES
Elementary schools 1 per classroom and 1 per
em to ee
1.5 per classroom
Middle schools 1-per classroom 2 er classroom
High school 7 per classroom 10.5 per classroom
Universities, colleges, business, 0.3 per full-time student and 0.8 0_5 per FTE student and 0.8 per
professional, technical and trade per employee employee
schools
Gyms or fitness centers 3 5
Museums and art alleries 2.5 4
Offices: administrative,
professional, government
2 4
Medical and dental offices Same as retail and services
Libraries Same as offices
Community event centers Based on site planning standards
Portable food vendors/food None required None required
trucks
Restaurants/bars/ breweries. 0.5 per 3 seats 1.0 per 3 seats
wineries, and distilleries
Retail sales and services 3 5
Car dealership (showroom sale Same as retail and services
only)
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 36
Use Catep-ory Minimum Maximum
Car wash re air Same as retail and services
Filling stations (6,yasoline and/or Same as retail and services
electric
Veterinarian clinics for
household pets (no boarding or
Same as retail and services
outdoor treatment facilities)
RECREATIONAL AND ENTERTAINMENT USES
per 1,000 square feet of gross floor area unless otherwise specified
Public and private parks and To be determined during land
trails use approval process
Event entertainment indoor or 1 per 8 seats 1 per 5 seats
outdoor
Theaters 1 er 4 seats 1 per 2.7 seats
Institutional Uses
Hospitals 1 er bed 1.5 per bed
Police and fire stations 2 4
25.97.093 Sip-nap-e and litahtinp,
1) Developments shall consolidate business signage, one on each public street.
This does not include wall -mounted signage in front of the businesses. Pole signs
are discouraged. If used pole signs shall be aesthetically pleasing with creative
design, use of masonry, or similar material and integrating landscaping.
2 Protects shall includepedestrian-scale wayfinding, signs to be placed in
clearly visible areas. Such signage can be placed on sidewalks omen spaces, and/or
plazas when it does not block the sidewalk and vehicular visibility
3) All light related to sigma e shall be in compliance with the PMC 12.31
Outdoor Lighting.
4) Signage in the community centers should be designed to reflect the centers'
characteristics and uses.
5) Material used for signage shall be durable in nature and consistent with the
design of theproject. 6)
The following signs shall be prohibited: a)
Signs with flashin g strobing light. b)
Billboard signs. c
Signs, which by colorin shape, wording, or location resemble or conflict
with traffic control signs or devices. Ordinance —
Broadmoor Master Plan & Creating PMC 25.97- 37
d) Signs that create a safety hazard.
e) Parking lot and private street lighting shall meet industry and City
illumination standards.
25.97.095 Landscaping
1) General Standards.
a) Developments shall conform with the landscaping standards of
PMC 25.180, especially PMC 25.180.060 for streets in the Broadmoor area,
and PMC 25.180.070, Parking Lot Landscaping.
b) Landscaping should maintain the selection of plants listed from the
Washington Native Plant List for Franklin County (wnps.org). Xeriscape
methods for drought -tolerant landscaping should be used. Plant material
shall be a mixture of drought -tolerant deciduous and evergreen trees.
Drought -tolerant plant materials may contribute uo to 50% of the required
landscaping ground cover and street trees.
c) Preservation of mature trees should be considered during any
development.
d) Replacement of existing trees shall be 1:1.5 ratio.
2) Street Frontage.
a) Street trees shall be planted along public streets as shown in Section
25.97.085, Street Environment and Public Realm.
b) Developments must include street trees aligned in clusters of varied
spacing or equal spacing; depending on the street and neighborhood
character.
c) Where street trees are planted with equal spacing,pacing shall be
30 feet maximum from each center.
d) Street tree minimum size at installation should be 1.5-inch caliper.
e) Street tree locations must be coordinated with the street lighting and
utility plans to minimize interference.
t All landscaping elementsplant materials and street trees shall be
planted or installed by the developer and maintained by the property owners
or business owners. A maintenance agreement amopZ ad oining_property_
owners shall be required; the agreement shall run with the land.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 38
3 Landscaping for Parkin ,, Lots and Buffers.
a) The parking lots must be landscaped with large canopytype trees as
listed in the recommended tree listing or as approved by the _City, that
provide shade without obstructing visual access to businesses. Trees should
be allowed to mature and be maintained a minimum height of 30 feet. At
least 40% of the entire parking lot must be shaded by these trees within 12
years of planting.
b) Large parking lots shall be broken into smaller ones with
landscaping and pedestrian connections. A landscaped area shall be within
75 feet of any parking stall.
c) Safe pedestrian walkways shall be provided from the parking lot to
the building and public sidewalks.
d) Parking lots between the building and an arterial street shall have a
minimum buffer of 15 feet between the parking lot and the property line.
Single buildings in Commercial land use exceeding 100,000 square feet
first floor only) that apply for an exemption according to PMC
25.97.090(2) shall include additional landscaping and buffer according to
PMC 25.97.090(2)(d).
e) Parking lots ad(acent to local access streets and alleys shall have a
minimum buffer of 5 feet between the parking lot and the property line.
fl All developments shall provide interior parking landscape areas at
the following rates:
i) If parking lots have 10 to 30 parking stalls, then 20 square
feet of interior parking landscape per parkin; stall shall be provided.
ii If parking lots have 31 to 50 parking -stalls, then 25 square
feet of interior parking landscape per parking stall shall be provided..
iii) If parking lots have 51 or more parking stalls, then 30 square
feet of interior parking landscape per parking stall shall be provided.
Interior parking lot landscape areas distributed as lantin , islands or
strips shall have an area of at least 100 square feet and a narrow dimension
of no less than 5 feet in any direction.
h) Priority for location of interior parking lot landscaping shall be:
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 39
i) First, at the interior ends of each parking bay in a multiple
lane parking area. This area shall be at least 5 feet wide and shall
extend the length of the adjacent parking stall. This area shall
contain at least one tree.
GO Second with the remaining required square footage of
landscape area being equally distributed throughout the interior of
the parking lot either as islands between stalls or landscaye strips
between the two rows of a parking bay or along the perimeter of the
Rarkina lot. Interior landscape islands shall be at least 5 feet wide
and shall extend the length of the adjacent parking stalls. Landscape
strips must be a minimum 5 feet wide.
25.97.100 Environmental Protection.
Any developments in the environmentally sensitive areas shall be avoided unless
they are mitigated according to local state and federal regulations..
1) Developments shall comply with the City's Critical Areas Ordinance and
Shoreline Master Program ,gulations as applicable. Mitigation of existing PH S
areas has been coordinated with WDFW. This mitigation in the Broadmoor
Area EIS shall be followed for environmental protection.
2) Install and use stormwater best management practices (BMPs) to include
control structures (i.e., silt fencin j, etc.) per Stormwater Management Manual for
Eastern Washington, to prevent the likelihood of construction and stormwater
runoff degrading surface waters and adjacent wetlands/riparian habitats. Control
structures shall be properly maintained and inspected on a regular basis to ensure
the integrity of BMPs.
3) Monitor the adverse impact and the compensation projects and take
appropriate corrective measures on aperiodic basis as required.
25.97.110 Permit Review.
Development permit process shall undergo a site plan permit and review process
for all non-residential developments in Commercial and Open Space land uses and
residential developments of multi -unit developments in Medium Density_
Residential land uses.
Residential development such as subdivision applications within Medium Density
Residential land use shall comply with Pasco's subdivision regulations (PMC Title
21) and related application processes.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 40
Developments in the Mixed Residential and Commercial land use shall follow
requirements in Section 25.97.110
1) Site Plan Review Process.
The following, information must be submitted as deemed applicable by the
Community and Economic Development Department:
a) Site description.
i Physical characteristics of the site such as sloe vegetation
etc.
GO Infrastructure facilities and capacity, including water, sewer,
roads.
b Existing, Site Conditions Map. The existing site conditions map must
include the following information on site and within 150 feet of the
proposed master plan boundary (as applicable):
i) The applicant's entire property and the surrounding
property. The Noperty boundaries dimensions and gross area must
be identified. Existing aerial photos may be used,
ii) Ownership of master plan area and ownership of all property_
within 150 feet of the proposed master plan,•
iii Too a hic contour lines shown at one -foot intervals for
slopes of 10 percent or less. For slopes greater than 10 percent,
contour lines must be shown at two -foot intervals. Slopes greater
than 25 percent must be identified;
iv) The location, names, and widths of existing public and
private streets alleys, drives sidewalks bike lanes multi -use trails
transit routes and facilities rights -of -way, and easements. Existin T
aerial photos may be used;
v) The location of existing irrigation canals and ditches,
pipelines, drainage ways, waterways, railroads, and any natural
features such as rock outcroppings, wooded areas, and natural
hazards. Existing aerial photos may be used;
vi The location of existing sanitary and storm sewer lines
water mains septic facilities culverts and other underground and
overhead utilities;
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 41
vii) Potential natural hazard areas, including any areas identified
as subject to a 100-year flood, areas subject to high water table, and
areas mapped by the City, County, or State as having a potential for
geologic hazards;
iviii) Resource areas, including wetlands on the City's Local
Wetlands Inventory, streams, surface mines, and wildlife habitat
identified by the City or any natural resource regulatory agencies as
requiring protection,
ix) Locally or federally desioated historic and cultural_
resources on the site and the adjacent parcels,
x Date north arrow, scale names and addresses of all persons
listed as owners on the most recently recorded deed, and
xi) Name, address, email address, and telephone number of
project designer, engineer, surveyor, and/or planner, if applicable.
c) Proposed Site Plan
G) Description of the following
A) Development boundary subject to Broadmoor area
master plan.
B Project description, types of used proposed,
approximate location, and approximate timing of each
proposed phase of development. The phasing plan may be
tied to necessary infrastructure improvements. May also
reference submitted maps or diagrams.
C How the proposed water, sewer, and streets stem
will serve the size and type of development and uses_planned
for this area.
D) How the location and sizing of water and sewer
facilities on site will be consistent with existing and planned
facilities.
E How water flow volumes will be provided to meet
fire flow and domestic demands.
F) The function and location of any private utility
system.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 42
G Description of adjacent land uses within 1/ mile
distance.
GO Scaled maps, diagrams, and illustrations, that include the
following information:
A) Development boundary.
B) Phasing plan with land uses.
iii) Site plan drawing shall include the following_
A) Property boundaries and dimensions.
B) Adjacent property(s) land use and zoning_
C Names and location of all existing streets abutting the
site.
D) Building envelopes and square footage.
E) Distance from property lines and existing structures
to building envelope area.
F) Vehicle, biking, and walking circulation system,
including cross -sections, and where these facilities will
connect with the existing and planned system.
G Transit routes and facilities within 1/ mile.
H) Parking, loading, and service areas including loading
and service areas for waste disposal.
I) Parking lot area(s) with proposed parking stall count
including the number of proposed accessible spaces. Must
include proposed landscape island locations.
J) Location and size of existing and/or proposed public
sidewalks, curbs and gutters adjacent to or on the property.
K Pedestrian connections.
L) North arrow and scale.
M) Location, type and size of any easements.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 43
N) Location and dimensions of proposed and/or existing
driveway approaches, mid -block connections, and/or any
internal circulation.
0) Other information necessary to show how the site
plan meets the Broadmoor Master Plan.
iv Landscape plan including arkin lot landscape,
groundcover (soft or hard surface), tree and plant species, size at
maturity.
v) Architectural concept plan (e.g., information sufficient to
describe architectural styles, building heights, and 7eneral materials.
vi) Sign and lightingconcept plan (e.g., locations, -general size,
style, and materials of signs).
vii) SEPA checklist.
2) Mixed -Use Proiect Review Process.
a) Single Mixed -Use Project (vertical or horizontal).
ii) A mixed -use project that is either vertical or horizontal and
contained within a single building and single site shall be reviewed
through the site plan review process indicated in Section
25.97.1100).
3) Multiple Building; and Multiple Site Mixed -Use Development Projects.
a If the project is horizontally integrated on more than one site and/or
in more than one building, a mixed -use master site plan is required
according to Section 25.97.110(4) in addition to all the site pan
requirements in Section 25.97.1100),
4 Mixed -Use Master Site Plan Requirements.
a Development of a multiple building mixed -use site or phased
development of a mixed -use site shall require submittal and approval of a
mixed -use master site plan, unless it is already subject to a previous mixed -
use master site plan approval. Mixed -use master plans shall include the
following:
G) All submittals according to the site plan review
requirements.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 44
GO Mapping and written description of the mix of uses, such as
residential and commercial or non-residential portions.
i,ii) If applicable, description of proposed future phasing,
iv Written description of the proposal's consistent with
transportation and other service requirements.
v) A parking plan with written descriptions and graphics
describiniz how residential and non-residential uses can provide
sufficient and coordinated parkingto avoid impacts on adjacent
areas.
b) The overall mix of land uses within a Mixed -Commercial/
Residential land use area shall be reviewed to allow a minimum of 20%
residential and 20% of non-residential use. Proximity to another use can be
accounted for in the mix of uses according to applicable sections of
25.97.060(1).
c) The Director of Community and Economic Development may allow
flexibility in the site use or allocation of use if the project meets the intent
of the Broadmoor Master Plan.
25.97.120 Plan Monitoring.
A periodic monitoring system shall be established by the City to ensure the
developments implement the vision of the Broadmoor Master Plan. The Cites
evaluate if the proiected goals for the Broadmoor area are being, met. The City may
assess any implementation challenges and develop strategies such as plan
amendment, budget modifications, updated review processes etc.
Section 3. Severability. If any section, subsection, sentence, clause, phrase, or word
of this Ordinance is held to be invalid or unconstitutional by a court of competent jurisdiction,
such invalidity or unconstitutionality thereof shall not affect the validity or constitutionality of any
other section, subsection, sentence, clause, phrase, or word of this Ordinance.
Section 4. Corrections. Upon approval by the city attorney, the city clerk or the code
reviser are authorized to make necessary corrections to this Ordinance, including scrivener's errors
or clerical mistakes; reference to other local, state, or federal laws, rules, or regulations; or
numbering or referencing of Ordinances or their sections and subsections.
Section 5. Effective Date. This Ordinance shall take full force and effect five (5) days
after approval, passage and publication as required by law.
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 45
PASSED by the City Council of the City of Pasco, Washington, on this 17th day of April,
2023.
