HomeMy WebLinkAbout4537 Ordinance - Adopting the 2018-2038 Pasco Comprehensive Plan and Future Land Use MapCity of Pasco
Comprehensive Plan
2018‐2038
Exhibit A
Volume I
Goals and Policies
City of Pa sco
Comprehensive Plan
2018–2038
Prepared by
Oneza & Associates
Prepared with assistance from
J‐U‐B Engineers Inc.
White Bluffs Consulting
City of Pasco
Comprehensive Plan
Volume I, Goals and Policies
Re-adopted by Ordinance No. ___________
City Council
Mayor Saul Martinez (District 3)
Mayor Pro Tem Blanche Barajas (District 1)
Councilmember Ruben Alvarado (District 2)
Councilmember Pete Serrano (District 4)
Councilmember Daved Mline (District 5)
Councilmember Craig Maloney (District 6)
Councilmember Zahra Roach (At-Large)
Planning Commission
Position 1: Chair Tanya Bowers
Position 2: Vice-Chair Joe Campos
Position 3: Commissioner Paul Mendez
Position 4: Commissioner Anne Jordan
Position 5: Commissioner Abel Campos
Position 6: Commissioner Isaac Myhrum
Position 7: Vacant
Position 8: Commissioner Pam Ransier
Position 9: Commissioner Jerry Cochran
City Staff
Dave Zabell, City Manager
Rick White, Community and Economic Development Director
Jacob Gonzalez, Senior Planner
Jeff Adams, Associate Planner
Darcy Bourcier, Planner I
TABLE OF CONTENTS
I
Table of Contents
Introduction ......................................................................................................................... 1
Comprehensive Plan Framework .............................................................................................. 2
Relationship to the Growth Management Act ..................................................................... 2
Franklin County Countywide Planning Policies ................................................................. 3
Public Participation ........................................................................................................................ 3
The Pasco Vision for 2038 ............................................................................................................ 4
Comprehensive Plan Elements ................................................................................................... 4
Implementing the Comprehensive Plan ................................................................................. 5
Land Use Element ............................................................................................................... 7
Introduction ........................................................................................................................................ 7
Growth Management Mandate .................................................................................................. 7
Plan Concept ....................................................................................................................................... 8
Land Use Designations and Areas ............................................................................................ 9
Goals and Policies ........................................................................................................................... 12
Housing Element ............................................................................................................. 16
Introduction ...................................................................................................................................... 16
Growth Management Mandates .............................................................................................. 17
Goals and Policies ........................................................................................................................... 17
Economic Development Element .............................................................................. 19
Introduction ...................................................................................................................................... 19
Growth Management Mandate ................................................................................................ 19
Goals and Policies ........................................................................................................................... 20
Capital Facilities Element ............................................................................................. 22
Introduction ...................................................................................................................................... 22
Growth Management Mandates .............................................................................................. 23
Goals and Policies ........................................................................................................................... 24
Utilities Element .............................................................................................................. 27
Introduction ...................................................................................................................................... 27
Growth Management Mandate ................................................................................................ 27
Goals and Policies ........................................................................................................................... 28
TABLE OF CONTENTS
II
Transportation Element ............................................................................................... 29
Introduction ...................................................................................................................................... 29
Growth Management Mandate ................................................................................................ 30
Goals and Policies ........................................................................................................................... 30
Implementation & Monitoring Element .................................................................. 32
Introduction ...................................................................................................................................... 32
Growth Management Mandate ................................................................................................ 32
Goals and Policies ........................................................................................................................... 32
Appendices ........................................................................................................................ 35
List of Tables
Table LU‐1. Existing Land Use Designations and Acreage ................................ 10
Table LU‐2. Future Land Use Designations and Acreage ............................. 1110
List of Figures
Figure LU‐1. Future Land Use Distribution in the City and Urban Growth
Areas .................................................................................................................................... 12
INTRODUCTION
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 1
Goals
e.g. Provide adequate and affordable
housing
Policies
e.g. Allow small lot and mixed use
housing
Regulations and Programs
e.g. Zoning Code ‐ permit small lots,
mixed use; Budget; Capital
Improvement Plan
Introduction
The Pasco Comprehensive Plan (Plan) is
a statement of goals and policies that
outline the community’s vision for the
future. The Plan is a basic reference
document that provides guidance for the
development and implementation of
specific ordinances and regulations
affecting the physical environment of the
community. The Plan also anticipates
population and employment growth, and
how public facilities and services will be
provided to accommodate that growth.