Blanche Barajas
Mayor
ATTEST:
Debra Barham, CMC
City Clerk
Published:
APPROVED AS TO FORM:
Kerr F A mevys
aw, PLLC
City
Ordinance — Broadmoor Master Plan & Creating PMC 25.97- 46
April 21, 2023
Broadmoor
Master Plan and
Development
Regulations
City of Pasco
March, 2023
Prepared by Oneza & Associates
In partnership with White Bluffs Consulting
EXHIBIT A
Broadmoor Master Plan and Development Regulations Page i
Acknowledgements
City Council
Blanche Barajas, Mayor
Craig Maloney, Mayor Pro Tem
Joseph Campos
Pete Serrano
Daved Milne
Zahra Roach (At-Large)
Irving Brown
Planning Commission
Jerry Cochran, Chair
Paul Mendez, Vice Chair
Kim Lehrman
Abel Campos
Rachel Teel
Jay Hendler
Rosa Torres
Dana Crutchfield
City Staff
Adam Lincoln, Interim City Manager
Rick White, Community and Economic Development Director
Jacob Gonzalez, Planning Manager
Jessica Brackin, Long-range Planning Coordinator
Jon Padvorac, City Engineer
Steve Worley, Public Works Director
Maria Serra, Public Works Deputy Director of Engineering
Broadmoor Master Plan and Development Regulations Page ii
Table of Contents
1 Background and Existing Conditions ........................................................................................ 6
1.1 Introduction .................................................................................................................... 7
1.1.1 Purpose of the Plan ................................................................................................... 7
1.1.2 Location and Context ................................................................................................ 7
1.2 Existing Conditions .......................................................................................................... 8
1.2.1 Existing Land Uses .................................................................................................... 8
1.2.2 Comprehensive Plan Land Use and Zoning ................................................................. 9
1.2.3 Zoning .................................................................................................................... 11
1.2.4 Topography and Storm Drainage ............................................................................. 11
1.2.5 Ownership .............................................................................................................. 12
1.2.6 Access and Circulation ............................................................................................ 13
1.2.7 Infrastructure ......................................................................................................... 13
1.2.8 Parks and Open Space ............................................................................................. 15
1.2.9 Wildlife and Habitats .............................................................................................. 15
1.3 Assets and Constraints ................................................................................................... 17
1.3.1 Assets and Opportunities ......................................................................................... 17
1.3.2 Constraints .............................................................................................................. 17
2 Broadmoor Vision and Plan ................................................................................................... 19
2.1 Planning Vision .............................................................................................................. 20
2.1.1 Planning principles .................................................................................................. 20
2.2 Plan Elements ............................................................................................................... 21
2.2.1 Land Use ................................................................................................................ 21
2.2.2 Community Centers and Corridors .......................................................................... 25
2.2.3 Access and Circulation ............................................................................................ 26
2.2.4 Infrastructure ......................................................................................................... 29
2.2.5 Wildlife and Habitats, Parks and Open Space ........................................................... 31
2.2.6 Storm Drainage ....................................................................................................... 35
3 Development Standards ........................................................................................................ 36
3.1 Purpose and Applicability ...............................................................................................37
3.2 Urban Blocks ..................................................................................................................37
3.2.1 Intent ......................................................................................................................37
3.2.2 Block Standards ...................................................................................................... 38
3.2.3 Circulation and Connectivity ................................................................................... 40
3.2.4 Signage and Lighting ............................................................................................... 44
3.3 Building Types and Standards ........................................................................................ 45
3.3.1 Intent ..................................................................................................................... 45
3.3.2 Residential Building Types ....................................................................................... 45
Broadmoor Master Plan and Development Regulations Page iii
3.3.3 Mixed, Commercial, and Civic Building Types ........................................................... 48
3.4 Development Standards by Land Use ............................................................................. 52
3.4.1 Permitted Land Uses ............................................................................................... 52
3.4.2 Medium Density Residential ................................................................................... 57
3.4.3 Mixed Residential and Commercial ......................................................................... 63
3.4.4 Commercial ........................................................................................................... 70
3.4.5 Open Space .............................................................................................................73
3.4.6 Reclamation ........................................................................................................... 75
3.5 Standards Applicable to Community Centers and Corridors ............................................ 76
3.5.1 Intent ..................................................................................................................... 76
3.5.2 Gateway Center ....................................................................................................... 77
3.5.3 Mixed-use Center .................................................................................................... 77
3.5.4 Waterfront Neighborhood Center ........................................................................... 78
3.5.5 Street Corridors ...................................................................................................... 78
3.6 Street Environment and Public Realm ............................................................................ 79
3.6.1 Intent ..................................................................................................................... 79
3.6.2 Standards ............................................................................................................... 79
3.7 Parking Standards ......................................................................................................... 88
3.7.1 standards for Residential Developments ................................................................. 88
3.7.2 Standards for mixed-use and Non-residential Developments ................................... 88
3.7.3 Parking Reductions ................................................................................................. 91
3.8 Landscaping Standards .................................................................................................. 94
3.8.1 General standards .................................................................................................. 94
3.8.2 Street frontage ....................................................................................................... 94
3.8.3 Parking lot landscaping and buffers ......................................................................... 94
3.9 Environmental Protection .............................................................................................. 96
3.9.1 Standards ............................................................................................................... 96
4 Cost Estimate ........................................................................................................................ 97
4.1 Key Improvements ........................................................................................................ 97
5 Implementation .................................................................................................................. 100
5.1 Partnership .................................................................................................................. 101
5.2 Financing ..................................................................................................................... 101
5.2.1 Tax Increment Financing ........................................................................................ 101
5.3 Phased Development .................................................................................................. 102
5.4 Development Regulations ............................................................................................ 102
5.5 Permit Process ............................................................................................................ 102
5.5.1 Site Plan Review Process ....................................................................................... 102
5.5.2 Mixed use project review process ......................................................................... 105
Broadmoor Master Plan and Development Regulations Page iv
5.6 Monitoring of the Plan ................................................................................................ 106
6 Definitions ........................................................................................................................... 107
7 References ......................................................................................................................... 108
LIST OF FIGURES
Figure 1-1: Broadmoor Area and Vicinity ............................................................................................ 8
Figure 1-2: Current Land Uses ............................................................................................................. 8
Figure 1-3: Existing Comprehensive Plan Land Use ........................................................................... 10
Figure 1-4: Topography ..................................................................................................................... 12
Figure 1-5: Land Ownership .............................................................................................................. 12
Figure 1-6: Water Infrastructure ....................................................................................................... 14
Figure 1-7: Pasco Sewer Plan Addendum .......................................................................................... 14
Figure 1-8: Priority Habitats and Species ........................................................................................... 16
Figure 2-1: Proposed Land Use in Broadmoor ................................................................................... 22
Figure 2-2: Centers and Corridors in Broadmoor ............................................................................... 25
Figure 2-3: Proposed Major Road Network ....................................................................................... 27
Figure 2-4: Proposed Enhanced Bike Network .................................................................................. 28
Figure 2-5: Freight Transportation Route .......................................................................................... 29
Figure 2-6: Major Water Infrastructure ............................................................................................. 30
Figure 2-7: Major Sewer Infrastructure (proposed)........................................................................... 31
Figure 2-8: Parks and Trail (proposed) .............................................................................................. 33
Figure 2-9: Parks, Trails, and Open Space (proposed) ....................................................................... 34
Figure 2-10: Parks, Trails, and Open Space with Proposed Land Use ................................................ 35
Figure 3-1: Block and Circulation ....................................................................................................... 38
Figure 3-2: Residential Blocks ............................................................................................................ 39
Figure 3-3: Block Length Exception ................................................................................................... 39
Figure 3-4: Mid-block Pedestrian Connections .................................................................................. 40
Figure 3-5: Interconnected Street Layout in Grid (Orthogonal) and Curvilinear Pattern ................... 41
Figure 3-6: Circulation in Mixed-use Developments .......................................................................... 43
Figure 3-7: Pedestrian Scale Wayfinding Signage .............................................................................. 44
Figure 3-8: Single-family Detached Housing ...................................................................................... 46
Figure 3-9: Single-family Attached Housing ....................................................................................... 47
Figure 3-10: Multiple-family Housing Types ...................................................................................... 48
Figure 3-11: Various Mixed-use Buildings and Layouts ..................................................................... 49
Figure 3-12: Commercial Buildings .................................................................................................... 50
Figure 3-13: Civic Buildings ................................................................................................................ 51
Figure 3-14: Mixed Residential and Commercial Land Use Area ....................................................... 53
Figure 3-15: Driveway Options .......................................................................................................... 58
Figure 3-16: Setbacks and Driveway Standards by Building Types .................................................... 61
Figure 3-17: Horizotal and Vertical Mix of Uses ................................................................................ 63
Figure 3-18: Ground Floor Retail and Upper Level Step Back ............................................................ 65
Figure 3-19: Integrated Mixed-use Development .............................................................................. 67
Figure 3-20: Compatible Building Design ........................................................................................... 67
Figure 3-21: Buildings Close to the Street ......................................................................................... 68
Figure 3-22: Building Placement with Plazas and Courtyards ............................................................ 69
Broadmoor Master Plan and Development Regulations Page v
Figure 3-23: Treatment of Street Corner with Plazas and Outdoor SEAting ...................................... 69
Figure 3-24: façade Modulation ........................................................................................................ 71
Figure 3-25: Open Spaces within Residential Developments ............................................................. 75
Figure 3-26: Broadmoor Community Centers and Corridor Overlay ................................................. 76
Figure 3-27: Building Accessed from the Corner ............................................................................... 77
Figure 3-28: Active Street Environment with Outdoor Seating and Walking ..................................... 79
Figure 3-29: Non-residential Mid-block Connection .......................................................................... 80
Figure 3-30: Principal Arterial Street Standards ................................................................................ 82
Figure 3-31: Minor Arterial Street Standards .................................................................................... 83
Figure 3-32: Collector Street Standards ............................................................................................. 84
Figure 3-33: Neighborhood Collector Street Standards ..................................................................... 85
Figure 3-34: Local Street Standards ................................................................................................... 86
Figure 3-35: Multi-use Pathway ........................................................................................................ 87
Figure 3-36: Parking Behind the Building in Mixed-residential and Commercial Land Use ................ 89
Figure 3-37: Parking Lot Screened with Landscaping and Artwork .................................................... 90
LIST OF TABLES
Table 1-1: Comprehensive Plan Land Uses (Existing)......................................................................... 10
Table 1-2: Priority Species ................................................................................................................. 16
Table 2-1: Land Uses in the Broadmoor Area .................................................................................... 23
Table 2-2: Parks and Open Space Required in the Broadmoor Area .................................................. 32
Table 3-1: Land Use and Zoning ........................................................................................................ 37
Table 3-2: Block Dimensions and Street Connectivity Standards ....................................................... 39
Table 3-3: Facility Spacing Standards ................................................................................................ 41
Table 3-4: Access Management Standards ........................................................................................ 43
Table 3-5: Residential Uses ............................................................................................................... 53
Table 3-6: Commercial and Office Uses ............................................................................................. 54
Table 3-7: Civic Uses .......................................................................................................................... 54
Table 3-8: Other Uses ........................................................................................................................ 55
Table 3-9: Prohibited Uses ................................................................................................................ 55
Table 3-10: Lot Size in Zoning Districts .............................................................................................. 57
Table 3-11: Building Setbacks ............................................................................................................ 60
Table 3-12: Open Space Standards .................................................................................................... 74
Table 3-13: Parking Standards in Mixed Residential and Commercial Land Use ................................ 91
Table 4-1: Cost Estimate .................................................................................................................... 98
LIST OF APPENDICES
Appendix A: Environmental Impact Statement
Photo sources: City of Pasco, Oneza & Associates, Google Inc.
BACKGROUND AND EXISTING CONDITIONS
Broadmoor Master Plan and Development Regulations Page 6
1 BACKGROUND AND EXISTING
CONDITIONS
You will find in this Section:
▪ Introduction
▪ Existing conditions such as existing land use, zoning,
topography, ownership, access, parks and open space, wildlife
and habitats
▪ Assets and Constraints
BACKGROUND AND EXISTING CONDITIONS
Broadmoor Master Plan and Development Regulations Page 7
1.1 INTRODUCTION
1.1.1 PURPOSE OF THE PLAN
The City of Pasco has been experiencing rapid growth over the last two decades. The population of
the City has grown from 32,066 in 2000 to 59,781 in 2010. According to the Office of Financial
Management estimate, the 2022 population of Pasco is 80,180. This is a 34% increase from its
population in 2010. According to the Office of Financial Management estimates, the City’s
population is estimated to reach 121,828 in 2038. This will be a 52% increase from the City’s 2022
population. With its growth, the City needs to provide adequate housing, jobs, infrastructure, and
amenities for its future residents. The Broadmoor area is expected to hold a major share of the
City’s future growth in its approximately 1,240 acres of underutilized and vacant land. The purpose
of the Broadmoor Master Plan is to provide a framework for the coordinated and long-term
development in this area. It also provides guidelines for regulatory compliance for developments.
The Broadmoor area is intended to develop as a master-planned mixed-use pedestrian-friendly
community with a variety of jobs and housing
opportunities to meet the needs of the residents. The
Broadmoor Area Master Plan (the Plan) will integrate
the built and natural environments in a way that
protects the environment yet provides amenities the
community needs such as parks, shops, and schools.
The purpose of the plan is to:
• Create a community with a mix of complementary developments
• Adjust current land use of the Broadmoor area to accommodate higher density mixed-use,
commercial, non-residential, and residential developments to accommodate the City’s
future growth
• Provide adequate public facilities and infrastructure for the area to be developed
• Re-allocate open space locations based on recent changes in irrigation water management
and an area-wide mitigation strategy for shrub-steppe habitat
• Provide a reliable transportation system that allows for a variety of mobility options for
both motorized and non-motorized users
• Provide necessary preservation and mitigation for the natural environment and habitat areas
1.1.2 LOCATION AND CONTEXT
The area is located at the northwest side of Pasco, bounded by the Columbia River to the west,
Broadmoor Boulevard to the east, and Interstate 182 (I-182) to the south. It is located more or less
in the geographic center of the Tri-Cities region. Figure 1-1 shows the area and the vicinity.
… accommodate higher density
mixed-use, commercial, non-
residential, and residential
developments to accommodate
the City’s future growth.
BACKGROUND AND EXISTING CONDITIONS
Broadmoor Master Plan and Development Regulations Page 8
FIGURE 1-1: BROADMOOR AREA AND VICINITY
1.2 EXISTING CONDITIONS
This section describes existing conditions of the Broadmoor area in terms of land use, zoning,
ownership, topography, infrastructure, environmental conditions etc. Existing condition analysis in
this section is updated as of December 12, 2022.
1.2.1 EXISTING LAND USES
The Broadmoor area is mostly undeveloped. A small portion of this area is used for agricultural
activities by multiple owners. Approximately 250 acres are already in the process of various housing
developments (Affinity & Hydro Broadmoor Apartments, Solstice, Dunes, and Columbia Shores).
FIGURE 1-2: CURRENT LAND USES
BACKGROUND AND EXISTING CONDITIONS
Broadmoor Master Plan and Development Regulations Page 9
About 300 acres are devoted to mineral extraction (Central Pre-Mix). Approximately 58 acres of
land is owned by the U.S. Army Corps of Engineers in the Columbia River shoreline and is
designated Open Space. Approximately 800 acres are currently vacant, undeveloped, or used by
small family farms. The area north of Burns Road outside the Broadmoor area is being developed
with newer residential subdivisions. The City has been experiencing an ongoing development
interest from the development community on the vacant areas.
Recent changes in irrigation water management leave the previous tailwater pond unused. The
Central Pre-Mix operates under special permits that include approximately 300 acres of land for
sand/gravel extraction, rock crushing, concrete processing, concrete batch plant operations, hot
mix asphalt plant operations, and other related activities. The mining permit is expected to expire in
2025 without renewal.
The vacant lands abutting Broadmoor Boulevard to the west have been used by Outdoor
Recreational Vehicle (ORV) enthusiasts for four-wheeling and dirt biking for decades. The natural
environment in this portion of the Broadmoor area has been severely degraded by such activities.
The area abutting the Columbia River, west of Shoreline Road, is identified as natural resources area
owned by the U.S. Army Corps of Engineers. Figure 1-2 indicates current and ongoing land uses as
of the end of the year 2022.
1.2.2 COMPREHENSIVE PLAN LAND USE AND ZONING
The existing Comprehensive Plan land use for the Broadmoor area currently has a mix of medium to
medium-high-density residential land uses throughout the area, with commercial designations
along Harris Road and mixed-use and office designations along Broadmoor Boulevard, Sandifur
Parkway, and Burns Road. Mixed land use is also designated on the west side of the Broadmoor
area abutting the Shoreline Road. Open space areas are located along historical irrigation drainage
areas, even though this drainage has recently been re-routed to the Columbia River. Recent
developments and approved plans will result in significantly reduced densities and non-
conformance with the current medium density land uses.
Figure 1-3 indicates land use within the site and vicinity. Table 1-1 indicates land use acreages in the
area.
BACKGROUND AND EXISTING CONDITIONS
Broadmoor Master Plan and Development Regulations Page 10
FIGURE 1-3: EXISTING COMPREHENSIVE PLAN LAND USE
TABLE 1-1: COMPREHENSIVE PLAN LAND USES (EXISTING)
Comprehensive Plan Land Use Area (Acres) Percent
Medium Density Residential 549 44%
Medium - High Density Residential 201 16%
Office 67 5%
Commercial 50 4%
Mixed-Use Neighborhood 76 6%
Mixed-Use Regional 139 11%
Open Space 159 13%
Total 1,240 100%
*Land use does not include rights-of-way (based on parcel geometry).
Low Density Residential: Although the land use does not include low density residential, an
approved low density residential development (Solstice) will be developed in the Broadmoor area
at a density of 2 to 5 dwelling units per acre.
Medium Density Residential: This allows single-family homes, townhouses, apartments, and
condominiums at a density of 6 to 20 dwelling units per acre.
BACKGROUND AND EXISTING CONDITIONS
Broadmoor Master Plan and Development Regulations Page 11
Medium High Density Residential: This allows single-family patio homes, townhouses, apartments,
and condominiums at a density of 8 to 15 dwelling units per acre.
Office: This allows professional office and personal services, resource centers, etc.
Commercial: This land use includes neighborhood, community, and regional shopping and specialty
centers, business parks, service, and office uses.
Mixed-Use Neighborhood: This allows townhouses, multi-family developments, neighborhood
grocers/markets and drug stores, vertically integrated buildings, live-work spaces, and other
neighborhood scale offices and uses.
Mixed-Use Regional: This allows general retail operations and shops, grocery stores, residential
above commercial/office, high-density residential, dining, entertainment uses, etc.
Open Space: Development other than parks, trails, and recreational areas will be severely
restricted.
1.2.3 ZONING
The Broadmoor area is currently zoned R-T (Residential Transition), C-1 (Retail Business), R-1/PUD
(Low Density Residential Planned Unit Development), and R-3 (Medium Density Residential). The
R-T zone is generally applied as a holding zone for areas that lack necessary urban utility services. As
utilities become available, lands zoned R-T can then be transitioned (through the rezone process) to
a zoning classification in conformance with Comprehensive Plan designations for the affected lands.
1.2.4 TOPOGRAPHY AND STORM DRAINAGE
The topological features at the Broadmoor area include dunes, gradually sloping or flat agricultural
areas and residential development, man-made below-water table depressions at the American Rock
Products (ARP) facility, and a steep sloped hillside, running north-south, located north of Burns
Road outside of the Broadmoor area.
The City’s stormwater runoff system works through a system of catch basins, infiltration galleries,
collection ponds, on-site collection and dissipation systems, and grassy swales along roadways. The
Broadmoor area currently does not have a storm drainage system in place in the undeveloped
areas. Figure 1-4 indicates existing topography of the area.
BACKGROUND AND EXISTING CONDITIONS
Broadmoor Master Plan and Development Regulations Page 12
FIGURE 1-4: TOPOGRAPHY
1.2.5 OWNERSHIP
Land in this area is mostly under private ownership. There are five large parcels with parcel sizes
more than 100 acres. Pasco School District owns approximately 74 acres of land north of this area.
Figure 1-5 shows ownership of the area as of 2021. Most of the large parcel owners have expressed
interest for a planned development of the area.
FIGURE 1-5: LAND OWNERSHIP
BACKGROUND AND EXISTING CONDITIONS
Broadmoor Master Plan and Development Regulations Page 13
1.2.6 ACCESS AND CIRCULATION
The I-182/Road 100 (Broadmoor Boulevard) Interchange is located directly southeast of the
Broadmoor area. This interchange provides a convenient connection point to all areas within the
Tri-Cities and is one of the few main connections between Pasco and I-182. The interchange was
upgraded in 2009 with the addition of two new ramps to facilitate easier access to the freeway
from Broadmoor Boulevard.
City and County streets are located on the periphery of the Broadmoor area only. Broadmoor
Boulevard is located to the east, Harris Road is to the south, Shoreline Road is to the west, and
Burns Road is to the north. Dent Road and Kohler Road extend to the northern boundary of the
Broadmoor area intersecting Burns Road. Burns Road runs east west and extends beyond the
boundary of the Broadmoor area. Sandifur Parkway from the east ends at Broadmoor Boulevard.
Except for Broadmoor Boulevard, all roads within the area have two lanes. This area lacks adequate
internal circulation, in terms of north-south connection between Burns Road and Harris Road, and
east-west connection between Broadmoor Boulevard and Shoreline Road.
1.2.7 INFRASTRUCTURE
As discussed previously, the Broadmoor area currently does not have adequate infrastructure
available to serve the area. The new subdivisions south of Burns Road (Solstice), and the planned
unit development (Columbia Shores) south of Harris Road, are served by the City’s water system
and soon will be served by the City’s sewer system. Proposed developments are extending service
internal of their development.
WATER
The City’s water system is supplied from surface water withdrawals from the McNary Pool of the
Columbia River. Currently, the system is served by two surface water treatment plants, Butterfield
Water Treatment Plant (WTP), which is a conventional filtration plant, and West Pasco WTP which is
an ultrafiltration membrane plant. According to the 2019 Water System Plan (WSP), the Butterfield
WTP has capacity of 26.8 million gallons per day (mgd) while the West Pasco WTP has a capacity of
6.0 mgd with the ability to expand to 18.0 mgd. The West Pasco WTP is located on the southern
edge of the Broadmoor area. An existing storage tank is located on Broadmoor Boulevard.
Figure 1-6 indicates major water infrastructure serving the Broadmoor area.
BACKGROUND AND EXISTING CONDITIONS
Broadmoor Master Plan and Development Regulations Page 14
FIGURE 1-6: WATER INFRASTRUCTURE
SEWER
Figure 1-7 shows the existing sewer system for the entire City as part of the 2021 Comprehensive
Sewer Plan Addendum, completed in November of 2021.
FIGURE 1-7: PASCO SEWER PLAN ADDENDUM
BACKGROUND AND EXISTING CONDITIONS
Broadmoor Master Plan and Development Regulations Page 15
The Harris Road Sewer Transmission Main, a 30-inch-diameter pipe, has recently been constructed
and will provide sewer service in portion of the Broadmoor area. The new main runs from the West
Pasco Trunk Sewer at the intersection of Road 111 and Court Street to the north crossing under
I-182, running northeast along Harris Road at the project boundary. Additional sewer trunk lines
and a pressure lift station have been constructed through a Local Improvement District (LID).
ELECTRICITY
Electrical service in the Broadmoor area is split between the Franklin County PUD and the Big Bend
Electrical Cooperative. The Franklin County PUD serves the Central Pre-Mix facilities and all
properties west of the Wilson farm. The remainder of the area is served by Big Bend. The City is
working with these agencies regarding future growth in this area.
GAS
Gas service is available in the area near the intersection of Sandifur Parkway and Broadmoor
Boulevard. The residential subdivisions to the east of Broadmoor Boulevard and the commercial
properties extending down Sandifur Parkway benefit from this service.
1.2.8 PARKS AND OPEN SPACE
The City of Pasco Parks and Recreation Department provides physical facilities and operates a
variety of programs to meet the community’s needs. This includes establishing a neighborhood park
system and other park facilities, providing organized recreation programs for all age groups, and
performing maintenance to maximize the service life of existing parks and recreation facilities. The
City sets aside budget that supports the acquisition, development, and maintenance of facilities,
and operation and management of recreational programs. Since most of the Broadmoor area is
undeveloped, there is no park land currently identified in this area. The City’s Parks, Recreation and
Open Space Plan aims to ensure equitable park access. The City uses a ¼-mile walking distance from
park access points.
The federally owned property between the shoreline and Shoreline Road is a designated open
space. The area is also identified as a critical area geologically and for habitat purposes.
The tailwater pond south of Burns Road was part of the South Columbia Basin irrigation system.
Portion of the tailwater pond and ditch leading to the pond are designated open space. These are
no longer operational due to a recent change in irrigation water management and will no longer
remain open space.