The City originally adopted a Growth
Management Act (GMA) Comprehensive
Plan in 1995 in response to legislation
provided in RCW 36.70A (Pasco 19951).
This Plan is a revision and update of the
1995 plan and amendments thereto. The
last major update occurred in 2008.
1 City of Pasco, 1995. Growth Management Act (GMA) Comprehensive Plan.
In this chapter, you will find:
Comprehensive Plan Framework
Relationship to the Growth Management Act (GMA)
Franklin County Countywide Planning Policies
Pasco Vision for 2038
Overview of the Comprehensive Plan Elements
Implementation of the Comprehensive Plan
INTRODUCTION
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 2
Comprehensive Plan Framework
This Comprehensive Plan encompasses all geographic and functional elements related
to the community’s physical development. It is general in nature and long range in its
scope. The Comprehensive Plan includes major planning components, visions, goals,
policies, and analyses:
A vision is a collective value and target of a community, it is what a community
wants to become.
Goals are individual values aimed at achieving the vision.
Policies define how we accomplish the goals. Regulations, codes and ordinances
implement policies.
The Plan is divided into two volumes:
Volume 1 ‐ Contains an introduction including a description of the
Comprehensive Plan, framework goals as mandated by state, a brief community
profile, an outline of required elements, and other related information. This
volume also includes goals and policies related to seven major elements that
articulate the City’s vision for the future: Land Use, Housing, Capital Facilities,
Utilities, Transportation, Economic Development, and Implementation and
Monitoring. The Mapfolio (See Appendix A) includes maps related to these
elements.
Volume 2 ‐ Provides background information for each of the elements,
including supporting data, maps, and inventories.
Relationship to the Growth Management Act
In addition to outlining the required elements of comprehensive plans, the GMA (RCW
36.70A.020) prescribes 14 statutory goals. For a community’s plan to be valid, it must
be consistent with and support the State’s goals as well as other specific requirements
of the GMA. Consistency, in the context of the GMA, means a plan must not conflict
with the fourteen statutory goals, county wide policies, and plans of adjoining
jurisdictions. The preparation of this Plan was guided by these goals.
The fourteen statutory goals adopted by the State Legislature (paraphrased) are:
1.Guide urban growth to areas where urban services can be adequately provided
2.Reduce urban sprawl
3.Encourage efficient multi-modal transportation systems
4.Encourage the availability of affordable housing to all economic segments of the
population, and promote a variety of residential densities and housing
5.Encourage economic development throughout the State
INTRODUCTION
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 3
6. Assure private property is not taken for public use without just compensation
7. Encourage predictability and timeliness in the permitting process
8. Maintain and enhance natural resource-based industries including productive
agriculture, fisheries, and mineral industries
9. Encourage retention of open space and development of recreational
opportunities
10. Protect the environment and enhance the State’s quality of life
11. Encourage public participation in the planning process
12. Ensure there are adequate public facilities and services necessary to support
development
13. Identify and preserve lands and sites of historic and archaeological significance
14. Manage the State’s shorelines wisely
Franklin County Countywide Planning Policies
Managing growth can be ineffective if it is carried out in a patchwork fashion.
Therefore, the GMA provides a framework for regional coordination. Counties
planning under the GMA should prepare Countywide Planning Policies (CWPP) and
establish urban growth areas (UGAs). Cities and the county are required to be
consistent with the CWPP in their comprehensive planning.
The Franklin County Board of Commissioners adopted the Franklin Countywide
Planning Policies in 2019 (See Appendix B). This document establishes policies that the
City’s Comprehensive Plan follows in addressing everything from transportation to the
provision of municipal services, economic development, and fiscal considerations.
Public Participation
The City of Pasco updated its Public Participation Plan in 2017 (City of Pasco 20182).