1.2.9 WILDLIFE AND HABITATS
The Washington Department of Fish and Wildlife (WDFW) identifies and defines Priority Habitats
and Species (PHS) to prioritize conservation of important fish, wildlife, and habitat resources in
BACKGROUND AND EXISTING CONDITIONS
Broadmoor Master Plan and Development Regulations Page 16
Washington state. Currently in the Broadmoor area there are State Candidate species including the
black-tailed jackrabbit, burrowing owl, sagebrush sparrow, and sagebrush lizard. The shrub-steppe
habitat, which currently encompasses a large portion of the Broadmoor area, is classified as priority
habitat as shown in Figure 1-8.
FIGURE 1-8: PRIORITY HABITATS AND SPECIES
Table 1-2 indicates priority species in the Broadmoor area:
TABLE 1-2: PRIORITY SPECIES
Common Name Scientific Name Animal Type
Species Status
State Federal
Black-tailed jackrabbit Lepus californicus Mammal SC none
Burrowing owl Athene cunicularia Bird SC none
Sagebrush sparrow Artemisiospiza nevadensis Bird SC none
Sagebrush lizard Sceloporus graciosus Reptile SC none
Notes:
*Ord’s Kangaroo Rat is a Washington State Monitored Species and is listed on the International Union for
Conservation of Nature (IUCN) Red List of Threatened Species as Least Concern.
SC = State Candidate
(Sources: WDFW, 2018a; Cassola, 2016)
BACKGROUND AND EXISTING CONDITIONS
Broadmoor Master Plan and Development Regulations Page 17
1.3 ASSETS AND CONSTRAINTS
1.3.1 ASSETS AND OPPORTUNITIES
Proximity to the freeway and the river. The Broadmoor
area has easy access to I-182. This would provide an
opportunity for the area to connect to the rest of the City
and the region. The location of the area abutting the
Columbia River provides significant recreational
opportunities.
Area within the City limits and urban growth area (UGA).
The location of the Broadmoor area mostly within the
City’s UGA allows the City to invest in capital facilities and
promote growth at urban density.
Surrounding growth. Developments are already occurring
in the vicinity, especially to the east and north of the Broadmoor area, and within the Broadmoor
area (Solstice, Dunes, Columbia shores, affinity). Medium-high density growth expected in the area
will support future developments. Additionally, there is interest in commercial developments in the
Broadmoor area.
Vacant land ownership. There are several landowners who own parcels larger than 10 acres. There
are several parcels ranging from 100 acres to 500 acres. Large portion of vacant lands provide
opportunities for planned developments in the area.
Open space. The shoreline area west of Shoreline Road is publicly owned and a designated critical
area. This provides an opportunity for preservation of the area, low intensity recreation, and
shoreline public access.
Tailwater pond. The location of the pond and ditch present challenges for laying out lots and
streets. However, this drainage has recently been re-routed to the Columbia River, providing better
flexibility for developing the area.
1.3.2 CONSTRAINTS
Limited access. Although the Broadmoor area is in close proximity to the freeway, it currently lacks
adequate local access roads to serve the area. Most of the roads to and from the area are not
constructed to the City standards for road design or capacity. Regional access and access to the
Broadmoor area both provided by Broadmoor Boulevard.
Limited infrastructure. The Broadmoor area lacks adequate infrastructure, especially water and
sewer services.
▪ Proximity to the freeway
and the river
▪ Area within the City limits
and urban growth area
(UGA)
▪ Surrounding growth
▪ Vacant land ownership
▪ Open space
▪ Rerouted irrigation
BACKGROUND AND EXISTING CONDITIONS
Broadmoor Master Plan and Development Regulations Page 18
Gravel operation. A portion of the Broadmoor area is
currently being used for gravel mining. The process of
gravel mining and the production of ready-mix concrete
creates the potential of nuisance conditions related to
dust, noise, and truck traffic. Once the operation ends, it
may take years for reclamation of the gravel mining site.
In addition, steep slopes created in the gravel mine area
will make construction of streets challenging.
Truck traffic. Due to the Central Pre-Mix operations and, to a lesser extent, nearby farming, a high
percentage of traffic on Harris Road is truck traffic. The truck traffic creates potential conflicts for
future non-industrial traffic.
Wildlife habitat. The existing shrub-steppe habitat, which currently encompasses a large portion of
the Broadmoor area, is classified as a state priority habitat. Adverse impacts on priority habitats
should be avoided, minimized, or mitigated according to the City’s Critical Areas Ordinance.
▪ Limited access
▪ Gravel operation
▪ Truck traffic
▪ Wildlife habitat
BROADMOOR VISION AND PLAN
Broadmoor Master Plan and Development Regulations Page 19
2 BROADMOOR VISION AND PLAN
You will find in this Section:
▪ Planning vision
▪ Plan elements
o Land use
o Community centers and corridors
o Access and circulation
o Infrastructure
o Wildlife and habitats
o Parks and open space
o Storm drainage
BROADMOOR VISION AND PLAN
Broadmoor Master Plan and Development Regulations Page 20
2.1 PLANNING VISION
The Broadmoor area is intended to be developed as a well-
connected and sustainable community for diverse income and
age groups. The area will provide the community with various
choices to live, work, shop, and recreate in a pedestrian- and
transit-friendly environment.
2.1.1 PLANNING PRINCIPLES
1. Encourage a pedestrian- and transit-friendly environment.
Developments shall implement development patterns that
promote walkability.
2. Establish a connected community with ample choices in the circulation network.
Create an efficient bike, pedestrian and vehicular circulation network within the area and with
connections to the rest of the City. A public transportation system to be utilized to connect
residential and commercial land use districts with each other as well as with the region.
3. Provide a variety of housing choices with a priority on higher density developments.
The area should include a wide range of housing types, such as single-family homes, townhomes,
condominiums, apartments, etc., that can meet the demands and preferences of current and future
residents.
4. Create economic opportunities for all income groups.
Provide flexibility and choices for a variety of small businesses, entrepreneurship, and general
economic growth. Promote businesses in commercial, non-residential, and mixed-use areas to
improve the economic vitality of the City.
5. Promote environmental protection and a network of open spaces.
The area should be connected by open spaces, greenbelts, recreational facilities (trails, pathways),
and roadways.
6. Develop an aesthetically pleasing community with quality design.
The design guidelines will promote a complementary scale and size of neighborhood blocks,
building form, and landscape design. It will create a balance between residential and commercial
uses that will promote sustainable living and working conditions.
… a well-connected and
sustainable community…
will provide the
community with various
choices to live, work,
shop, and recreate in a
pedestrian- and transit-
friendly environment.
BROADMOOR VISION AND PLAN
Broadmoor Master Plan and Development Regulations Page 21
7. Provide infrastructure and public facilities to meet the need of the residents.
The area will have necessary infrastructure to support growth and ensure efficient use of public
facilities. This area should also provide amenities and services as growth takes place, such as
schools, parks, police and fire services, and recreational opportunities.
8. Offer flexibility and creativity with monitoring
The design and development will encourage creativity. In order to promote creative design and a
walkable community, there will be provisions of choices and flexibility in the development.
Development of the area will be monitored on a periodic basis to meet the planning vision of the
Broadmoor area.
2.2 PLAN ELEMENTS
This section lays out the plan for future growth within the
Broadmoor area. The area is envisioned to be developed as a
mixed-use pedestrian-friendly community with a variety of
jobs and housing opportunities to meet the needs of the
residents. Land uses in this Plan is proposed to be updated
from the existing Comprehensive Plan land uses. Land use,
circulation, infrastructure, open space, and other public
amenities are planned in an integrated and consistent manner. Various land uses and projected
densities are planned with adequate public facilities and infrastructure to support them. This Plan
accounts for the projected population in the Broadmoor area as part of the City’s 20 years
population projection in the 2018-2038 Comprehensive Plan.
2.2.1 LAND USE
The Broadmoor area is envisioned to become a mixed-use and diverse community with easy access
and circulation for bike, pedestrian and vehicular traffic. The area is also expected to accommodate
a substantial portion of the City’s future growth in a higher density environment. It is expected that
it will have necessary uses and amenities to serve the area such as shopping centers with
commercial land use, single- and multi-family housing, civic structures, and various parks. This will
also continue existing industrial use until 2035. After this time period, a land use amendment will
follow with an intended Medium Density Residential use in this land. Examples of specific uses
include low, medium and high-density housing; offices; banks; grocery; retail shops; health/fitness;
auto services; library; schools; recreational facilities (public and/or private); fast-food restaurants;
sit-down restaurants; public open space; and recreational parks, pathways, and trails.
Land use, circulation,
infrastructure, open
space, and other public
amenities are planned in
an integrated and
consistent manner.
BROADMOOR VISION AND PLAN
Broadmoor Master Plan and Development Regulations Page 22
The uses can be accommodated in various land uses as follows:
• Low Density Residential
• Medium Density Residential
• Mixed Residential and Commercial
• Commercial
• Open Space
• Reclamation
• Industrial
Land uses are shown in Figure 2-1. Table 2-1 indicates various land use areas in Broadmoor.
FIGURE 2-1: PROPOSED LAND USE IN BROADMOOR
BROADMOOR VISION AND PLAN
Broadmoor Master Plan and Development Regulations Page 23
ABLE 2-1: LAND USES IN THE BROADMOOR AREA
Land Use Area (Acres) Percent
Low Density Residential 144 12%
Medium Density Residential 361 29%
Commercial 104 8%
Mixed Commercial Residential 370 30%
Open Space 61 5%
Reclamation 187 15%
Industrial 14 1%
Total 1,240 100%
LOW DENSITY RESIDENTIAL
The intent of Low Density Residential land use is to allow single-family detached and/or attached
residential homes at a density of 2 to 5 dwelling units per acre. Single-family housing developments
currently exist north of Burns Road bordering the Broadmoor area. Within the Broadmoor area, low
density residential development (Solstice) was previously permitted and is located south of Burns
Road. Developments are guided by the City’s existing R-1 zoning standards.
MEDIUM DENSITY RESIDENTIAL
The intent of Medium Density Residential land use is to allow small lot single-family homes, both
attached and detached, as well as duplexes, multiplexes in this land use. This also includes cottage
housing, multi-family homes, apartments, townhomes, and condominiums. Medium density land
use is proposed south of Burns Road and south of Harris Road. The density shall be at 6 to 29
dwelling units per acre.
MIXED RESIDENTIAL AND COMMERCIAL
The Mixed Residential and Commercial designation is generally located along the east and west
sides within the Broadmoor area. This land use is also called Mixed-use in this document. Mixed-use
land uses are intended to create a sense of community by increasing the interaction among
different types of uses, such as residential, commercial, and office, and promoting pedestrian-
friendly environments within neighborhoods. The purpose of mixed use is to encourage more
efficient use of land and public services, increase economic return, reduce transportation costs,
encourage human interaction, create place-making with day and evening activities, create a more
sustainable development pattern, and increase development opportunities.
Mixed uses in this area should be compatible, supportive, and complement each other. Various
uses should be placed in close proximity. To that effect, mixed use can be horizontal in a block
setting, or vertical in a building setting. Uses include townhouses, multi-family developments,
neighborhood grocery, drug stores, coffee/sandwich/ice cream shops, restaurants, breweries,
BROADMOOR VISION AND PLAN
Broadmoor Master Plan and Development Regulations Page 24
recreational facilities, vertically integrated buildings, live-work spaces, dry cleaner/laundromat,
salons/spas, daycares, neighborhood-scale professional offices, medical/dental clinics, etc.
In this land use, a mix of use shall consist of at least 20% of residential development at a minimum
density of 21 units per acre for the residential portion of the site. Maximum share of a single use in
the mixed land use shall be 80%. Planning Director may approve ratios and/or density lower than
the minimum up to 10% if the project meets the overall intent of the Mixed Residential and
Commercial land use, and if the development proposal and density based on site plan indicate such
need based on market research.
Mixed Residential and Commercial land use near the Columbia River is aimed to accommodate
recreational uses along the river while maintaining the shoreline environments.
COMMERCIAL
The Commercial land use is intended to allow various commercial uses to serve the area including
retail, wholesale, office, and business parks as well as appropriate public uses and government
facilities.
OPEN SPACE
The Open Space land use is designated for areas that are publicly and/or privately owned to protect
the natural features of the area and provide various recreational opportunities to the community
while preserving the environmental features.
RECLAMATION
The Reclamation land use is designated for areas that are currently or more recently have been
used for gravel mining operations and are planned for future reclamation. Various recreational and
other appropriate uses can be designated in this area. However, a reclamation plan and future
studies shall be required to designate appropriate uses in this area.
INDUSTRIAL
The intent of this land use is to allow short term operation of the existing concrete batch plant,
equipment maintenance building and yard, office, and building material retailer. These uses will
facilitate the development of the Broadmoor Area by providing essential construction and building
materials in close proximity. This use will be terminated in 2035, and the land use will be amended
to Medium Density Residential after the industrial use ends.
BROADMOOR VISION AND PLAN
Broadmoor Master Plan and Development Regulations Page 25
2.2.2 COMMUNITY CENTERS AND CORRIDORS
Community centers and street corridors are envisioned to be
the activity centers of the Broadmoor area with a mix of
activities for people to live, work, and recreate. Centers and
corridors along with various land use standards will create and
maintain a “sense of place” for the Broadmoor area. These
centers are ideal to locate various public facilities such as transit
centers, community and event centers, vertical mixed use, and
anchor commercial businesses. Corridors are identified along the streets within Mixed Residential
and Commercial land use and when this land use abuts Commercial land use. Corridors are ideal for
mixed-use developments with an active street environment. Specific standards will apply to these
centers and corridors, as mentioned in Section 3. Three locations have been identified in the
Broadmoor area that shall serve as centers of various types. These are as follows (Figure 2-2):
1. Gateway center at Broadmoor and Sandifur Parkway intersection
2. Mixed-use center at Road 108 and Sandifur Parkway intersection
3. Waterfront neighborhood center at the future north-south roadway and Sandifur Parkway
intersection.
FIGURE 2-2: CENTERS AND CORRIDORS IN BROADMOOR
Community centers and
street corridors … will
create and maintain a
“sense of place” for the
Broadmoor area.
BROADMOOR VISION AND PLAN
Broadmoor Master Plan and Development Regulations Page 26
2.2.3 ACCESS AND CIRCULATION
The area currently lacks adequate access. Several north-south
and east-west arterial, collector and neighborhood collector
roads are proposed with the intent of connecting with the
existing street grids for better connectivity.
Existing Burns Road is proposed to be improved as a principal
arterial and serve as a major east-west connection. Existing
Broadmoor Boulevard is proposed to be improved as a
principal arterial. Extension of Sandifur Parkway will be a
central east-west corridor to serve as a minor arterial. Shoreline Road, Harris Road will be improved
as collectors. Road 108, the extension of Kohler Road and an east-west road north of the gravel
operation will be collectors. Buckingham Drive will continue east-west as a neighborhood collector.
Road 103, Road 105, and additional not yet named roads will be neighborhood collectors as shown
in Figure 2-3. Local access roads are not shown and will need to provide local access. Access and
circulation requirements to and through the reclamation area will need to be determined in the
future
An area abutting future extensions of Road 108 and Sandifur Parkway is being considered for future
transit center.
The Transportation System Master Plan (TSMP) provides lists of specific street categories and
design standards based on traffic demand, and the character of the land use district they will serve.
Figure 2-3 indicates the proposed major road network and how the local road network shall be
arranged. Detailed standards are also identified in Section 3 under each land use, as well as in
Section 3.6, Street Environment and Public Realm.
A “complete street” is a
roadway that is designed
to be safe, accessible, and
functional for all users of
the City’s rights-of-way
regardless of age or
ability.
BROADMOOR VISION AND PLAN
Broadmoor Master Plan and Development Regulations Page 27
FIGURE 2-3: PROPOSED MAJOR ROAD NETWORK
Pedestrian and bike facilities are required to comply with the city’s complete streets ordinance. A
“complete street” is a roadway that is designed to be safe, accessible, and functional for all users of
the City’s rights-of-way regardless of age or ability. The vision of the master plan is to provide
enhanced walkability and multi-modal access. The major road network will include enhanced bike
as shown in Figure 2-4. Additionally, pedestrian connections and public access to the shoreline area
will be provided at multiple locations. The Pasco Rivershore Linkage and Amenity Plan prepared in
2012 indicates potential trails along the shoreline. This plan recommends working with the U.S.
Army Corps of Engineers, the County, and property owners to design and build an extension of the
Sacagawea Trail with raised wildlife watching decks on piers. Additional access along the shoreline
shall be provided at locations that maximize non-motorized public access to shoreline such as, the
road ends of Burns Road and along Shoreline Road. See Figure 2-8 for proposed park along the
shoreline area and trail connections. The City will work with the property owners to explore
realigning Shoreline Road to increase public access to the shoreline for recreational purposes, and
allow future developments in this area. Further studies and detailed planning will be needed for
appropriate developments along Shoreline Road to create a shoreline-based mixed-use community.
Figure 2-4 indicates the pedestrian and bike network proposed in conjunction with the street
network. Future local roads will be developed with the pedestrian network.
BROADMOOR VISION AND PLAN
Broadmoor Master Plan and Development Regulations Page 28
FIGURE 2-4: PROPOSED ENHANCED BIKE NETWORK
The freight transportation route in the Broadmoor area includes a segment of the Broadmoor
Boulevard from I-182 to Burns Road, and Burns Road to Dent Road. See Figure 2-5.
BROADMOOR VISION AND PLAN
Broadmoor Master Plan and Development Regulations Page 29
FIGURE 2-5: FREIGHT TRANSPORTATION ROUTE
2.2.4 INFRASTRUCTURE
The City is establishing a Local Improvement District (LID) and
assessing the newly available Tax Increment Financing (TIF) for
the Broadmoor area to help fund certain infrastructure
improvements. An LID is a method by which property owners
can share in the cost of infrastructure improvements. LIDs can
be used to help finance improvements such as street construction and improvements, utility
expansion, streetscape improvements, park construction and improvements, revitalization, etc. The
TIF will allow the City infrastructure financing options by using the incremental property tax
increase within the area.
WATER
The area will be served through expansion of existing services along with capital projects to increase
capacity. The City’s capital projects planned to serve the Broadmoor area include:
1. West Pasco WTP: capacity of 6.0 million gallons per day (modular/expandable; the build-out
capacity is 18 million gallons per day when all six treatment trains are installed)
The TIF will allow the City
infrastructure financing
options.
BROADMOOR VISION AND PLAN
Broadmoor Master Plan and Development Regulations Page 30
2. Broadmoor Boulevard reservoir (storage): 1 million gallons
3. Pump stations near I-82
New water mains are proposed along Court Street, Harris Road, and Shoreline Road to the south.
Additional mains are proposed in the area between Harris Road, Shoreline Road, and Burns Road.
Figure 2-6 indicates major water infrastructure in Broadmoor area.
FIGURE 2-6: MAJOR WATER INFRASTRUCTURE
SEWER
Two lift stations have been proposed for this area, one on Kohler Road, north of the area, and the
other one on the south side, close to the existing gravel operation. Three major north-south trunk
lines are proposed in the area as of March 2022 as shown in Figure 2-7. The City plans to provide
sewer services to the areas that are currently not served through the LID process according to the
City’s Comprehensive Sewer Plan Addendum, also shown in Figure 1-7.
BROADMOOR VISION AND PLAN
Broadmoor Master Plan and Development Regulations Page 31
FIGURE 2-7: MAJOR SEWER INFRASTRUCTURE (PROPOSED)
2.2.5 WILDLIFE AND HABITATS, PARKS AND OPEN SPACE
Development in areas where PHS are present will require mitigation for any unavoidable adverse
impacts. The City, property owners, and WDFW are working on a mitigation plan to be adopted by
all parties. See Broadmoor Draft Environmental Impact Statement (DEIS) for details (Appendix A).