Cities and counties planning under the GMA must establish “…procedures providing
for early and continuous public participation in the development and amendment of
comprehensive land use plans and development regulations implementing such plans”
(RCW 36.70A.140).
In 2017 and 2018, the City conducted multiple opportunities for public involvement in
the form of public workshops and meetings. The City established a Comprehensive
Plan webpage to disseminate information to, and gather input from, the public. The
City reached out to stakeholders such as Pasco School District, Columbia Basin College,
the Benton Franklin Council of Government (BFCG), and the Washington State
Department of Transportation (WSDOT). The City also held Planning Commission and
2 City of Pasco, 2018. Public Participation Plan, City of Pasco 2018 Comprehensive Plan.
INTRODUCTION
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 4
Council workshops. Planning Commission hearings were held in 2017 and 2018 with
published notices. An Environmental Impact Statement (EIS) was also prepared
concurrently. The EIS addresses public input received during the scoping and
comment period. The City Council adopted the Comprehensive Plan on [INSERT
DATE]. The Plan’s goals and policies directly reflect the input received from the public.
The Pasco Vision for 2038
Located along the north shore of the Columbia River, Pasco is the major service center
for the agricultural production in the Columbia Basin region of the State. Our City
contains tree lined streets with well-maintained and identifiable neighborhoods
interspersed with parks and schools. The City’s infrastructure reflects good planning
and public stewardship, while providing for acceptable levels of services. Fire stations
and police mini-stations are optimally located throughout the community to provide
exceptional and proactive public safety.
City government actively participates with the Port of Pasco and regional economic
development agencies to expand employment opportunities as well as the tax base
necessary to support needed community services. Our retail and commercial service
centers are attractive and inviting areas clustered near intersections of major arterial
streets.
Pasco is the multi-modal hub of southeastern Washington with flourishing industrial
development along key transportation nodes, including rail, air, barge, truck, and
pipelines.
All residents of the city are afforded access to the Columbia River. Pasco is oriented
toward and connected with the River through parks, pathways, bikeways, boat
launches, and docks.
Comprehensive Plan Elements
The City of Pasco’s Comprehensive Plan contains seven elements, whose goals and
policies guide Pasco’s growth toward the vision of the future. Each element contains a
brief introduction explaining the purpose for establishing the respective goals and
policies:
The Land Use Element is the Comprehensive Plan’s bellwether element. This element
provides direction for land use decisions necessary to guide the location of housing,
commercial and industrial development as well as all other land uses within the City
and expansion of the UGA.
The Housing Element promotes the need for diverse and affordable housing for
current and future residents of the City. The element also promotes the maintenance
and preservation of the existing housing stock.
The Capital Facilities Element discusses the utility, urban, and recreational services
provided by the City. This element contains policies related to utility development,
public safety, and essential public facilities.
INTRODUCTION
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 5
The Utilities Element addresses utilities not owned or operated by the City of Pasco.
The emphasis of this element is coordination between all utility providers during the
planning and construction process.
The Transportation Element discusses all modes of transportation within Pasco.
Along with providing policy guides, this element also addresses needs for current and
future transportation improvements in the City.
The Economic Development Element provides a framework for the promotion of
city business recruitment efforts, expanding the tax base, and creating new
employment opportunities for Pasco residents.
The Implementation and Monitoring Element contains general and administrative
goals related to the planning process and executing of the Comprehensive Plan.
Implementing the Comprehensive Plan
The Comprehensive Plan is implemented through the goals and policies it identifies to
guide local decision making related to urban development. The GMA encourages
innovative implementation methods that are both regulatory and non-regulatory.
Regulatory actions may include the adoption of a revised zoning ordinance or
subdivision ordinance, while non-regulatory actions could include the adoption of a
capital facilities plan. Implementation may also include monitoring, evaluation, and
amending the plan as conditions change. The City develops this Plan based on the
community input, in order to achieve a desired outcome for the City. However, market
forces and many other factors can affect this outcome. Implementation is also
contingent upon availability of funds. The City will work to reconcile issues, where
possible, in order to stay on course. Some of the actions necessary to implement the
Plan are discussed as follows:
Regulatory Measures
The GMA requires the City to enact land development regulations that are consistent
with and implement the Comprehensive Plan. These regulations include zoning
regulations, subdivision regulations, critical area regulations, shoreline regulations,
and others.