Parks and open space in the Broadmoor area will be added in parks, plazas, and trails. The City’s
2022 draft Parks, Recreation and Open Space (PROS) Plan indicates level of service (LOS) standards
for various parks and recreational facilities. The LOS goal is 2 acres of neighborhood parks and 2.1
acres of community parks per 1,000 population. Based on the existing inventory, the City is
currently providing 1.3 acres of neighborhood parks and 1.4 acres of community parks per 1,000,
which is around 70% of its goal. According to the City of Pasco’s 2018-2038 Comprehensive Plan,
Broadmoor area needs to accommodate approximately 22,000 people. To achieve the LOS goal for
future population, the City will need approximately 44 acres of land for neighborhood parks and
approximately 46 acres of land for community parks in the Broadmoor area (Table 2-2).
BROADMOOR VISION AND PLAN
Broadmoor Master Plan and Development Regulations Page 32
TABLE 2-2: PARKS AND OPEN SPACE REQUIRED IN THE BROADMOOR AREA
Park/ Open Space Type Area (Acres)
Neighborhood parks 44
Community parks 46
Total required 90
Note: LOS 2 acres of neighborhood parks and 2.1 acres of community parks per 1,000
population; parks and open space for a total 22,000 future residents in the Broadmoor area.
Open space throughout the area shall be provided during the developments of the area to create a
network of open space, parks, and bike and pedestrian trails. They will be in the form of
neighborhood and community parks, street corner plazas, courtyards, trails, streetscape, greenbelts
etc. A greenbelt is proposed along the current gravel mining operation site which is expected to be
reclaimed after the operation ends in 2025. See Figures 2-9 and 2-10.
To ensure equitable park access, the planning team uses a ¼-
mile walking distance from park access points. The 2018-
2038 Comprehensive Plan also identifies approximately 40
acres of parkland to be designate in the City’s UGA. A
significant portion of that parkland will be in the Broadmoor
area. No specific location has yet been identified for park lands. Additionally, the existing mining
operation area will be reclaimed to offer some open space and recreational uses.
The federally owned property on the west side of the Broadmoor area contains approximately 61
acres of land. This existing natural open space along the shoreline will continue to serve the
Broadmoor area with shoreline public access and open space. Hiking and walking trails through this
area would provide for public access, recreation, and public enjoyment of the river. Additional
improvements in this area are discussed in The Pasco Rivershore Linkage and Amenity Plan
(Rivershore Linkage Plan) prepared in 2012, and under sub-section 2.2.3 Access and Circulation.
Figure 2-8 indicates proposed park and trail facilities on the federally owned property. It also
includes proposed bike facilities throughout the Broadmoor area. Proposed trail along the shoreline
is intended to connect with the Sacajawea Heritage trail. The following short and long terms plans
are proposed in the federally owned area according to the Rivershore Linkage Plan.
… developments …to
create a network of open
space, parks, and bike
and pedestrian trails.
BROADMOOR VISION AND PLAN
Broadmoor Master Plan and Development Regulations Page 33
FIGURE 2-8: PARKS AND TRAIL (PROPOSED)
Short term plans
1. Work with Army Corps to design and build a continuation of the Sacagawea Trail along the
river to City Limits line. Work with County and property owners to design and build a
continuation of the Sacagawea Trail to the northernmost Urban Growth Boundary line.
2. Include bona fide river access points/future parks along this section of trail which connect to
Shoreline Road.
3. Begin negotiations with Army Corps to establish park facilities/raised view decks along river.
4. With Property owner approval (and covenant) Begin irrigation and tree planting along
proposed greenbelt.
Long term plans
5. Improve area for waterfowl and elevated bird watching along the rivershore trail, adding
nature trails as needed.
6. Greenbelt/park/pocket wildlife preserve areas along river and along main boulevard;
BROADMOOR VISION AND PLAN
Broadmoor Master Plan and Development Regulations Page 34
7. Boat basin and launch; Possible restricted, non-motorized only boating area near wildlife
reserve area.
8. Rivershore commercial development scaled to pedestrian/bicycle traffic.
FIGURE 2-9: PARKS, TRAILS, AND OPEN SPACE (PROPOSED)
BROADMOOR VISION AND PLAN
Broadmoor Master Plan and Development Regulations Page 35
FIGURE 2-10: PARKS, TRAILS, AND OPEN SPACE WITH PROPOSED LAND USE
2.2.6 STORM DRAINAGE
All new developments and redevelopments in the City are required to design and install stormwater
systems that retain runoff on site for the established design storm event. On-site stormwater
collection shall be implemented by projects and may utilize on-site infiltration galleries or collection
swales. These shall function such that stormwater does not leave the project or development, the
system functions effectively, and the project avoids impacts to the Columbia River or native
wetlands or riparian areas. In addition to addressing storm drainage at the project level, the City will
continue to require storm water treatment systems for all road construction.
DEVELOPMENT STANDARDS
Broadmoor Master Plan and Development Regulations Page 36
3 DEVELOPMENT STANDARDS
You will find in this Section:
▪ Purpose and applicability
▪ Urban block standards
▪ Building types and standards
▪ Land use standards
▪ Community centers and corridor standards
▪ Street environment and public realm
▪ Parking standards
▪ Landscaping standards
▪ Environmental protection
DEVELOPMENT STANDARDS
Broadmoor Master Plan and Development Regulations Page 37
3.1 PURPOSE AND APPLICABILITY
The purpose of the development standards is to implement
the Broadmoor Master Plan and the vision, goals and policies
of the Comprehensive Plan for the Broadmoor area.
Standards in this section will be applicable to the entire
Broadmoor area. These standards shall be considered a part of
the Pasco Municipal Code (PMC). Additional sections of the
PMC such as individual zoning code standards shall apply. The
residential design standards approved under the PMC shall also apply. When there is a conflict, the
Broadmoor development standards shall apply. The Planning Director or her/his designee shall
review and may make exceptions when certain standards, or deviation from these standards will
better implement the vision of the Broadmoor area. Table 3-1 indicates the land use designations
within Broadmoor area and associated zoning.
In the development regulations, “shall” is used to reflect mandatory requirements, and “should”
allows City staff more flexibility to approve an alternative option if the Planning Director or her/his
designee finds that it meets the overall intent of the Broadmoor area.
TABLE 3-1: LAND USE AND ZONING
Broadmoor Land Use Designation Zoning
Low Density Residential R-1
Medium Density Residential R-2, R-3, R-4
Mixed Residential & Commercial Mixed Residential & Commercial, C-11, R-31,
R-41
Commercial C-1, C-2
Open Space Open Space
Reclamation RT
1. Allowed only when they comply with Mixed Residential and Commercial
development standards as part of a mixed-use site plan.
3.2 URBAN BLOCKS
3.2.1 INTENT
The intent of urban blocks standards is to ensure that block sizes and layouts promote efficient
connectivity. The interconnected and gridded layout of streets and smaller blocks promotes better
accessibility and a pedestrian-friendly environment.
… implement the
Broadmoor Master Plan
and the vision, goals and
policies of the
Comprehensive Plan for
the Broadmoor area.
DEVELOPMENT STANDARDS
Broadmoor Master Plan and Development Regulations Page 38
3.2.2 BLOCK STANDARDS
1. Blocks shall be designed and subdivided to create a network of circulation as shown in
Figure 3-1 and according to the block dimension standards in Table 3-2.
Step 1: Large lots (5 acres or more) shall be
subdivided further or developed with an
internal road network as required by the City to
create a highly connected, accessible
development.
Step 2: Additional streets are required in the
subdivided blocks
Step 3: Blocks are further sub-divided; alleys, or
private roads, and/or mid-block connections
shall be introduced according to the zoning
code
Step 4: Lots shall be introduced based on the
land use types and zonings’ lot size
requirements
Step 5: As developments take place, building
placement shall be according to the land use
regulations.
FIGURE 3-1: BLOCK AND CIRCULATION
DEVELOPMENT STANDARDS
Broadmoor Master Plan and Development Regulations Page 39
2. Block layout shall be determined by the blocks’ location in relation to street types and
spacing as shown in Table 3-2.
TABLE 3-2: BLOCK DIMENSIONS AND STREET CONNECTIVITY STANDARDS
Spacing Guidelines Principal
Arterials
Minor
Arterials Collectors Neighborhood
Collectors
Local Access
Streets
Maximum Block Length (Public
Street to Public Street) 660 feet 660 feet 660 feet 660 feet 660 feet
Minimum Block Size (Public
Street to Public Street) 300 feet 250 feet 200 feet 150 feet 125 feet
Maximum Block Perimeter 2000 feet
Maximum Distance between
Bicycle and Pedestrian
Facilities
330 feet 330 feet 330 feet 330 feet 330 feet
Note: In cases when block length exceeds 660 feet, or the block perimeter exceeds 2000 feet, mid-block pedestrian
connections shall be provided. Exceptions are allowed when proposed buildings exceed the block length. In such cases,
mid-block connections can be provided through the site or building as appropriate.
3.2.2.1 Residential blocks
1. The width of the block shall be sufficient to allow for two tiers of lots with easements
(Figure 3-2). Block Length shall be measured along the street centerline intersecting streets.
FIGURE 3-2: RESIDENTIAL BLOCKS
2. Exceptions in the block length and width can be allowed for protection of natural resources,
steep slopes, or when the lots front the shoreline (Figure 3-3).
FIGURE 3-3: BLOCK LENGTH EXCEPTION
DEVELOPMENT STANDARDS
Broadmoor Master Plan and Development Regulations Page 40
3.2.2.2 Commercial and mixed-use blocks
1. Mixed-use projects are intended to be walkable and shall maintain block dimensions
allowed in Table 3-1. For Mixed Residential and Commercial land use, block length can be
allowed to increase from block dimensions allowed in Table 3-1 if the block includes mid-
block connections (Figure 3-4), plaza, civic spaces, etc. Commercial land use shall provide
mid-block connections (Figure 3-4) when block length exceeds 660 feet. In such cases, plaza,
civic spaces, pedestrian walkways, alleys, or open space can be used to create mid-block
connections. However, the block length must not exceed 1.5 times the length allowed in
Table 3-2.
2. Exceptions in the block length may be allowed for protection of natural resources, steep
slopes, or when the lots front the shoreline.
3. Mixed-use blocks are encouraged to use mid-block connections as shown in Figures 3-1 and
3-4.
FIGURE 3-4: MID-BLOCK PEDESTRIAN CONNECTIONS
3.2.3 CIRCULATION AND CONNECTIVITY
3.2.3.1 Street classifications
1. Streets shall be connected to develop a complete network. An interconnected circulation
system provides linkages to local shopping, services, housing, and amenities, as well as
linkages between adjacent developments. Street types and spacing shall be maintained
according to Table 3-3. See additional standards and details in Section 3.6, Street
Environment and Public Realm.
2. Alleys shall be allowed for service access, such as garages for residential uses, and loading
services for commercial uses.
DEVELOPMENT STANDARDS
Broadmoor Master Plan and Development Regulations Page 41
TABLE 3-3: FACILITY SPACING STANDARDS
Functional Classification Maximum Spacing
Principal Arterial 1 to 2 miles
Minor Arterial 1 mile
Collector ½ mile
Neighborhood Collector ¼ mile
Local Access Street 660 feet
Bicycle and Pedestrian Facilities 330 feet
3.2.3.2 Street connectivity standards
1. Provide pedestrian and vehicular connections that link adjacent uses and circulation
patterns, including buildings, public spaces, parking areas, roadways, sidewalks, and
pathways.
2. An interconnected grid block and street network is required.
3. The street and block network is not required to be orthogonal and can change shape in
response to site features and/or topographical constraints (Figure 3-5). However, streets
shall be interconnected.
FIGURE 3-5: INTERCONNECTED STREET LAYOUT IN GRID (ORTHOGONAL) AND CURVILINEAR PATTERN
4. The street system of a proposed subdivision shall be designed to connect to existing,
proposed, and planned streets adjacent to the subdivision. Wherever a proposed
development abuts un-platted land or a future development phase of an existing
development, street stubs shall be provided to allow access to future abutting subdivisions
and to extend the street system into the surrounding area. Street ends shall contain
turnarounds constructed to Uniform Fire Code standards and shall be designed to facilitate
future extension in terms of grading, width, and temporary barricades.
5. Dedicating or deeding property for right-of-way or a portion thereof to the City for public
streets within, or along the boundaries of all residential subdivisions or developments, shall
DEVELOPMENT STANDARDS
Broadmoor Master Plan and Development Regulations Page 42
be required as a condition of application approval where the following can be
demonstrated:
a. Facts support that such dedication is reasonably necessary as a result of the impact
created by the proposed development;
b. Such dedication will result in proportionate mitigation of the impact in the
reasonably foreseeable future;
c. Connectivity to the existing or foreseeable future public right-of-way is feasible; and
d. One or more of the following circumstances are met:
i. A city transportation plan indicates the necessity of a new or additional
right-of-way or portion thereof for street purposes;
ii. The dedication is necessary to provide additions of right-of-way to existing
right-of-way to meet city road standards;
iii. The dedication is necessary to extend or to complete the existing or future
neighborhood street pattern;
iv. The dedication is necessary to comply with road standards and city
transportation plans;
v. The dedication is necessary to provide a public transportation system that
supports future development of abutting property consistent with the
Comprehensive Plan or Pasco Municipal Code.
6. Cul-de-sacs/ dead-end streets are prohibited; except, where the Comprehensive Plan or
preliminary plat indicates a street is to continue past the subdivider’s property, the City may
allow the dead end until such time as the street can be built through at a later date. Shared
driveways and road-ends for shoreline public access are not considered cul-de-sacs/ dead-
ends.
7. Shared driveway access from residential streets is allowed for attached dwelling units; for
detached single-family residential lots, one shared access for four lots is allowed. For
commercial developments, access must be shared with the adjacent development/parcels
according to Table 3.4.
DEVELOPMENT STANDARDS
Broadmoor Master Plan and Development Regulations Page 43
TABLE 3-4: ACCESS MANAGEMENT STANDARDS
Spacing Guidelines Principal
Arterials
Minor
Arterials Collectors Neighborhood
Collectors
Local Access
Streets
Minimum Driveway Spacing
(Driveway to Driveway) 300 feet 250 feet 150 feet 75 feet N/A
Minimum Full-Access
Driveway Spacing (Setback
from Intersection)
300 feet 250 feet 150 feet 75 feet 25 feet
Minimum Right-In/Right-Out
Driveway Spacing (Setback
from Intersection)
150 feet 125 feet 75 feet 50 feet 25 feet
Note: Additional access and/or driveway management shall be determined at the development review phase
8. Street standards shall comply with the standards mentioned in Section 3.6, Street
Environment and Public Realm, and Pasco Transportation System Master Plan (TSMP).
9. Management of driveways and access will be in place on the following corridors: Broadmoor
Boulevard, Sandifur Parkway, Burns Road Dent Road, and Road 108.
3.2.3.3 Additional standards for Mixed Residential and Commercial land use
1. Mixed Residential and Commercial land use shall have primary automobile access from
arterial and/or collector streets with transit and bicycle circulation. Mixed-use
developments shall provide pedestrian and bicycle access and circulation to surrounding
residential areas.
2. Primary vehicular access to mixed-use developments shall be provided from perimeter
arterial streets and/or perimeter collector streets to local access roads (Figure 3-6).
Access from perimeter streets to local roads
FIGURE 3-6: CIRCULATION IN MIXED-USE DEVELOPMENTS
DEVELOPMENT STANDARDS
Broadmoor Master Plan and Development Regulations Page 44
3. Internal circulation shall be provided through an internal street system and local access
roads.
4. Private streets are allowed to provide internal site circulation within developments and
according to the standards approved by the City.
5. The internal transportation network of the Mixed Residential and Commercial land use shall
be designed to maximize multi-modal travel options. All transportation infrastructures shall
meet the intent of the City’s Complete Streets Ordinance, PMC 12.15, Best practices criteria,
PMC 12.15.050 and comply with the International Fire Code. Dedication of public right-of-
way is not required when private streets are used. Private streets may only be used with the
approval of the City Engineer. Private streets may only be used for internal circulation
streets.
3.2.3.4 Transit
Developments shall coordinate with transit providers to plan for appropriate locations for bus stops
and other transit facilities.
3.2.4 SIGNAGE AND LIGHTING
1. Developments shall consolidate business signage, one on each public street. This does not
include wall-mounted signage in front of the businesses. Pole signs are discouraged. If used,
pole signs shall be aesthetically pleasing with creative design, use of masonry, or similar
material, and integrating landscaping.
2. Projects shall include pedestrian-scale wayfinding signs to be placed in clearly visible areas
(Figure 3-7). Such signage can be placed on sidewalks, open spaces, and/or plazas when it
does not block the sidewalk and vehicular visibility.
FIGURE 3-7: PEDESTRIAN SCALE WAYFINDING SIGNAGE
DEVELOPMENT STANDARDS
Broadmoor Master Plan and Development Regulations Page 45
3. All light related to signage shall be in compliance with the PMC 12.32, Outdoor Lighting.
4. Signage in the community centers should be designed to reflect the centers’ characteristics
and uses.
5. Material used for signage shall be durable in nature and consistent with the design of the
project.
6. The following signs shall be prohibited:
a. Signs with flashing/strobing light
b. Billboard signs
c. Signs, which by coloring, shape, wording, or location resemble or conflict with traffic
control signs or devices
d. Signs that create a safety hazard
7. Parking lot and private street lighting shall meet industry and City illumination standards.
3.3 BUILDING TYPES AND STANDARDS
3.3.1 INTENT
The intent of standards by building types is to acknowledge a variety of developments that will offer
housing choices and create a vibrant community. These standards will provide greater flexibility and
address the physical, functional, and aesthetic objectives of the master plan.
3.3.2 RESIDENTIAL BUILDING TYPES
Residential building types allowed in various land uses and standards are described below. All
residential site and building design standards, such as lot size, frontage, setback, parking,
orientation, height, bulk etc. from the Pasco Municipal Code shall apply to residential developments
in Broadmoor area.
3.3.2.1 Single-family residential - detached
1. Traditional detached or single family detached dwelling means a free-standing dwelling unit
designed for or occupied exclusively by one family that is not adjoined by any other dwelling
units. (Figure 3-8).
2. Shared driveway: Two to four single-family homes with a shared driveway access from the
street to the lot are allowed (Figure 3-8).
3. Cottage housing: Cottage housing is generally defined as a grouping of small, single-family
dwelling units clustered around a common area and developed with a coherent plan for the
DEVELOPMENT STANDARDS
Broadmoor Master Plan and Development Regulations Page 46
entire site (Figure 3-8). Units shall be built at or below 1,200 square feet. By design, cottage
housing is geared toward single-family tenancy and can be constructed as either attached or
detached units. Cottage housing developments should be focused around community
courtyards where housing clusters numbering 4 to 12 units open onto the shared space.
FIGURE 3-8: SINGLE-FAMILY DETACHED HOUSING
3.3.2.2 Single-family residential - attached
1. Townhomes: Townhouses are defined as single-family dwellings with at least two floors and
share at least one wall with another house (Figure 3-9). Unlike duplexes or multiplexes,
however, each townhouse is individually owned on an individual lot. No dwelling unit is
located above or below another dwelling unit. The building generally comprises of 4 units.
2. Row houses: A row house is a series or row of single-family attached dwellings units that
faces the street (Figure 3-9). The building is generally composed of 5 or more attached 2- or
3-story dwelling units arranged side by side. The ground floor may be raised above grade to
provide privacy for ground floor rooms. Each dwelling unit shares at least one common wall
with another dwelling unit. No dwelling unit is located above or beneath another. The
primary building sits at the front of the property, with the garage at the rear, sometimes
separated from the primary building by a rear yard. Each row house is individually owned on
an individual lot.
DEVELOPMENT STANDARDS
Broadmoor Master Plan and Development Regulations Page 47
Townhomes
Townhomes
Row houses
Townhomes
Townhomes
Row houses/ townhomes
FIGURE 3-9: SINGLE-FAMILY ATTACHED HOUSING
3.3.2.3 Multi-family residential – medium to high density
3. Duplex style dwellings consist of a pair of dwelling units located side by side or one above
the other to create one building on a single lot. Triplexes and fourplexes are 3 or 4 dwelling
units located side by side or one above the other to create one building on a single lot
(Figure 3-10). Also see the definition, dwelling unit, duplex in PMC.