The zoning regulations and zoning map must be consistent with the land use map and
the policies established in the Plan. The land use map and land use policies of the Plan
establish the use, density, and intensity of future development. The zoning regulations
ensure development occurs as identified in the Plan.
The City is obligated by ESHB 1714 (adopted by the 1995 Legislature) to clarify the
development and permitting process through the establishment of specific time
frames and processes. These processes are provided in Title 4, Permit Process of the
Pasco Municipal Code.
Concurrency Management
A concurrency management system is a regulatory process that establishes
procedures to determine if public facilities have adequate capacity to accommodate a
INTRODUCTION
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 6
proposed development. The process uses criteria adopted and implemented in the
municipal code. Under the GMA, concurrency must be established for transportation
facilities; however, jurisdictions may establish concurrency for any public facility or
service. The City of Pasco adopted Ordinance No. 3821 establishing concurrency
procedures for transportation facilities in conjunction with new development.
Budget
The City’s biennial budget document identifies priorities based on the goals and
policies, and future growth indicated in the Comprehensive Plan. The funds allocated
in the budget document are also tied with the City’s Capital Improvement Plan (CIP).
Six Year Capital Improvement Plan
The CIP sets out the capital projects the City plans to undertake within the next six
years to support implementation of the Comprehensive Plan. The six-year schedule is
updated annually, with the first year of the schedule acting as the capital budget for the
current fiscal year. During the annual updating of the six-year schedule, cost estimates,
and funding sources are updated and revised to reflect changed conditions or new
information available to the City. The CIP and the twenty-year Capital Facility Plan
should be revised to include additional projects that may be needed to maintain
adopted levels of service.
Administrative Actions
The Comprehensive Plan includes policies that should be carried out through
administrative actions. These actions include development review, development
permitting, preparation of reports, making information available to the public, and
review for concurrency. Development review practices must be continually monitored
to ensure administrative function are consistent with and support the policies of the
Comprehensive Plan.
Public Involvement
As the Plan is tested by development, there will be a need to respond by amending the
Plan. Additionally, as the community grows, the vision for the future may change and
new needs may emerge. Continued public involvement and communication is
necessary to keep the Plan current and in step with community goals for the future.
LAND USE ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 7
In this chapter, you will find:
Growth Management Mandate
Plan Concept
Land Use Designations and
Areas
Land Use Goals and Policies
Land Use Element
Introduction
The Land Use Element anticipates and
directs growth and development in the
Pasco UGA for the next 20 years. It is
the policy basis for ensuring that
adequate land is available for growth
and that development will be orderly
and efficient. The Land Use Element
specifically considers the general
distribution and location of land uses
and the appropriate intensity and density of land uses given development trends;
provides policy guidance for residential, commercial, industrial, and public uses;
addresses pre-existing non-conforming uses; and establishes land division policies for
creating new lots. It also provides the basis for coordination with Franklin County in
establishing and expanding the UGA.
Growth Management Mandate
The Land Use Element is designed to comply with the following state GMA planning
goals:
Encourage urban development in urban areas where adequate public facilities
and services exist or can be provided in an efficient manner
Reduce the inappropriate conversion of undeveloped land into sprawling, low‐
density development
LAND USE ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 8
Private property shall not be taken for public use without just compensation
having been made; the property rights of landowners shall be protected from
arbitrary and discriminatory actions
Encourage the retention of open space and development of recreational
opportunities, conserve fish and wildlife habitat, increase access to natural
resource lands and water, and develop parks
Applications for both state and local government permits should be processed in a
timely and fair manner to ensure predictability
Identify and encourage the preservation of lands, sites, and structures, that have
historical or archeological significance
Encourage the involvement of citizens in the planning process and ensure
coordination between communities and jurisdictions to reconcile conflicts
Encourage the availability of affordable housing to all economic segments of the
population of this state, promote a variety of residential densities and housing
types, and encourage preservation of existing housing stock
Encourage economic development throughout the state that is consistent with
adopted comprehensive plans; promote economic opportunity for all citizens of
this state, especially for unemployed and for disadvantaged persons; and
encourage growth in areas experiencing insufficient economic growth, all within
the capacities of the state’s natural resources, public services, and public facilities
Maintain and enhance natural resource‐based industries including productive
timber, agricultural, and fishery industries. Encourage the conservation of
productive forestlands and productive agricultural lands and discourage
incompatible uses.
The state goals, in turn, led to the CWPP in Appendix B that provides specific guidance
to the analysis and policies developed in this Element.
Plan Concept
The largest city in Franklin County, Pasco is part of the Tri-Cities Metropolitan Area, a
region that includes parts of two counties—Benton and Franklin— as well as
Kennewick, Richland, and West Richland, with a total population of 300,000. More
than 80% of county residents live in Pasco, and as of April 1, 2019, population was
estimated at 75,290 (Washington State Office of Financial Management). In terms of
net percentage growth, Pasco is one of the fastest growing cities in the state of
Washington. The current land area of the City is 37.42 square miles.
The Plan concept is based on a vision of how the City should grow and develop while
protecting its quality of life and equitably sharing the public and private costs and
benefits of growth. The plan concept supports a distribution of land uses providing for
residential, commercial, and industrial developments along with infrastructure, public
facilities, parks, open space, and other community features - in order to maintain and
protect public health, safety, and welfare, while enhancing the community’s character,
amenities, and environmental quality.
LAND USE ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 9
Land Use Designations and Areas
Pasco’s approach to managing growth is accomplished through the comprehensive
plan land use designations that, in turn, provide the basis for zoning, capital facilities
planning, and public investment. Land use designations indicate where new urban
growth will be encouraged and where necessary infrastructure improvements will be
required, over time, to support the new growth.
The UGAs (see Map LU-1 in Appendix A) within and adjacent to the City provide for
future land needs that can support growth with adequate urban-level public facilities
concurrent with development. New development is encouraged to locate in UGAs
where adequate public facilities and services can be provided in an efficient and
economic manner. An adequate supply of land will ensure that immediate and future
urban needs are met, as well as provide for an orderly and efficient transition from low
intensity land use to urban land use over time. Land use policies are intended to
protect critical areas; provide efficient and safe transportation networks; and maintain
and improve the quality of air, water, and land resources; as well as preserve existing
urban neighborhood character.
Map LU-1 in the Appendix A depicts the generalized Comprehensive Plan land use
designations for the City and the UGAs. The land use designations represent the
adopted policies that support land demand through the year 2038. The following land
use designations are used to allow for the necessary flexibility and specificity in
applying land use regulations and development standards:
Low Density Residential
Medium Density Residential
Medium-High Density Residential
High Density Residential
Mixed Residential/Commercial
Mixed Use Interchange
Mixed Use Neighborhood
Mixed Use Regional
Office
Commercial
Industrial
Public and Quasi Public
Department of Natural Resources Reserve
Airport Reserve
Open Space
LAND USE ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 10
The zoning code (Pasco Municipal Code Title 25) includes more detailed information
on the specific zoning districts that implement these land use designations. Tables LU-
1 and LU-2 indicate the land areas for each of the land use designations. Figure 1
indicates the percentage of land under each land use category.
In defining density, it is important to distinguish the difference between “gross” and
“net”. Gross density means the total number of dwelling units divided by the total land
area of the site or area, excluding nothing. Net density means the total number of
dwelling units divided by the net area of the lot or site. The gross area excludes roads,
public open spaces, community facilities, and critical areas.