4. Multiplex is a residential building consisting of four or more dwelling units. Depending on
the lot size and context the units can be placed side by side, front-to-back or stacked, or
some combination of these options (Figure 3-10).
5. Courtyard multifamily: Three or more dwelling units arranged around a shared courtyard,
with pedestrian access to the building from the courtyard and/or fronting the street
(Figure 3-10). Also see definition, dwelling unit, courtyard apartment in PMC.
6. Live-work unit: An integrated residence and work space located at street level, occupied and
utilized by a single household in an array of at least 3 such structures, or a structure with at
least 3 units arranged side by side along the primary frontage, that has been designed or
structurally modified to accommodate joint residential occupancy and work activity
(Figure 3-10).
7. Row house: Similar as defined in row house under single-family attached except that all
units of the building share one lot (Figure 3-10).
DEVELOPMENT STANDARDS
Broadmoor Master Plan and Development Regulations Page 48
8. Stacked unit apartments: This includes more than 1 dwelling unit in a single structure. It is
not a cottage house, row house, or townhouse development (Figure 3-10). Stacked flats can
be entirely residential, or in mixed-use building with residential units on top of ground floor
commercial.
Duplex ((side by side and stacked))
Triplex
Courtyard
Duplex
Multiplex
Stacked units/ apartments/ Multiplex
FIGURE 3-10: MULTIPLE-FAMILY HOUSING TYPES
3.3.3 MIXED, COMMERCIAL, AND CIVIC BUILDING TYPES
3.3.3.1 Mixed use Buildings
1. Mixed-use developments integrate two or more land uses, such as residential with
commercial and/or office that support each other with a strong pedestrian orientation. Mix
of uses can be on a site in multiple buildings (horizontal), or in individual buildings (vertical),
or a combination of both (Figure 3-11).
2. Horizontal mixed-use development incorporates residential and pedestrian-oriented
commercial uses (and any additional uses allowed in the underlying zoning district) on the
same lot or contiguous lots (Figure 3-11). This type of development may occur within a
single building where uses are separated by walls or within multiple buildings.
DEVELOPMENT STANDARDS
Broadmoor Master Plan and Development Regulations Page 49
Horizontal mix of uses in multiple buildings
Vertical mix of uses in the same building with ground floor retail
Courtyard Mixed Use
Linear Mixed Use
Courtyard Mixed Use
Mix of use in multiple buildings
FIGURE 3-11: VARIOUS MIXED-USE BUILDINGS AND LAYOUTS
3. Vertical mixed-use development incorporates residential and pedestrian-oriented
commercial uses (and any uses allowed in the underlying zoning district) within the same
building (Figure 3-11). This type of development may occur within a single building or
multiple buildings on the same site or contiguous sites where uses are separated by floors.
4. Pedestrian-oriented commercial use is a commercial enterprise whose customers may likely
arrive by foot and may include restaurants, retail shops, personal service businesses, travel
services, banks (except drive-through windows), and other similar establishments that
generally benefit from pedestrian activity (Figure 3-11).
5. Courtyard Mixed-Use Building. A mix of two building types, the stacked dwelling units, and
courtyard housing arranged around a courtyard (Figure 3-11). This includes access to the
DEVELOPMENT STANDARDS
Broadmoor Master Plan and Development Regulations Page 50
stacked dwelling and walk-up access to the courtyard housing. The building may include
retail, service, or office uses in the ground floor, with upper floors for dwelling units.
6. Linear Mixed-Use Building. Linear building conceals a parking garage or large-scale buildings
that do not need street frontage, such as movie theater, to create a pedestrian-friendly
environment (Figure 3-11). The building can include retail, service, or office uses in the
ground floor, with upper floors for retail, service or office uses, and dwelling units.
3.3.3.2 Commercial Buildings
1. Commercial/Flex Building. A Flex Building is designed for flexible occupancy by retail,
service, and/or office uses on the ground floor, with upper floors configured for retail,
service, office, and/or other similar uses (Figure 3-12). Second floor units may be directly
accessed from the street through a stair; upper floors are accessed through a street level
lobby.
FIGURE 3-12: COMMERCIAL BUILDINGS
3.3.3.3 Civic Buildings
1. Civic buildings are primarily intended for civic, community and institutional uses, and
generally define the neighborhood. Buildings include schools, public safety buildings,
libraries, recreation, and other community buildings (Figure 3-13). Some facilities carry
DEVELOPMENT STANDARDS
Broadmoor Master Plan and Development Regulations Page 51
significance for the community, and building forms are reflective of such intent, such as
locating them at a street terminus, or visible with ample setback, taller structure, etc.
FIGURE 3-13: CIVIC BUILDINGS
DEVELOPMENT STANDARDS BY LAND USE
Broadmoor Master Plan and Development Regulations Page 52
3.4 DEVELOPMENT STANDARDS BY LAND USE
The following standards shall apply to each land use and its subsequent zoning. Low density
residential land uses under R-1 zone shall not be allowed except for subdivisions that have been
already approved under Low Density Residential land use.
3.4.1 PERMITTED LAND USES
3.4.1.1 Allowed and prohibited uses
1. This section establishes the land uses allowed in each land use designation and the
corresponding permit requirements. A parcel or building subject to the Broadmoor Master
Plan shall be occupied with only the land uses allowed by Tables 3-5 through 3-8. Definitions
of allowed uses are provided in Section 3.3, Building Types and Standards, Section 6,
Definitions and in PMC Chapter 25.15, Definitions. Table 3-9 indicates uses that are
prohibited in the Broadmoor area. If a land use is not identified in this section, the Planning
Director may determine that the use is not permitted, or determine the appropriate
definition and the proposed use to be permitted, provided the Planning Director makes the
findings in writing that the use will be compatible and consistent with the purpose of the
Broadmoor Master Plan.
2. Uses within Reclamation land use are not identified in this development regulations. Uses in
this land use category shall be determined by the City upon completion of a reclamation
study by the Department of Natural Resources.
3. Uses within Industrial land use are not identified in this development regulations. Uses in
this land use category is intended to allow the continuation of existing industrial uses under
the current industrial regulation in the Pasco Municipal Code until 2035. After that, the
industrial land use will be amended to Medium Density Residential.
4. Mixed Residential and Commercial land uses shall be allocated in each Mixed Residential
and Commercial land use planning area (Figure 3-14). Mix of land use shall contain a
minimum of 20% residential and 20% of non-residential use in each planning area.
5. Mixed Residential and Commercial land use can coordinate with another land use that is
located within close proximity (1/4 mile) in order to meet the intent of the horizonal mixed
use. For example, when Mixed Residential and Commercial land use is located next to
Medium Density Residential land use, Mixed Residential and Commercial land use area can
have a commercial development next to the Medium Density Residential land use area in
accordance with the mixed-use standards for commercial uses. Each single use (residential
and non-residential) in this case can be considered a part of a combined mixed-use
development.
DEVELOPMENT STANDARDS BY LAND USE
Broadmoor Master Plan and Development Regulations Page 53
FIGURE 3-14: MIXED RESIDENTIAL AND COMMERCIAL LAND USE AREA
TABLE 3-5: RESIDENTIAL USES
“P” – permitted subject to applicable standards in this code. Allowed uses will be permitted in structures that
have already gone through a site and building review process.
“C” – permitted subject to the conditional use provisions
“X” – not permitted
Uses not listed in this table are not allowed.
Land Use LDR MDR
Mixed
R-C C OS
Single-family homes - detached P P X X X
Single-family homes - attached
• Townhomes/ row houses
• Duplexes, triplex, fourplex
• Cottage House, Courtyard Housing (4-12 units)
P P P X X
Live/work unit X P P X X
Apartments/Multiple dwellings/Condominiums X P P C X
Manufactured homes/ Factory-assembled homes P P C X X
Nursing homes and assisted living facilities C C P X X
Adult family home (6 or fewer) P P P X X
Family home daycare facility P P P X X
Bed and breakfast P P P X X
DEVELOPMENT STANDARDS BY LAND USE
Broadmoor Master Plan and Development Regulations Page 54
TABLE 3-6: COMMERCIAL AND OFFICE USES
“P” – permitted subject to applicable standards in this code. Allowed uses will be permitted in structures that
have already gone through a site and building review process.
“C” – permitted subject to the conditional use provisions
“X” – not permitted
Uses not listed in this table are not allowed.
Land Use LDR MDR
Mixed
R-C C OS
Administrative and professional offices,
banks, dancing schools
X X P P X
Medical and dental offices X X P P X
Funeral homes X X X P X
Automobile detail shops and automobile
rental or leasing
X X X P X
Hotels and motels X X P P X
Restaurants/ café/ breweries and similar uses X X P P X
Retails stores and shops, e.g., bakeries,
groceries, beauty shops or similar uses
X X
C1
P P X
Filling stations (gasoline and/or electric) X X P P X
Car dealership (showroom sale only) X X P P X
Car wash, repair X X P P X
Entertainment and recreational uses (e.g.,
theaters)
X X P P X
Veterinarian clinics for household pets (no
boarding or outdoor treatment facilities)
X X P P X
Wholesale X X X P X
1. Allowed for live work units and for neighborhood commercial uses with buildings less than 10,000 sq-ft in
size; does not include auto-related uses and drive-throughs businesses.
TABLE 3-7: CIVIC USES
“P” – permitted subject to applicable standards in this code. Allowed uses will be permitted in structures that
have already gone through a site and building review process.
“C” – permitted subject to the conditional use provisions
“X” – not permitted
Uses not listed in this table are not allowed.
Land Use LDR MDR
Mixed
R-C C OS
Museums and galleries C C P P C
Governmental/ civic offices C C P P C
Police and fire stations C C P P C
Libraries P P P P C
DEVELOPMENT STANDARDS BY LAND USE
Broadmoor Master Plan and Development Regulations Page 55
“P” – permitted subject to applicable standards in this code. Allowed uses will be permitted in structures that
have already gone through a site and building review process.
“C” – permitted subject to the conditional use provisions
“X” – not permitted
Uses not listed in this table are not allowed.
Land Use LDR MDR
Mixed
R-C C OS
Community event centers, civic facilities,
recreational centers
P P P P P
Hospitals, clinics C C P P X
Churches and other places of worship C C C P X
Educational institutions C C P P C
Daycare centers and preschool centers C C P P X
Parks, public and private open spaces P P P P P
TABLE 3-8: OTHER USES
“P” – permitted subject to applicable standards in this code. Allowed uses will be permitted in structures that
have already gone through a site and building review process.
“C” – permitted subject to the conditional use provisions
“X” – not permitted
Uses not listed in this table are not allowed.
Land Use LDR MDR
Mixed
R-C C OS
Cottage industries (repair, crafts. Hi-tech etc.) X X C C X
Business incubators X X P P X
Printing shops X X P P X
Existing mineral extractions X X X X X
TABLE 3-9: PROHIBITED USES
“X” – not permitted
Land Uses All Land Uses
1. Automobile sales / Car dealership
2. Automobile assembly services,
3. Repair auto body shops1
4. Mini-storage facilities
5. Pawn shops
6. Adult bookstores or entertainment facilities
7. Truck stops – diesel fuel sales
8. Truck terminals
9. Heavy machinery sales and service
10. Contractor’s plant or storage yards
11. Mobile home and trailer sales and service
12. Veterinarian clinics for livestock, including outdoor treatment facilities
X
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Broadmoor Master Plan and Development Regulations Page 56
“X” – not permitted
Land Uses All Land Uses
13. Any outdoor manufacturing, testing, processing, or similar activity
14. On-site hazardous substance processing and handling or hazardous waste
treatment and storage facilities
15. Junkyards, automobile wrecking yards, scrap iron, scrap paper, or rag
storage, sorting, or baling
16. Recreational vehicle parks
17. Outdoor storage of RVs, boats, and trailers (not individual lot specific) 2
Notes:
1. Allowed in Commercial land when such uses are adequately screened with landscaping buffer from abutting
residential and mixed-use neighborhoods, and the site and building design is compatible with the surrounded
uses
2. Prohibited in Commercial land, allowed as part of residential neighborhoods when screened in such a way
that they are not visible from public streets, abutting residential and mixed-use neighborhoods. Such screening
must be compatible with the design of the surrounding neighborhoods.
DEVELOPMENT STANDARDS: MEDIUM DENSITY RESIDENTIAL
Broadmoor Master Plan and Development Regulations Page 57
3.4.2 MEDIUM DENSITY RESIDENTIAL
This land use will implement the standards in this section and standards from PMC R-2, R-3, R-4,
and PUD zoning. Standards in this section will take precedence over R-2, R-3, R-4, and PUD zoning
standards.
3.4.2.1 Intent
The intent of this land use is to allow small lot single-family homes, both attached and detached, as
well as duplexes, triplexes or multiplexes, and townhomes in this land use.
3.4.2.2 Density
Density in this land use is 6 to 29 dwelling units per acre. Density will vary in different zoning
districts.
3.4.2.3 Lot standards
TABLE 3-10: LOT SIZE IN ZONING
Building Type R-2 R-3 R-4
Single-family detached (minimum) 5,000 sf/du 3000 sf/du 2000 sf/du
Single-family residential - attached
Townhome/Row House (minimum) 3,000 sf/du 2,000 sf/du 1,500 sf/du
Duplex, Triplex, Fourplex (minimum) 2,500 sf/ du 2,000 sf/du 1,500 sf/du
Cottage / courtyard housing (minimum lot size
for 4 units minimum to 12 units maximum) 2
2,000 sf/du 1,800 sf/du 1,500 sf/du
Multiplex (minimum) Based on the Comprehensive Plan density, site design and
parking standards
Notes: Lot size averaging shall apply according to PMC 21.20.070, Lot Size Averaging.
1. Lot standards shall comply with the PMC 25.22 standards for R-2, R-3 and R-4 zoning
districts. A maximum 20% of deviation from lot size, width, and frontage can be allowed if
the average of all lots in the development complies with the standards, and if the
development achieves a better quality of development by deviating from these standards.
Lot size averaging must not reduce the net density. Tables 3-10 indicate lot size
requirements.
2. Lot width, frontage, coverage, and building height and setback shall be according to PMC
25.22 standards for R-2, R-3 and R-4 zoning districts.
3.4.2.4 Access and driveways
1. For multiple units, the distance or length of the driveway approach to the parking shall be
no less than 15 ft (Figure 3-15).
DEVELOPMENT STANDARDS: MEDIUM DENSITY RESIDENTIAL
Broadmoor Master Plan and Development Regulations Page 58
2. Vehicular access and driveway locations shall be located to minimize impact on
pedestrian/bike routes.
3. Shared driveways are allowed for maximum 4 detached dwelling units, and for all attached
dwelling units (Figure 3-15).
4. Duplexes, triplexes and fourplexes shall have shared driveway access from public street.
5. Minimum width of shared driveway, and/or internal access roads shall be 26 ft with a
turning radius of 26 ft except for PMC 21.20.060.
Distance or length of the driveway approach to
the parking
Shared driveway from public street; individual unit driveways from private street
Driveway access from private street or alley
Sidewalk behind the curb-cut
Shared driveway for up to four single-
family detached units
FIGURE 3-15: DRIVEWAY OPTIONS
6. When driveways of individual dwelling units consist of more than 50% of the lot width,
developments must avoid repeated curb-cuts from public streets in order to provide safe
pedestrian movement. At least one of the following design approaches shall be followed
(Figure 3-15):
a. Use shared driveways in order to reduce individual driveways from the main access
road.
b. Driveway access from private streets and/or alleys.
DEVELOPMENT STANDARDS: MEDIUM DENSITY RESIDENTIAL
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c. Place the sidewalk behind the curb-cut and with minimum 20-foot driveway depth from
the back of the sidewalk.
7. For multi-units, internal access roads connecting parking lots and dwelling units shall be
easily identifiable.
8. For apartments and multiplexes, dedicated pedestrian network between parking lots, public
streets and sidewalks, open spaces, and community facilities shall be provided.
9. Developments shall provide pedestrian and bicycle access within and onto the site. Access
points onto the site shall be provided (a) approximately every 330’ to 660’ feet along
existing and proposed perimeter sidewalks and walkways, and (b) at all arrival points to the
site, including abutting street intersections, crosswalks, and transit and school bus stops. In
addition, access points to and from adjacent lots shall be coordinated to provide circulation
patterns between sites.
10. Walkways shall form an on-site circulation system that minimizes the conflict between
pedestrians and traffic at all points of pedestrian access to on-site parking and building
entrances. Walkways shall be provided when the pedestrian access point onto the site, or
any parking space, is more than 60’ feet from the building entrance or principal on-site
destination.
11. A cluster or multiple clusters of dwelling units and parking shall be considered to break
down the long and linear circulation pattern.
12. A network of pedestrian connections shall be provided between parking lots, street
sidewalks, open spaces, community facilities and buildings.
13. Pedestrian walkways shall connect with public parks, open spaces and/or common areas
within the development and in the vicinity.
14. Pedestrian access must be clearly visible from the street and parking lots.
15. Minimum width of a hard surfaced walkway shall be according to the ADA standards.
16. Walkways must be adequately lit to meet the industry and City standards. All lighting,
material and surface standards shall meet the City code.
17. Walkways must be maintained by the owner or owner's association.
3.4.2.5 Setbacks
1. Building setbacks shall be according to Table 3-11 and the standards in this Section 3.4.2.5.
Also see Figure 3-16.
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Broadmoor Master Plan and Development Regulations Page 60
TABLE 3-11: BUILDING SETBACKS
HOME TYPE
Minimum Building Setbacks
Front Rear Side
SFDU – Detached, Duplexes (Living Unit) 15’* 15’ 5’
SFDU – Attached, Townhome, Cottage Housing,
Multiplex/Apartments^ 12’**,+ 15’ 5’
*Permitted when/if attached garage is setback at least 20’, or accessed via rear alley or shared private driveway;
no encroachment of a utility easement permitted
**Permitted with shared driveway is used and parking is located in middle or rear of development
+ When building is accessed directly from public streets, standards of SFDUs-Detached shall apply
^Multiplex/Apartments or mixed=use buildings permitted without a minimum setback if abutting a sidewalk is 8’
or wider and has garage or parking located on the back or side of the site. A 5’ landscaping buffer setback is
required when the abutting sidewalk width is less than 8’
2. Front yard setback for single family detached dwelling units and duplexes shall be as
follows:
a. The living unit of a home may be set back from the back of the sidewalk or property
line whichever is closer to the building a minimum of 15 feet if the attached garage
is setback at least 20 feet from the back of the sidewalk, or if the garages are
accessed from alleyways or private shared driveway.
b. A setback of 15 ft from the back of the sidewalk is allowed when parking and
garages are located on the rear side
3. Front yard setback for single family attached dwelling units and multiplexes shall be as
follows:
a. A setback 12 ft from the back of the sidewalk or property line whichever is closer to
the building is allowed when shared driveway is used, and parking area is located in
the middle, side of rear side of the development. Building structure shall not
encroach upon any utility easements required by the City.
b. When buildings are accessed directly from a public street without a shared
driveway, standards #2 of this Section 3.4.2.5 shall apply.
c. Multiplex/apartments buildings, or townhomes as part of a mixed-use building are
allowed without any setback when they abut an 8 ft or wider sidewalk (including
street tree planting boxes), and the building has garage parking or parking is located
on the side or back of the building.
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Broadmoor Master Plan and Development Regulations Page 61
i. For sidewalks less than 8 ft wide, multiplex buildings shall add a minimum of
5 ft of landscaping in between the sidewalk and building, or expand the
sidewalk for an additional 5 ft to be maintained by the property owner, or
the home owners’ association. Additional setback may be required to
accommodate easements, street or sidewalk improvements, or public
plazas.
Single-family detached
Single-family detached – shared driveway
Single-family attached - townhomes
Cottage homes/ courtyard housing
FIGURE 3-16: SETBACKS AND DRIVEWAY STANDARDS BY BUILDING TYPES
4. Side yard setback shall be 5 ft for all housing types
5. No side yard setback is required for attached dwelling units in zero lot lines; corners of zero
lot lines shall have 5 ft setback
6. Rear yard setback shall be 15 feet for all housing types.
7. Rear yard setback for single family attached dwelling units and multiplexes shall be 15 feet
minimum.
DEVELOPMENT STANDARDS: MEDIUM DENSITY RESIDENTIAL
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8. Lots with alleyways or private driveways and garages accessed from alley shall have 5 ft rear
yard setback for the garage portion from alley. Additional setback may be required if
needed for vehicle turning radius into garage. Rear yard setback for the living portion shall
be according to standards identified in this section.
3.4.2.6 Additional design considerations
1. All residential site and building design standards in the PMC 25.175, such as treatment of
the corner lots, entrance, orientation, open space, landscaping, signage, lighting, building
height, bulk and scale shall apply.
2. Residential developments should orient to surrounding uses, including residential and
non-residential areas, in a way that encourages compatible development patterns,
character, and appearances.
3. Where appropriate, incorporate and enhance significant natural features as site amenities
and/or design elements.
4. Address the critical issues of site layout that influence a compatible and integrated
neighborhood character, including, but not limited to, vehicular access, pedestrian
connectivity, building orientations, and common spaces.
5. Limit street connections for individual residential homes off major roadways, including
highways, principal arterials, and other designated mobility corridors, to mitigate
development impacts on the roadway system.
6. Site entryways, primary circulation patterns, and connections to adjacent uses should
appear and function like complete streets with sidewalks and pedestrian amenities rather
than oriented to accommodate only vehicles.
7. Strategically locate common and open spaces and site amenities to encourage and support
pedestrian activities.
DEVELOPMENT STANDARDS: MIXED RESIDENTIAL AND COMMERCIAL
Broadmoor Master Plan and Development Regulations Page 63
3.4.3 MIXED RESIDENTIAL AND COMMERCIAL
3.4.3.1 Intent
The purpose of Mixed Residential and Commercial land use is to encourage mixed-use
developments for efficient use of land and public services, increase economic return, reduce
transportation costs, encourage human interaction, create place-making with day and evening
activities, create a more sustainable development pattern, and increase development
opportunities.
The notion of mixed use for the Broadmoor area is to accommodate uses that are compatible,
supportive, and complement each other. Various land uses in the Mixed Residential and
Commercial land use designation should be placed in close proximity. To that effect, mixed use can
be horizontal in a block setting, or vertical in a building setting as shown in Figure 3-17.
Horizontal mix of uses in multiple buildings, commercial
facing the street, residential buildings in the back
Vertical mix of uses in the same
building with ground floor retail
FIGURE 3-17: HORIZOTAL AND VERTICAL MIX OF USES
3.4.3.2 Density and mix of uses
1. At least 20% of the combined gross floor area of the buildings proposed within each of the
four Mixed Residential and Commercial land use planning areas (M-1, M-2, M-3 and M-4)
shown in Figure 3-14 shall be devoted to residential uses, and at least 20% to non-
residential uses. The 80%/20% thresholds for residential, commercial, and non-residential
uses shall be applied based on the following criteria:
a. Use within a specific mixed-use area (M1, M2, M3 or M4)
b. Use is located within and/or overlapping a mixed-use area and/or different land use,
in conformance with 3.4.3.2(1)
c. Uses are within 1/4-mile proximity
2. Parking garages or portions of garages devoted to residential or non-residential uses may be
counted toward this requirement, but surface parking may not.
DEVELOPMENT STANDARDS: MIXED RESIDENTIAL AND COMMERCIAL
Broadmoor Master Plan and Development Regulations Page 64
3. Maximum of one single use can be 80% of the total development and/or the floor area,
whichever applies.
4. The Planning Director may approve ratios and/or density lower than the minimum up to
10% if the project meets the overall intent of the Mixed Residential and Commercial land
use.
5. Public uses shall be based on design general standards.
Residential Mix
1. For vertical mixed-use projects, minimum 20% of the building area for vertical mixed use, or
20% of the total building project wide shall be residential.
2. Density of minimum 21 dwelling units per acre for the residential portion of the site shall be
required.
Commercial/ Non-Residential Mix
1. Minimum 20% of the building area for vertical mixed use, or 20% of the total building/floor
area on the site shall be commercial or a non-residential use.
3.4.3.3 Lot standards
Size
1. Lot standards are flexible, and shall be according to the mixed-use block standards in sub-
section 3.2.2.2.
2. Residential portions of developments for horizontal mixed-use shall be according to lot
standards as mentioned in Medium Density Residential Section 3.4.2.3, Table 3-10, Lot Size
in Zoning, and PMC 25.22 standards for R-2, R-3 and R-4 zoning districts.
3.4.3.4 Building design standards
Height
1. Mixed use with ground floor retail shall have a maximum height of 90 feet including upper-
level step backs.
2. Residential building shall maintain maximum building height according to PMC 25.22 unless
mentioned in this Section.
3. Maximum building height for multiplex/multifamily adjacent to commercial areas in a
horizontal mixed-use shall be 90 feet including upper-level step backs.
DEVELOPMENT STANDARDS: MIXED RESIDENTIAL AND COMMERCIAL
Broadmoor Master Plan and Development Regulations Page 65
Active Ground Level and Building Design
1. For vertical mixed use, and commercial portion of horizontal mixed use, ground levels shall
be designed to promote easy pedestrian access. Human scale design shall include:
a. Linkages between sidewalks and building access
b. Store frontage with at least 50% of transparent façade on the street side and/or
pedestrian access side
c. Building form and scales that relate to pedestrians, such as wider sidewalk at the
ground level, awning, canopies, pergolas, etc.
2. For vertical mixed use, and commercial portion of horizontal mixed use, buildings should be
designed with architectural features such as:
a. Projecting or recesses elements, varying roofline, upper level step back (Figure 3-18)
b. Modulation and articulation. Vertical articulation of buildings shall be at least at
every 50 feet.
FIGURE 3-18: GROUND FLOOR RETAIL AND UPPER LEVEL STEP BACK
3. At least 30% of the floor area of the ground floor or a portion of a mixed-use development
must be dedicated to commercial uses that are accessible to pedestrians. when located on
streets other than principal arterials. These standards shall be applicable for street
frontages on arterial streets when they are the main street frontages.
a. Parking garages can be included in this count as long when they do not consist of
more than 25% of the site or street frontage. These standards shall be applicable for
DEVELOPMENT STANDARDS: MIXED RESIDENTIAL AND COMMERCIAL
Broadmoor Master Plan and Development Regulations Page 66
street frontages including arterial and collector street frontages when they are the
main street frontages.
4. Commercial building frontages shall have at least 50% of transparent façade on the street
side. Blank facades shall not face public streets. In case when such facades are unavoidable,
blank facades shall be treated with trellises, modulation of the façade, display windows,
artwork, lighting, and enhanced landscaping treatment.
5. Service areas such as utilities, dumpsters, loading docks, etc. shall be located in the less
visible side of the site to avoid negative visual impacts on the street environments. They
shall not face a major public street. In cases where there are no other options, backside
facing public streets must be screened from public view with landscaping, and/or fencing
that are consistent with the overall building design.
6. Roof-mounted mechanical equipment must be located and screened so the equipment is
not visible from the ground level of adjacent streets or properties. Color of roof-mounted
equipment should be matched with the exposed color of the roof to minimize visual impacts
whenever possible.
7. Other standards such as Section 3.6, Street Environment and Public Realm shall apply to
activate buildings’ ground level with the street environment.
3.4.3.5 Access and driveways
1. Standard driveway width for individual dwelling units (attached) for residential uses: 15 feet
minimum; 20 feet maximum
2. Shared driveway width for all attached dwelling units shall be 26 feet minimum, 30 feet
maximum. This doesn’t apply to multiplexes and/or vertical mixed-use buildings.
3. Additional access and driveway standards from Section 3.4.2.4, Access and driveways shall
apply for residential uses in a horizontal mixed-use setting.
4. For vehicular and pedestrian accesses, see Section 3.2.3, Circulation and Connectivity.
5. Each mixed-use building must have clearly visible front entrance accessible by pedestrians
from the street. Residential entries should be designed to provide separation between front
doors and the street environment.
6. Street crossings/crosswalks for pedestrian shall be designed to enhance visibility and safety;
they shall use clear demarcation, painted pavement surface, raised sidewalk at the crossing,
or similar treatment.
DEVELOPMENT STANDARDS: MIXED RESIDENTIAL AND COMMERCIAL
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3.4.3.6 Compatibility
1. Compatibility of Uses. Land uses in mixed-use sites shall be selected and designed to
encourage interaction among uses (Figure 3-19). Examples include but are not limited to
commercial developments that are significantly used for shopping by on-site or adjacent
residents or office workers.
2. All buildings and improvements on the site shall be located and designed to look and
function as an integrated development and to encourage pedestrian travel between
buildings and uses.
FIGURE 3-19: INTEGRATED MIXED-USE DEVELOPMENT
3. Multiple uses can be designed to be compatible with each other visually and functionally
through massing, building material, façade treatment, and orientation (Figure 3-20).
FIGURE 3-20: COMPATIBLE BUILDING DESIGN
3.4.3.7 Setbacks
1. Residential buildings in horizontal mixed-use developments shall comply with the setback
standards in Section 3.4.2.5, Setbacks and 3.4.3.8 Building Placement and relationship with
Street, whichever is applicable.
2. Commercial and vertical mixed-use buildings:
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Broadmoor Master Plan and Development Regulations Page 68
a. No setback is required for buildings. However, buildings shall not encroach on
utility easements.
b. Setbacks shall be consistent to make a pedestrian-friendly street frontage except
when buildings setbacks are used to create plazas, open space and public
amenities.
c. Majority of setback areas shall be dedicated to public realm for pedestrian
activities such as wider sidewalk, plazas, public open spaces, outdoor seating
areas, etc. See Section 3.4.3.8, Building Placement and Relationship with Streets,
and Section 3.6, Street Environment and Public Realm.
3.4.3.8 Building placement and relationship with streets
1. For horizonal mixed use project site applications, commercial portion of the
development should be primarily on the public street frontage while residential uses can
be located further away from the primary street.
2. Parking shall be located behind the buildings (Figure 3-21) and shall not be allowed
between buildings and the street within community centers and corridors (Figure 3-26)
except as allowed in section 3.7.
FIGURE 3-21: BUILDINGS CLOSE TO THE STREET
3. Vertical mixed-use buildings of non-residential buildings that are part of mixed-use
projects must be located close to the street. When abutting a corridor street, such
buildings shall be within 10 feet of the inward from the property line, and for all other
streets within Mixed-Residential and Commercial land use, buildings shall be within 20
feet of the inward from the property line, except for when buildings are set back to
create plazas, open space and public amenities (Figure 3-22).This does not prevent
additional buildings to be located away from the street in a multiple building setting.
DEVELOPMENT STANDARDS: MIXED RESIDENTIAL AND COMMERCIAL
Broadmoor Master Plan and Development Regulations Page 69
FIGURE 3-22: BUILDING PLACEMENT WITH PLAZAS AND COURTYARDS
4. Corners of community centers and corridor intersections shall be treated with plazas,
wider sidewalks, landscaping, artwork, and street furniture such as seating, benches,
bike racks, etc. (Figure 3-23).
FIGURE 3-23: TREATMENT OF STREET CORNER WITH PLAZAS AND OUTDOOR SEATING
5. The primary access to buildings shall be visually prominent and easily accessible by
pedestrians. Street frontages and intersections shall be enhanced with sidewalk, front
court, plazas.
6. Separate buildings shall be connected through pedestrian linkages delineated through
landscaping, differentiated surface materials, or texture.
7. Blank façade shall be treated with trellises, modulation of the façade, display windows,
artwork, lighting, etc.
DEVELOPMENT STANDARDS: COMMERCIAL
Broadmoor Master Plan and Development Regulations Page 70
3.4.4 COMMERCIAL
3.4.4.1 Intent
The intent of this land use is to allow various commercial uses to serve the area such as retail,
wholesale, service, and ancillary office uses, as well as appropriate public uses such as government
that meet the vision for the Broadmoor area to become a vibrant pedestrian-friendly community
with quality design.
3.4.4.2 Development standards
1. Development standards such as density, intensity, setback, height, parking, etc. shall be
according to the City’s zoning codes for commercial uses. Additional standards are
described below that will take precedence in the case of a conflict with the City’s zoning
codes for commercial uses.
3.4.4.3 Building placement and relationship with streets
1. Buildings shall be located close to the street to enhance streetscape character.
a. Parking shall not be allowed between buildings and the street.
b. In cases when parking abuts the street, standards from Section 3.7.2(5) shall apply.
2. Commercial buildings abutting Mixed Residential and Commercial land use, and/or
located within the community centers and corridors (Figure 3-26) shall be within 10 feet
of the inward from the property line except for when buildings are set back to create
plazas, open space and public amenities (Figure 3-22).
3. Parking shall not be allowed between buildings and the street within community centers
and corridors (Figure 3-26). Corners of such community centers and corridors shall be
treated with plazas, wider sidewalks, landscaping, artwork, and street furniture such as
seating, benches, bike racks, etc. (Figure 3-23).
4. Both pedestrian and vehicular access to the site shall be clearly visible and safe.
5. Buildings should be oriented to face public streets, open space, or plazas.
6. Blank facades should not face public streets. In case when such facades are unavoidable,
blank facades shall be treated according to the standards in Section 3.4.4.4, Building
Design.
7. Buildings are encouraged to be oriented to reduce exposure to strongest summer
sunlight and glare from reflecting surfaces.
8. Service areas shall be located away from public streets.
DEVELOPMENT STANDARDS: COMMERCIAL
Broadmoor Master Plan and Development Regulations Page 71
3.4.4.4 Building Design
1. Building designs should appropriately address building scale, mass, and form, and the
use of materials, architectural elements, and details to ensure a compatible and
aesthetic built environment.
2. Entrance to the building must be prominent with entry doors, porches, protruded or
recessed entrances and shall be easily accessible from the adjacent public street and
parking lots.
3. Primary pedestrian entrances must face public streets, open spaces, or plazas,
whichever is available.
4. The street facing facade shall be designed to break down the bulk and mass into
pedestrian scale by using the at least two of the modulation and articulation techniques
as follows:
a. Change in the roof or wall plane. For wall plane (façade modulation), use recesses
and/or projections (Figure 3-24)
b. Projected or recessed elements, canopies, cornices, etc.
c. Upper-level step back when feasible
FIGURE 3-24: FAÇADE MODULATION
5. Blank façades shall be treated with trellises, modulation of the façade, display windows,
artwork, lighting, etc.
6. For commercial buildings, façade facing public streets or public open spaces or plaza
shall have at least 25% of the façade area composed of clear vision glass unless a
specific alternative design provides a better façade treatment and is approved by the
Planning Director.
7. For ground floor retail, at least 40% of the ground floor façade shall be oriented
towards, or face public streets or public open spaces or plazas, unless a specific
DEVELOPMENT STANDARDS: COMMERCIAL
Broadmoor Master Plan and Development Regulations Page 72
alternative design provides a better façade treatment and is approved by the Planning
Director.
8. Service areas such as utilities, dumpsters, loading docks, etc. shall be located in the less
visible side of the site to avoid negative visual impacts on the street environment. They
shall not face a major public street. In cases where there are no other options, backside
facing public streets must be screened from public view with landscaping and/or fencing
consistent with the overall building design.
9. Roof-mounted mechanical equipment must be located and screened so the equipment
is not visible from the ground level of adjacent streets or properties. Color of roof-
mounted equipment should be matched with the exposed color of the roof to minimize
visual impacts whenever possible.
DEVELOPMENT STANDARDS: OPEN SPACE
Broadmoor Master Plan and Development Regulations Page 73
3.4.5 OPEN SPACE
3.4.5.1 Intent
Open space land use provides various functions, such as active and passive recreation, public realm,
pedestrian interaction, contrasts to the built environment, environmental protection, etc. Open
Space land use is intended to:
• Provide various recreational opportunities in parks and recreational areas
• Protect public and/or private natural areas
• Offer scenic qualities in a built environment
• Protect sensitive or fragile environmental areas and functions of the environment
• Preserve the capacity and water quality of the stormwater drainage system
• Provide pedestrian and bicycle transportation connections.
Open space requirements are applicable to all developments within the Broadmoor Master Plan
area. Open spaces are intended to be included within other land uses even if the land use
designation is not Open Space. This includes plazas, trails, courtyards etc. (Table 3-12).
3.4.5.2 Standards
1. Standards for various types of open spaces shall be in compliance with zoning,
streetscape, critical areas, and shoreline regulations and parks and recreation standards
as applicable. However, certain open spaces identified in this section may retain the
underlying zoning and land use designation of the primary use, such as private plazas,
courtyards etc.
2. Open spaces shall be connected with bike and trail facilities. Some open spaces such as
plazas can be extensions of the street environment as well as connected with the trail
system.
3. Developments shall provide open space in the form of parks, plazas, courtyards, bike
and trail connections and natural and landscaped open space. Lands for public parks and
open space shall be required in accordance with the City’s Parks, Recreation and Open
Space Plan’s LOS requirements.
4. Additional design considerations for Open Space are indicated in Table 3-12.
DEVELOPMENT STANDARDS: OPEN SPACE
Broadmoor Master Plan and Development Regulations Page 74
TABLE 3-12: OPEN SPACE STANDARDS
Natural Open Spaces Parks Plazas Trails/Greenways
Open space
types
An open space
intended for
preservation in its
natural condition; this
also includes
environmentally critical
areas; unstructured
and limited number of
structures can be
allowed.
Parks are a
combination of
active and passive
recreational uses,
such as sports
(active), fishing
(passive) as indicated
in the City’s PROS
Plan. Parks can be
public and/or
private.
An open space
available for civic
purposes and
commercial
activities. Building
frontages should
define these spaces.
Plazas are primarily
hardscape
combined with
landscaping.
Trails are for
pedestrian and
bicycle users; they
may be placed
within
developments and
natural areas. This
includes trails
indicated in the
PROS Plan, as well
as private trails.
Frontage/
Access
Access can be
restricted to protect
the sensitive nature of
the environment;
public streets and
pedestrian trails shall
provide access
according to existing
codes.
At least two street
frontages are
required.
At least one street
frontage is required.
Connectivity points
with street
sidewalks, and
public access points
required.
Size Varies. According to the
PROS Plan standards.
Width: 10 feet
minimum.
Length: 20 feet
minimum.
Width: 5 feet
minimum.
Facilities to
consider
Signage, trails,
benches, drinking
fountains, restrooms.
Signage, trails,
benches, sports
facilities, drinking
fountains, restrooms;
additional facilities
according to the
PROS Plan.
Seating
arrangements,
water features,
drinking fountains,
bike racks.
Signage, benches,
drinking fountains.
3.4.5.3 Residential open space standards
1. Open spaces within residential development should provide private open space or
courtyard for residents (Figure 3-25). Instead of fragmented small open spaces, open
spaces should be consolidated whenever possible, in accordance with the City’s open
space and landscaping standards (PMC 25.175.080).
DEVELOPMENT STANDARDS: OPEN SPACE
Broadmoor Master Plan and Development Regulations Page 75
2. Residential open space shall be no less than 25 feet wide, and not less than 800 square
feet in area. Developments of more than 10 units shall add 50 square feet for each
additional unit.