Table LU‐1. Existing Land Use Designations and Acreage
Land Use Designations City Limits (Acres)UGA(Acres) Total (Acres)
Residential Lands
Low Density 7,625 1676 9,301
Medium Density 1,253 425 1,678
High Density 189 -- 189
Subtotal 9,066 2,101 11,167
Commercial Lands
Mixed Residential /
Commercial
564 17 582
Commercial 2,050 34 2,085
Subtotal 2,6145 52 2,666
Industrial Lands
Industrial 5,1187,768 849 1,669 5,9689,438
Subtotal 5,1187,768 8491,669 5,9689,438
Public / Quasi‐Public Lands
Gov't Public / Quasi-Public 838 88 925
Subtotal 838 88 925
Open Space / Park Lands
Open Space / Park 950 61 1,012
Subtotal 950 61 1,012
Airport Reserve Lands
Airport Reserve 1,885 351 2,236
Subtotal 1,885 351 2,236
DNR Reserve Lands
DNR Reserve 765 469 1,234
Subtotal 765 469 1,234
Area Total 21,237 3,971 25,208
Notes:
1. The total contains 4,292 acres of Street Rights of Way
1.2. Source: City of Pasco GIS . Acreage figures are derived based on the best information and parcel data available in GIS.
Accuracy may vary depending on source of information, changes in political boundaries or hydrological features, or the
methodology used to map and calculate a particular land use.
2.3. These do not include the water area.
LAND USE ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 11
Table LU‐2. Future Land Use Designations and Acreage
Land Use Designations City Limits
UGA
Total (Existing and
Proposed)
Residential Lands
Low Density 7,1377,124 3,5823,478 10,71810,603
Medium Density 1,6491,591 690628 2,3392,219
Medium-High Density 61 163 224
High Density 171 122 294
Subtotal 9,0178,947 4,5574,392 13,57413,339
Commercial Lands
Mixed Residential /
Commercial 345422 12 358435
Commercial 18721,867 428370 23002,237
Mixed Use Interchange 26 -- 26
Mixed Use Neighborhood 21 57 77
Mixed Use Regional 148 -- 148
Office 104 -- 104
Subtotal 25172,588 497439 30133,027
Industrial Lands
Industrial 5,1284,938 1,5651,606 6,6936,545
Subtotal 5,1284,938 1,5651,606 6,6936,545
Public / Quasi‐Public Lands
Gov't Public / Quasi-Public 851 --82 851933
Subtotal 851 ‐‐82 851933
Open Space / Park Lands
Open Space / Park 1,0401,251 70 1,1111,321
Subtotal 1,0401,251 70 1,1111,321
Airport Reserve Lands
Airport Reserve 1,9201,709 382 2,3022,091
Subtotal 1,9201,709 382 2,3022,091
DNR Reserve Lands
DNR Reserve 764 469 1233
Subtotal 764 469 1233
Confederated Tribes ‐ Colville Reservation
Confederated Tribes -
Colville Reservation 188 188
Area Total 21,23671 7,5407,359 1, 2 28,7677 23
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 12
Notes:
1.Includes 3,5448 acres of proposed UGA
2.Includes rights of way
2.3. Does not include water area
Figure LU‐1. Future Land Use Distribution in the City and Urban Growth Areas
Goals and Policies
LU-1. GOAL: TAKE DELIBERATE, CONSISTENT, AND CONTINUOUS ACTIONS TO
IMPROVE THE COMMUNITY’S QUALITY OF LIFE
LU-1-A Policy: Maintain and apply current design standards for major public
investments, particularly streets.
LU-1-B Policy: Enhance the physical appearance of development within the
community through land use regulations, design guidelines, and performance
and maintenance standards including landscaping, screening, building
facades, color, signs, and parking lot design and appearance.
LU-1-C Policy: Encourage conservation design with cluster commercial
development and discourage strip commercial development.
LU-1-D Policy: Land uses should be permitted subject to adopted standards
designed to mitigate land use impacts on adjacent, less intensive uses, while
preserving constitutionally protected forms of expression.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 13
LU-2. GOAL: PLAN FOR A VARIETY OF
COMPATIBLE LAND USES WITHIN THE UGA
LU-2-A Policy: Maintain sufficient land
designated to accommodate residential,
commercial, industrial, educational, public
facility, and open-space uses proximate to
appropriate transportation and utility
infrastructure.
LU-2-B Policy: Facilitate planned growth
within the City limits and UGA, and promote
infill developments in the City limits
through periodic review of growth patterns
and market demand within each of the
City’s land use designations.
LU-2-C Policy: Ensure that adequate public
services are provided in a reasonable time frame for new developments.