Townhomes
Cottage homes
FIGURE 3-25: OPEN SPACES WITHIN RESIDENTIAL DEVELOPMENTS
3.4.6 RECLAMATION
3.4.6.1 Intent
The intent of the Reclamation land use is to designate areas that are currently or more recently
have been used for gravel mining operations for future reclamation.
3.4.6.2 Standards
1. A reclamation plan and future studies shall be required to designate appropriate uses in
this area.
DEVELOPMENT STANDARDS: COMMUNITY CENTERS AND CORRIDORS
Broadmoor Master Plan and Development Regulations Page 76
3.5 STANDARDS APPLICABLE TO COMMUNITY CENTERS AND
CORRIDORS
3.5.1 INTENT
Community center and corridor standards shall apply to the center and street corridor locations in
addition to all other standards in the underlying land use and zoning districts. Community center
standards shall apply to abutting properties at the intersections and within 200 feet of the
intersection as shown in Figure 3-26. Street corridor standards shall apply mostly to mixed-use and
abutting street corridors as shown in Figure 3-26.
1. Gateway center at Broadmoor Boulevard and Sandifur Parkway intersection
2. Mixed-use center at Road 100 and Sandifur Parkway intersection
3. Waterfront neighborhood center at the future north-south roadway and Sandifur
Parkway intersection
FIGURE 3-26: BROADMOOR COMMUNITY CENTERS AND CORRIDOR OVERLAY
108
DEVELOPMENT STANDARDS: COMMUNITY CENTERS AND CORRIDORS
Broadmoor Master Plan and Development Regulations Page 77
3.5.2 GATEWAY CENTER
Gateway center shall provide a sense of entering inside a community while maintaining the retail
and commercial character of the land use.
3.5.2.1 Design standards for Gateway Center
Within the Broadmoor area, lots at the intersection of Broadmoor Boulevard and Sandifur Parkway
shall be treated with the following:
1. Landscaping
2. Gateway signage at the intersection
3. Buildings located close to the intersection
3.5.3 MIXED-USE CENTER
This will provide a central location for various pedestrian-oriented uses and activities such as
restaurants, shopping, transit access, housing, etc.
3.5.3.1 Design standards for Mixed-use Center
1. Buildings shall be located close to the intersection.
2. Buildings shall face the corner and be accessed by pedestrians from the sidewalk(Fig 3-
27).
FIGURE 3-27: BUILDING ACCESSED FROM THE CORNER
3. Building designs shall appropriately address building scale, mass, and form, and the use
of materials, architectural elements, and details to ensure a compatible and aesthetic
contribution to the built environment.
DEVELOPMENT STANDARDS: COMMUNITY CENTERS AND CORRIDORS
Broadmoor Master Plan and Development Regulations Page 78
4. Parking lots shall not be allowed at the corner. Locate parking toward the interior of the
site and integrate parking areas to establish an attractive built environment that
provides accessibility to public spaces and buildings.
5. Sidewalks shall be minimum 10 feet wide.
6. Public spaces, plazas, and/or outdoor seating are required at each intersection.
7. Ground floor retail should have transparent façade to provide visibility.
8. Landscaping with shade trees shall be provided.
9. All other Mixed Residential and Commercial land use standards shall apply.
3.5.4 WATERFRONT NEIGHBORHOOD CENTER
This will provide a central location for various pedestrian-oriented uses and activities as well as
access to the trails and shoreline-based recreation.
3.5.4.1 Design Standards for Waterfront Neighborhood Center
1. All standards for Mixed-use Center and Mixed Residential and Commercial land use shall
apply.
2. Developments should connect to the trail system to provide access to the shoreline
according to the City’s Linkage Plan and shoreline access as indicated in the Shoreline
Master Program.
3. Developments should consider and provide visual access to the shoreline when possible.
4. Developments should maintain environmental protection.
3.5.5 STREET CORRIDORS
Street corridors will promote walkability and create an outdoor environment for various pedestrian-
oriented uses and activities such as restaurants, shopping, transit access, housing, etc.
3.5.5.1 Design Standards for Street corridors
1. All standards in Sections 3.4.3.8 and 3.4.4.2, Building Placement and Relationship with
Street referring to Street corridors shall apply
2. Parking standards for corridors in Section 3.7 shall apply
3. Street Environment and Public Realm standards in Section 3.6 shall apply
DEVELOPMENT STANDARDS: STREET ENVIRONMENT & PUBLIC REALM
Broadmoor Master Plan and Development Regulations Page 79
3.6 STREET ENVIRONMENT AND PUBLIC REALM
3.6.1 INTENT
The intent of street standards is to create an outdoor environment reflecting the character of each
land use (Figure 3-26). For example, streets within Mixed Residential and Commercial land use shall
be pedestrian oriented to allow active outdoor pedestrian ambience. For mixed-use areas, street
sidewalks should provide public realm with walking, shopping, seating, and various interactions.
Streets should provide connectivity, accessibility, window shopping, and various recreational
opportunities. For residential streets, access and circulation for both pedestrian and vehicular traffic
should be considered.
Expansion of sidewalks for outdoor seating
Sidewalk promoting walkability and enjoyment
FIGURE 3-28: ACTIVE STREET ENVIRONMENT WITH OUTDOOR SEATING AND WALKING
3.6.2 STANDARDS
3.6.2.1 Street environment
1. Sidewalks in the Mixed Residential and Commercial and commercial land use shall be wide
in accordance with Figures 3-30 through 3-35. Businesses fronting such sidewalks shall be
allowed to provide outdoor seating and activities when such activities maintain a clear
width according to ADA standards.
2. Streetscape shall comply with Section 3.7, Landscaping Standards
3. Mixed-use streets shall include street furnishing such as outdoor seating, benches, bike
racks, artworks, planter boxes etc. Front side of mixed-use buildings shall include plazas,
outdoor seating areas, and/or landscaping.
4. Building design, facades treatment and architectural details shall create visual interest at
the street level. Developments standards under Sections 3.4.3.8 and 3.4.4.3, Building
Placement and Relationship with Streets shall apply for an effective street environment.
DEVELOPMENT STANDARDS: STREET ENVIRONMENT & PUBLIC REALM
Broadmoor Master Plan and Development Regulations Page 80
5. The City’s Transportation System Master Plan (TSMP) provides lists of specific street types
and design standards based on traffic demand, and the character of the land use they will
serve. Based on the TSMP, Broadmoor area street and sidewalk standards shall maintain the
standards illustrated in Figures 3-30 through 3-35.
3.6.2.2 Courtyards and plazas
1. Both private and semi-private outdoor spaces shall be incorporated in mixed-use
developments. Private outdoor courtyard areas are for residents only. Semi private plaza
areas for visitors shall also be provided in areas adjacent to the retail/commercial uses
2. Plazas can be located at major street intersections, and connected with sidewalks and
pedestrian trails.
3. Buildings shall be oriented towards plaza areas to create an active street environment.
3.6.2.3 Mid-block connections
1. Mid-block connections shall be allowed through the site and through the buildings to
enhance pedestrian connections through the neighborhoods (Figure 3-29).
2. They shall be used when block length exceeds the required standards.
3. Access to mid-block pathways should be clearly visible, and should be designed to invite
pedestrians. They shall be connected with sidewalks.
4. Mid-block connections shall be well-lit for safety
5. They should connect with sidewalks and other street level uses such as outdoor seating and
dining, art-work, water features etc.
FIGURE 3-29: NON-RESIDENTIAL MID-BLOCK CONNECTION
3.6.2.4 Alleys
1. Alleys are to be used for service access, such as garages for residential uses, and loading
services for commercial uses.
2. Alleys are encouraged in all land uses.
DEVELOPMENT STANDARDS: STREET ENVIRONMENT & PUBLIC REALM
Broadmoor Master Plan and Development Regulations Page 81
3.6.2.5 Service and internal connections
1. Standards for private streets/lanes:
a. Private street improvements for streets providing access to uses that 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 32 feet back-to-back of curb. Street lighting will
be provided per the type chosen at the developer’s discretion unless otherwise
specified by the City.
b. 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 that is separated from vehicle traffic
movements. Street lighting will be provided per the type chosen at the developer’s
discretion unless otherwise specified by the City.
c. Private streets must not interfere with vehicle, public transportation, or
non-motorized access to public areas, and may not preclude the connection of the
transportation system.
d. Stormwater facilities must be designed to treat and retain all stormwater on site
without any runoff entering City right-of-way.
e. Every private street shall be named, and names shall be clearly posted in accordance
with the Manual of Uniform Traffic Control Devices (MUTCD) standards.
2. Alleys, if used, shall maintain a minimum 20-foot width.
DEVELOPMENT STANDARDS: STREET ENVIRONMENT & PUBLIC REALM
Broadmoor Master Plan and Development Regulations Page 82
FIGURE 3-30: PRINCIPAL ARTERIAL STREET STANDARDS
DEVELOPMENT STANDARDS: STREET ENVIRONMENT & PUBLIC REALM
Broadmoor Master Plan and Development Regulations Page 83
FIGURE 3-31: MINOR ARTERIAL STREET STANDARDS
DEVELOPMENT STANDARDS: STREET ENVIRONMENT & PUBLIC REALM
Broadmoor Master Plan and Development Regulations Page 84
FIGURE 3-32: COLLECTOR STREET STANDARDS
DEVELOPMENT STANDARDS: STREET ENVIRONMENT & PUBLIC REALM
Broadmoor Master Plan and Development Regulations Page 85
FIGURE 3-33: NEIGHBORHOOD COLLECTOR STREET STANDARDS
DEVELOPMENT STANDARDS: STREET ENVIRONMENT & PUBLIC REALM
Broadmoor Master Plan and Development Regulations Page 86
FIGURE 3-34: LOCAL STREET STANDARDS
3.6.2.6 Multi-use trails
Trails in the Broadmoor areas can be multi-use/ shared-use in conjunction with existing sidewalks,
or standalone pathways. These will provide walking and biking opportunities. Depending on their
location, they can serve both recreational and transportation needs. The path design will vary in
terms of use, surface types, and widths. Hard surfaces are generally better for bicycle travel.
Adequate widths should be provided to accommodate walking, biking, and maintenance vehicle
access. Recommended width identified for trails is shown in Figure 3-35.
DEVELOPMENT STANDARDS: STREET ENVIRONMENT & PUBLIC REALM
Broadmoor Master Plan and Development Regulations Page 87
FIGURE 3-35: MULTI-USE PATHWAY
DEVELOPMENT STANDARDS: PARKING
Broadmoor Master Plan and Development Regulations Page 88
3.7 PARKING STANDARDS
3.7.1 STANDARDS FOR RESIDENTIAL DEVELOPMENTS
1. Locate parking toward the interior of the site, or backside of the buildings; integrate parking
areas to establish an attractive built environment that provides accessibility to public spaces
and buildings
2. Two on-site parking stalls per dwelling unit is required in general except for when they are
specifically mentioned in Table 3-13.
3. For multi-unit apartments containing studio units, a reduction in parking for studio units
can be considered at one parking per each studio apartment.
4. An average of 25% reduction in minimum parking is allowed for all dwelling units in a
multiplex within ¼ mile of transit
5. For multiplexes/ apartments, primary parking, open or covered, and garages must be
located at the rear or side of the lot, or must be located in areas that are less visible or less
prominent from the street. On the primary street frontage, no more than 10% of the total
parking stalls, or 35% of the street frontage, whichever is less in length can be used for
parking.
6. For multiplexes/ apartments, parking located near the street must be screened with a
minimum of 15 ft landscaping buffer between the sidewalk and parking. Landscaping buffer
shall include trees and shrubs. See Residential Site Landscaping for additional details.
7. For multiplexes/ apartments, parking must be visible and adequately lit from open areas,
pedestrian walkways and dwelling units in order to ensure safety.
8. Large parking lots in apartment or multi-unit developments with more than 660 liner feet of
parking shall be broken into a few smaller parking lots.
3.7.2 STANDARDS FOR MIXED-USE AND NON-RESIDENTIAL DEVELOPMENTS
1. Parking in the Mixed Residential and Commercial land use shall be according to the
requirements in Table 3-13.
2. Residential and commercial parking shall be physically separated or clearly designated.
3. Vehicular access and driveways shall be located to minimize impact on pedestrian/bike
routes and optimize regional traffic flow.
4. Parking lots shall not occupy the corner directly facing a street intersection.
DEVELOPMENT STANDARDS: PARKING
Broadmoor Master Plan and Development Regulations Page 89
5. On local, neighborhood collector and collector streets in Mixed Residential and Commercial
land use, and within community centers and corridors (Figure 3-26), parking shall not be
located between the street and the primary building (Figure 3-36). The City may allow an
individual building or development to have surface parking on no more than 50% of the
street frontage in Commercial land use, and no more than 30% on the centers and corridor
streets (Figure 3-26) and according to Section 3.2.3.2, Street Connectivity Standards. Parking
garages can be included in the count as buildings when they do not consist of more than
25% of the site or street frontage. These standards shall also be applicable for arterial and
collector street frontages when they are the main street frontages.
a. In cases when parking abuts the street, at least 15 feet buffer between the street
and the parking lot shall be used. Such buffer shall include sidewalks, plazas,
landscaping etc. (Figure 3-37). Corners of the parking lots facing a public intersection
shall also be treated with a minimum of 75’ square-feet of public amenities, green
space, landscaping, benches, etc.
FIGURE 3-36: PARKING BEHIND THE BUILDING IN MIXED-RESIDENTIAL AND COMMERCIAL LAND USE
b. Single buildings containing single use or business that exceed 100,000 square feet
(first floor only), and/or when the site faces three of more public street frontages
may apply for an exemption to standards in 3.7.2(5) in Commercial land use. In such
cases following standards shall apply:
i. Street frontage may be counted as an aggregate of all public street frontages
instead of each public street for surface parking, and 50% of the aggregated
public street frontages can front surface parking
ii. The site shall include additional landscaping and public space treatment
along the frontages, with a minimum of a 20’ buffer and 200 square feet of
DEVELOPMENT STANDARDS: PARKING
Broadmoor Master Plan and Development Regulations Page 90
public/pedestrian amenities at intersection corners. Additionally, the
landscaping buffer shall include street trees at every 100 ft.
iii. Parking lot shall include clearly designated and enhanced walkways at every
120 ft; such walkways shall be treated with separate pavement material,
landscaping and/or pedestrian striping.
iv. Safe pedestrian walkways shall be provided from the parking lot to the
building and public sidewalks.
v. All standards of 3.8.3, Parking lot landscaping shall apply.
6. Portions of site frontages that are devoted to off-street parking or access shall include
design features such as landscaping screening to maintain visual continuity of the street
and sidewalk to the fullest extent possible (Figure 3-37).
7. Parking lots shall include bicycle racks near the sidewalk or close to the building.
FIGURE 3-37: PARKING LOT SCREENED WITH LANDSCAPING AND ARTWORK
8. 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.
9. Parking lots among abutting parcels/businesses shall be connected.
10. Developments shall comply with Section 3.8.3, parking lot landscaping and buffer
standards.
11. Parking lots shall have pedestrian connectivity e.g. walkways, mid-block connections etc.
at every 250 ft.
DEVELOPMENT STANDARDS: PARKING
Broadmoor Master Plan and Development Regulations Page 91
12. Coordinate with public transportation provider for conformance with planned transit
systems to the transportation network and plan for the integration of appropriate
transit facilities and infrastructure.
13. Parking lots near transit centers shall include shared parking between businesses and
transit riders. In such cases, staggering time of the share parking lots shall be
considered.
3.7.3 PARKING REDUCTIONS
1. The number of parking stalls required can be lowered by 15% for parking areas greater
than 16,000 square feet.
2. If adjoining developments can be developed and designed efficiently and economically
as one facility, the total combined required parking stalls may be reduced by 10%.
3. The required number of parking stalls can also be reduced by 20% if the developer
includes access to bus stop on a transit route, or shared parking spaces with adjacent
developments.
4. For structured parking, up to 20% reduction in required parking shall be allowed.
5. Parking lots larger than the minimum required in the code should have a 10% increase
in the total landscaping area, number of trees, shading, and pedestrian walkways in
addition to other design standard requirements.
TABLE 3-13: PARKING STANDARDS IN MIXED RESIDENTIAL AND COMMERCIAL LAND USE
Use Category Minimum Maximum
RESIDENTIAL USES
Single-family detached 1 2
Accessory dwelling units 0.5 1
Single-family attached
Townhomes/ row houses 1 2
Duplex, triplex, fourplex 1 per du 2 per du
Apartments/ Multifamily
dwellings/ Condominiums
0.75 per du 1.5 per du
Manufactured homes/ factory-
assembled homes
According to the type of
developments, single-family or
multiplex
Nursing homes and assisted living
facilities
0.25 per bed 0.5 per bed
Adult family home (6 or fewer) Same as single-family requirements
Family home day care facility Same as single-family requirements
DEVELOPMENT STANDARDS: PARKING
Broadmoor Master Plan and Development Regulations Page 92
Use Category Minimum Maximum
COMMERCIAL, OFFICE, EDUCATIONAL, AND GOVERNMENT USES
(per 1,000 square feet of gross floor area unless otherwise specified)
Churches, places of worship, clubs,
fraternal societies
1 per 100 square feet main
assembly area
1 per 60 square feet of main
assembly area
Commercial lodging (hotel, motel,
bed and breakfast, short-term
vacation rentals)
0.5 per room
1 per room
EDUCATIONAL USES
Elementary schools 1 per classroom and 1 per
employee
1.5 per classroom
Middle schools 1 per classroom 2 per classroom
High school 7 per classroom 10.5 per classroom
Universities, colleges, business,
professional, technical and trade
schools
0.3 per full-time student and 0.8
per employee
0.5 per FTE student and 0.8 per
employee
Gyms or fitness centers 3 5
Museums and art galleries 2.5 4
Offices: administrative,
professional, government
2 4
Medical and dental offices Same as retail and services
Libraries Same as offices
Community event centers Based on site planning standards
Portable food vendors/food trucks None required None required
Restaurants/bars/ breweries,
wineries, and distilleries
0.5 per 3 seats 1.0 per 3 seats
Retail sales and services 3 5
Car dealership (showroom sale
only)
Same as retail and services
Car wash, repair Same as retail and services
Filling stations ((gasoline and/or
electric)
Same as retail and services
Veterinarian clinics for household
pets (no boarding or outdoor
treatment facilities)
Same as retail and services
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
approval process
Event entertainment (indoor or
outdoor)
1 per 8 seats 1 per 5 seats
Theaters 1 per 4 seats 1 per 2.7 seats
DEVELOPMENT STANDARDS: PARKING
Broadmoor Master Plan and Development Regulations Page 93
Use Category Minimum Maximum
Institutional Uses
Hospitals 1 per bed 1.5 per bed
Police and fire stations 2 4
DEVELOPMENT STANDARDS: LANDSCAPING | ENVIRONMENTAL PROTECTION
Broadmoor Master Plan and Development Regulations Page 94
3.8 LANDSCAPING STANDARDS
3.8.1 GENERAL STANDARDS
1. Developments shall conform with the landscaping standards of PMC 25.180, especially
PMC 25.180.060 for streets in the Broadmoor area, and PMC 25.180.070, Parking Lot
Landscaping.
2. Landscaping should maintain the selection of plants listed from the Washington Native
Plant List for Franklin County (wnps.org). Xeriscape methods for drought-tolerant
landscaping should be used. Plant material shall be a mixture of drought-tolerant
deciduous and evergreen trees. Drought-tolerant plant materials may contribute up to
50% of the required landscaping ground cover and street trees.
3. Preservation of mature trees should be considered during any development. .
4. Replacement of existing trees shall be 1:1.5 ratio.
3.8.2 STREET FRONTAGE
1. Street trees shall be planted along public streets as shown in Section 3.6, Street
Environment and Public Realm.
2. Developments must include street trees aligned in clusters of varied spacing or equal
spacing depending on the street and neighborhood character.
3. Where street trees are planted with equal spacing, spacing shall be 30 feet maximum
from each center.
4. Street tree minimum size at installation should be 1.5-inch caliper.
5. Street tree locations must be coordinated with the street lighting and utility plans to
minimize interference.
6. All landscaping elements, plant materials, and street trees shall be planted or installed
by the developer and maintained by the property owners or business owners. A
maintenance agreement among adjoining property owners shall be required; the
agreement shall run with the land.
3.8.3 PARKING LOT LANDSCAPING AND BUFFERS
1. The parking lots must be landscaped with large canopy type trees as listed in the
recommended tree listing or as approved by the City, that provide shade without
obstructing visual access to businesses. Trees should be allowed to mature and be
DEVELOPMENT STANDARDS: LANDSCAPING | ENVIRONMENTAL PROTECTION
Broadmoor Master Plan and Development Regulations Page 95
maintained a minimum height of 30 feet. At least 40% of the entire parking lot must be
shaded by these trees within 12 years of planting.
2. Large parking lots shall be broken into smaller ones with landscaping and pedestrian
connections. A landscaped area shall be within 75 feet of any parking stall.
3. Safe pedestrian walkways shall be provided from the parking lot to the building and
public sidewalks.
4. Parking lots between the building and an arterial street shall have a minimum buffer of
15 feet between the parking lot and the property line. Single buildings in Commercial
land use exceeding 100,000 square feet (first floor only) that apply for an exemption
according to 3.7.2(5) shall include additional landscaping and buffer according to
3.7.2(5)(b).
5. Parking lots adjacent to local access streets and alleys shall have a minimum buffer of
5 feet between the parking lot and the property line.
6. All developments shall provide interior parking landscape areas at the following rates:
a. If parking lots have 10 to 30 parking stalls, then 20 square feet of interior parking
landscape per parking stall shall be provided.
b. If parking lots have 31 to 50 parking stalls, then 25 square feet of interior parking
landscape per parking stall shall be provided.
c. If parking lots have 51 or more parking stalls, then 30 square feet of interior parking
landscape per parking stall shall be provided.
7. Interior parking lot landscape areas distributed as planting islands or strips shall have an
area of at least 100 square feet and a narrow dimension of no less than 5 feet in any
direction.
8. Priority for location of interior parking lot landscaping shall be:
a. First, at the interior ends of each parking bay in a multiple lane parking area. This
area shall be at least 5 feet wide and shall extend the length of the adjacent parking
stall. This area shall contain at least one tree.
b. Second, with the remaining required square footage of landscape area being equally
distributed throughout the interior of the parking lot either as islands between stalls
or landscape strips between the two rows of a parking bay or along the perimeter of
the parking lot. Interior landscape islands shall be at least 5 feet wide and shall
extend the length of the adjacent parking stalls. Landscape strips must be a
minimum 5 feet wide.
DEVELOPMENT STANDARDS: LANDSCAPING | ENVIRONMENTAL PROTECTION
Broadmoor Master Plan and Development Regulations Page 96
3.9 ENVIRONMENTAL PROTECTION
3.9.1 STANDARDS
Any developments in the environmentally sensitive areas shall be avoided unless they are mitigated
according to local, state, and federal regulations.
1. Developments shall comply with the City’s Critical Areas Ordinance and Shoreline
Master Program regulations as applicable. Mitigation of existing PHS areas has been
coordinated with WDFW. This mitigation plan in the Broadmoor Area EIS shall be
followed for environmental protection.
2. Install and use stormwater best management practices (BMPs) to include control
structures (i.e., silt fencing, etc.) (refer to Stormwater Management Manual for Eastern
Washington, August 2019;
https://apps.ecology.wa.gov/publications/documents/1810044.pdf) to prevent the
likelihood of construction and stormwater runoff degrading surface waters and adjacent
wetlands/riparian habitats. Control structures shall be properly maintained and
inspected on a regular basis to ensure the integrity of BMPs.
3. Monitor the adverse impact and the compensation projects and take appropriate
corrective measures on a periodic basis as required.
COST ESTIMATE
Broadmoor Master Plan and Development Regulations Page 97
4 COST ESTIMATE
You will find in this Section:
▪ Cost estimate for key improvements
COST ESTIMATE
Broadmoor Master Plan and Development Regulations Page 98
4.1 KEY IMPROVEMENTS
The City has identified priority areas for development and costs of capital facilities projects.
Table 4-1 identifies cost estimates for some major capital projects. This is provided only with
available data, and the actual cost of the entire area is expected to be higher, different, and/or
subject to change. The City is also assessing ways to finance projects with tax revenue, bonds, and
TIF.
TABLE 4-1: COST ESTIMATE
Capital Facilities Estimated Cost ($)
Water
West Pasco Water Treatment Plant expansion – Phase 1 and 21 2,700,000
West Pasco Water Treatment Plant expansion upgrade1 910,000
New Storage Reservoir: 3.5 MG - Zone 31 7,469,000
Water transmission line (Transmission Main from West Pasco
Water Treatment Plant to Broadmoor area) - 24 in2
3,221,000
Water transmission line (Transmission Main from West Pasco
Water Treatment Plant to Broadmoor area) - 18 in2
1,985,000
Backbone Transmission Main (12,16,24 inch) 2 6,961,000
3,174,000
4,832,000
Subtotal 31,252,000
Sewer
West Broadmoor Sewer Main3 6,116,000
West Broadmoor Lift Station3 2,935,000
Sewer trunk line from Sandifur Parkway Extension to Desiree
Street
4,598,000
Regional/Broadmoor Area Lift Station (includes the force main) 2 3,500,000
Gravity Sewer Main – Extension of Harris Rd Sewer2 9,169,000
Gravity Sewer Main – Regional Lift Station Basin2
8 inch 5,315,000
12 inch 7,138,000
15 inch 6,167,000
Subtotal 44,938,000
Street, Park, and Fire Improvements
Harris Road/Road 1084 9,909,450
Sandifur Parkway Extension from Broadmoor Boulevard to future
Road 1084
7,363,350
Sandifur Parkway Extension from future Road 108 to future Dent
Road4
5,146,450
Broadmoor Boulevard improvements4 2,676,300
COST ESTIMATE
Broadmoor Master Plan and Development Regulations Page 99
Capital Facilities Estimated Cost ($)
Broadmoor Intersections4 1,927,000
Future Buckingham Drive4 4,804,900
Burns Road from Broadmoor Boulevard to future Road 1084 2,718,950
Burns Road from future Road 108 to future Dent Road4 2,725,750
Harris Road extension and east west road between Harris Road
and Road 1084
7,274,850
Subtotal 44,547,000
I-82 Loop Ramp4 6,000,000
Parks5 6,100,000
Fire Station5 500,000
Subtotal 9,900,000
Total 143,237,000
Sources:
1. Pasco Comprehensive Water System Plan 2019
2. Technical memorandum from Murraysmith on November 18, 2019; updated January 6, 2020 – 6 year
planning horizon; this includes an expanded study area outside of the Broadmoor boundary
3. City of Pasco 2021 Comprehensive Sewer Plan Addendum
4. Tax Increment Financing estimates from the City
5. Pasco CIP 2020- 2025
IMPLEMENTATION
Broadmoor Master Plan and Development Regulations Page 100
5 IMPLEMENTATION
You will find in this Section:
▪ Partnership
▪ Financing
▪ Phased development
▪ Development regulations
▪ Permit review process
IMPLEMENTATION
Broadmoor Master Plan and Development Regulations Page 101
The Broadmoor Master Plan will be implemented through various tools and policies by the City and
its partners.
5.1 PARTNERSHIP
The City and property owners should partner in developing the area with common goals and vision.
A public-private partnership will require cost sharing between the City and developers, locating
catalytic projects in the area, and identifying and allocating capital funds for the development of
this area. Other partnership activities will include marketing the area for a business-friendly
environment, welcoming businesses, and promoting innovative businesses.
The City will partner with other public and private agencies.
• Benton Franklin Transit Authorities - transit centers, transit stops, and a pedestrian-friendly
environment
• Pasco School District – to provide school sites, share school and park facilities
• Port of Pasco – jobs and tourism in this area
• Franklin County – regional collaboration
• Visit Tri-Cities – jobs and tourism
• Pasco Chamber of Commerce – business development
• Pasco Housing Authority, Homebuilders’ Association – promote various housing choices
5.2 FINANCING
Financing capital projects will be the key in implementing the master plan vision. The City has
already allocated funds in its Capital Improvement Program (CIP) for major roads, water, and sewer
infrastructure. Additional financing is being planned through TIF.
5.2.1 TAX INCREMENT FINANCING
According to RCW 39.114, TIF provides a financing tool that local governments in Washington State
(defined as cities, towns, counties, port districts, or any combination thereof) can use to fund public
infrastructure in targeted areas to encourage private development and investment. The City of
Pasco may identify Broadmoor as the “increment area.” Once identified, the property tax portion of
increases in assessed value of properties within Broadmoor area can be allocated toward paying for
the public improvement and infrastructure costs of this area.
The City is assessing the use of this tool to finance various transportation projects included under
street improvements in Table 4-1 in the previous section.
IMPLEMENTATION
Broadmoor Master Plan and Development Regulations Page 102
5.3 PHASED DEVELOPMENT
The Broadmoor area will be developed in multiple phases based on the local market conditions,
investments, and financing tools as they become available for this area. Initial phase developments
will occur on the east side near Broadmoor Boulevard. Later phases will take place farther to the
west. However, developments on the west side near the Columbia River would likely occur
concurrently with the developments near Broadmoor Boulevard.
5.4 DEVELOPMENT REGULATIONS
Development regulations under Section 3 of this document will be implemented in coordination
with other municipal codes. When there is a conflict, the more restrictive regulation, or the
regulation that better implement the vision of the Broadmoor area, will apply.
5.5 PERMIT REVIEW PROCESS
The City will identify and designate zoning consistent with all the land uses designated in this
master plan. Zoning and land use shall comply with this master plan and development regulations,
and other applicable PMC regulations.
Development permit process shall undergo a regular site plan permit process for all non-residential
developments in Commercial and Open Space land uses, and residential developments of multi-unit
developments in Medium Density Residential land uses according to Section 5.5.1. Residential
development such as subdivision applications within Medium Density Residential land use shall
comply with Pasco’s subdivision regulations (PMC Title 21) and related application processes.
Developments in the Mixed Residential and Commercial land use shall follow requirements in
Section 5.5.2..
5.5.1 SITE PLAN REVIEW PROCESS
5.5.1.1 Submittal Requirements
The following information must be submitted as deemed applicable by the Community and
Economic Development Director based on the size, scale, and complexity of the master plan:
1. Site description.
a. Physical characteristics of the site such as slope, vegetation etc.
b. Infrastructure facilities and capacity, including water, sewer, roads
2. Existing Site Conditions Map. The existing site conditions map must include the following
information on site and within 150 feet of the proposed master plan (as applicable):
IMPLEMENTATION
Broadmoor Master Plan and Development Regulations Page 103
a. The applicant’s entire property and the surrounding property. The property
boundaries, dimensions and gross area must be identified. Existing aerial photos
may be used;
b. Ownership of master plan area and ownership of all property within 150 feet of the
proposed master plan;
c. Topographic contour lines shown at one-foot intervals for slopes of 10 percent or
less. For slopes greater than 10 percent, contour lines must be shown at two-foot
intervals. Slopes greater than 25 percent must be identified;
d. The location, names, and widths of existing public and private streets, alleys, drives,
sidewalks, bike lanes, multi-use trails, transit routes and facilities, rights-of-way, and
easements. Existing aerial photos may be used;
e. The location of existing irrigation canals and ditches, pipelines, drainage ways,
waterways, railroads, and any natural features such as rock outcroppings, wooded
areas, and natural hazards. Existing aerial photos may be used;
f. The location of existing sanitary and storm sewer lines, water mains, septic facilities,
culverts, and other underground and overhead utilities;
g. Potential natural hazard areas, including any areas identified as subject to a 100-
year flood, areas subject to high water table, and areas mapped by the City, County,
or State as having a potential for geologic hazards;
h. Resource areas, including wetlands on the City’s Local Wetlands Inventory, streams,
surface mines, and wildlife habitat identified by the City or any natural resource
regulatory agencies as requiring protection; and
i. Locally or federally designated historic and cultural resources on the site and the
adjacent parcels
j. Date, north arrow, scale, names, and addresses of all persons listed as owners on
the most recently recorded deed.
k. Name, address, email address, and telephone number of project designer, engineer,
surveyor, and/or planner, if applicable.
3. Proposed Site Plan
a. Description of the following:
i. Development boundary subject to Broadmoor area master plan
IMPLEMENTATION
Broadmoor Master Plan and Development Regulations Page 104
ii. Project description, types of used proposed, approximate location, and
approximate timing of each proposed phase of development. The phasing
plan may be tied to necessary infrastructure improvements. May also
reference submitted maps or diagrams
iii. How the proposed water, sewer, and street system will serve the size and
type of development and uses planned for this area
iv. How the location and sizing of water and sewer facilities on site will be
consistent with existing and planned facilities
v. How water flow volumes will be provided to meet fire flow and domestic
demands
vi. The function and location of any private utility system
vii. Description of adjacent land uses within ¼ mile distance
b. Scaled maps or diagrams that include the following information (as applicable):
i. Development boundary
ii. Phasing plan with land uses
c. Site plan drawing shall include the following:
i. Property boundaries and dimensions
ii. Adjacent property(s) land use and zoning
iii. Names and location of all existing streets abutting the site
iv. Building envelopes and square footage
v. Distance from property lines and existing structures to building envelope
area
vi. Vehicle, biking, and walking circulation system, including cross-sections, and
where these facilities will connect with the existing and planned system
vii. Transit routes and facilities within ¼ mile
viii. Parking, loading, and service areas including loading and service areas for
waste disposal
ix. Parking lot area(s) with proposed parking stall count including the number of
proposed accessible spaces. Must include proposed landscape island
locations
IMPLEMENTATION
Broadmoor Master Plan and Development Regulations Page 105
x. Location and size of existing and/or proposed public sidewalks, curbs and
gutters adjacent to or on the property
xi. Pedestrian connections
xii. North arrow and scale
xiii. Location, type and size of any easements
xiv. Location and dimensions of proposed and/or existing driveway approaches,
mid-block connections, and/or any internal circulation
xv. Other information necessary to show how the site plan meets the
Broadmoor master Plan
d. Landscape plan including parking lot landscape, groundcover (soft or hard surface),
tree and plant species, size at maturity
e. Architectural concept plan (e.g., information sufficient to describe architectural
styles, building heights, and general materials); and
f. Sign and lighting concept plan (e.g., locations, general size, style, and materials of
signs).
g. SEPA checklist as applicable
5.5.1.2 Administrative Review
1. Site plan application shall be reviewed by appropriate City staff once a complete application
is received
2. All public notifications and agency coordination shall follow the State and City rules
including SEPA notification rules
3. The City staff shall review the application for compliance with the Broadmoor Master Plan
and development regulations, and how it meets the vision of the master plan.
5.5.2 MIXED USE PROJECT REVIEW PROCESS
5.5.2.1 Single Mixed-Use Project (Vertical and Horizontal):
A mixed-use project that is either vertical or horizontal and contained within a single building and
single site shall be reviewed through the site plan review process indicated in Section 5.5.1.
5.5.2.2 Multiple Building / Multiple Site Mixed-Use Development Projects:
If the project is horizontally-integrated on more than one site and/or in more than one building, a
mixed-use master site plan is required according to Section 5.5.2.3 in addition to all the site pan
IMPLEMENTATION
Broadmoor Master Plan and Development Regulations Page 106
requirements in Section 5.5.1. This is to ensure that the buildings are functionally and physically
integrated.
5.5.2.3 Mixed-Use Master Site Plan Requirements.
1. Initial development of a multiple building mixed-use site or phased development of a mixed-
use site shall require submittal and approval of a mixed-use master site plan, unless it is
already subject to a previous mixed-use master site plan approval. Mixed-use master plans
shall include the following:
a. All submittals according to the site plan review requirements.
b. Mapping and written description of the mix of uses, such as residential and
commercial or non-residential portions.
c. If applicable, description of proposed future phasing.
d. Written description of the proposal's consistency with transportation and other
service requirements.
e. A parking plan with written descriptions and graphics describing how residential and
non-residential uses can provide sufficient and coordinated parking to avoid impacts
on adjacent areas.
2. The overall mix of land uses within a Mixed-Commercial/ Residential land use area (Figure 3-
14) shall be reviewed to allow a minimum of 20% residential and 20% of non-residential use
according to Section 3.4.1.1 (4). Proximity to another use can be accounted for in the mix of
uses according to Sections 3.4.1.1 (5) and 3.4.3.2 (1).
3. The Planning Director may allow flexibility in the site use or allocation of use if the project
meets the overall intent of the Broadmoor area.
5.6 MONITORING OF THE PLAN
A periodic monitoring system shall be established by the City to ensure the developments
implement the vision of the Broadmoor area. The City shall develop an inventory of projects
completed, permits approved and permits applied for in the Broadmoor area. Based on the status
of developments, the City shall evaluate if the projected goals for the Broadmoor area are being
met. The City may assess any implementation challenges and develop strategies such as plan
amendment, budget modifications, updated review processes etc.
DEFINITIONS
Broadmoor Master Plan and Development Regulations Page 107
6 DEFINITIONS
Articulation: Shifts in the plane of walls, setbacks, step backs, overhangs, and details in order to
create variation in a building façade and divide large buildings into smaller identifiable sections.
Main street frontages: Building facing the street of primary access, also the addressed side.
Mid-block pedestrian connections: Mid-block connections are pedestrian and bike link on an
easement or public land connecting two sides of a block. They are usually located in the middle of a
block and increase access to neighborhoods.
Mixed use: Mixed use development can be defined as developments integrating two or more land
uses, such as residential, commercial, and office that support each other with a strong pedestrian
orientation. Mix of uses can be on a site in multiple buildings (horizontal), or in individual buildings
(vertical), or a combination of both.
Mixed use, horizontal: Development that incorporates residential and pedestrian-oriented
commercial or non-residential uses (and any additional uses allowed in the underlying zoning
district) on the same lot or contiguous lots in the same zone. This type of development may occur
within a single building where uses are separated by walls or within multiple buildings.
Mixed use, vertical: Development that incorporates residential and pedestrian-oriented commercial
or non-residential uses (and any uses allowed in the underlying zoning district) within the same
zone. This type of development may occur within a single building or multiple buildings on the
same site or contiguous sites where uses are separated by floors.
Modulation: Variation in the building mass through the use of step backs, setbacks, diminishing
upper floor areas, and/or projecting roof overhangs.
Private Street: Internal circulation roads and driveways that serve individual businesses and connect
with businesses internally within a site or development.
Upper level step backs: Buildings from the ground floor to upper level floors are pushed back
toward the center of the property in order to create variation in building mass.
REFERENCES
Broadmoor Master Plan and Development Regulations Page 108
7 REFERENCES
Ecology (2019). Stormwater Management Manual for Eastern Washington, August 2019.
Washington State Department of Ecology, Water Quality Division, Publication 18-10-044. Available
online at: https://apps.ecology.wa.gov/publications/documents/1810044.pdf. Accessed: December
23, 2021
Municipal Services and Resource Center (mrsc.org/Home/Explore-Topics/Planning/Development-
Types-and-Land-Uses/Mixed-Use.aspx)
Pasco Capital Improvement Plan 2020-2025
Pasco Comprehensive Plan 2018-2038
Pasco Parks, Recreation and Open Space Master Plan Draft, 2022
Pasco Transportation System Master Plan 2022
WDFW. (2018a). Priority Habitats and Species (PHS) on the web. Available online at:
https://wdfw.wa.gov/conservation/endangered/status/SE/. Accessed June, 2018
APPENDIX A
ENVIRONMENTAL IMPACT STATEMENT