LU-2-D Policy: Encourage the use of buffers or transition zones between non-
compatible land uses.
LU-2-E Policy: Discourage the siting of incompatible uses adjacent to Pasco
(Tri-Cities) Airport and other essential public facilities.
LU-2-F Policy: Discourage developments dependent on septic system, and at
a density below the minimum, to sustain an urban level of services.
LU-3. GOAL: MAINTAIN ESTABLISHED
NEIGHBORHOODS AND ENSURE NEW
NEIGHBORHOODS ARE SAFE AND
ENJOYABLE PLACES TO LIVE
LU-3-A Policy: Design major streets,
schools, parks, and other public
facilities that will encourage the
individual identities of neighborhoods.
LU-3-B Policy: Support existing and design future recreational, educational,
and cultural facilities and services through the Capital Facilities Plan;
dedication of land through the concurrency management process; and
coordination with service providers.
LU-3-C Policy: Ensure all developments include appropriate landscaping and
screening, as required by adopted regulations and guidelines.
LU-3-D Policy: Encourage the use of irrigation (non-potable) water for
landscape maintenance., and consistent with state and federal laws.
LAND USE ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 14
LU-4. GOAL: INCREASE COMMUNITY ACCESSIBILITY THROUGH PROPER LAND USE
PLANNING
LU-4-A Policy: Reduce the dependency of vehicle travel, and encourage
pedestrian and multi-modal options by providing compatible land-uses in
and around residential neighborhoods.
LU-4-B Policy: Encourage infill and higher density uses within proximity to
major travel corridors and public transportation service areas.
LU-4-C Policy: Encourage the development of walkable communities by
increasing mixed-use (commercial/residential) developments that provide
households with neighborhood and commercial shopping opportunities.
LU-4-D Policy: Designate areas for higher density residential developments
where utilities and transportation facilities enable efficient use of capital
resources.
LU-4-E Policy: Encourage the orderly development of land by emphasizing
connectivity and efficiency of the transportation network.
LU-4-F Policy: Support mixed use, smart growth, infill, and compact
developments with transit and pedestrian amenities that promote a healthy
community.
LU-5. GOAL: MAINTAIN A BROAD RANGE
OF RESIDENTIAL LAND USE
DESIGNATIONS TO ACCOMMODATE A
VARIETY OF LIFESTYLES AND HOUSING
OPPORTUNITIES
LU-5-A Policy: Allow a variety of
residential densities throughout the
UGA
LU-5-B Policy: Encourage higher
residential densities within and
adjacent to major travel corridors,
Downtown (Central Business District), and Broadmoor.
LU-6 GOAL: ENCOURAGE DISTINCTIVE
QUALITY COMMUNITY AND REGIONAL
COMMERCIAL AND INDUSTRIAL
DEVELOPMENTS THAT SUPPORT THE
CITY’S OVERALL DEVELOPMENT
GOALS
LU-6-A Policy: Encourage
commercial and higher-density
residential uses along major
LAND USE ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 15
corridors and leverage infrastructure availability.
LU-6-B Policy: Promote efficient and functional neighborhood level and
major commercial centers to meet community demand.
LU-6-C Policy: Ensure attractive hubs for activity by maintaining and
applying design standards and guidelines that will enhance the built
environment of each community.
LU-6-D Policy: Regularly review and update the City's industrial zoning
regulations to allow design flexibility and creativity, address emerging issues,
and foster compatibility of development with the character of surrounding
areas.
LU-6-E Policy: Support the Growth Management Act's goal to encourage
growth, including industrial growth, in urban areas
LU-7 GOAL: SAFEGUARD AND PROTECT SHORELANDS AND CRITICAL LANDS
WITHIN THE URBAN AREA
LU-7-A Policy: Maintain
regulatory processes to
preserve wetlands, wildlife
habitats, and other critical lands
within the urban growth area.
LU-7-B Policy: Conform to the
adopted goals and policies of
the Shoreline Master Program
as part of this Comprehensive
Plan.
LU7-C Policy: Ensure the implementation of the requirements of the
Washington State Shoreline Management Act (RCW 90.58)
LU-8. GOAL: ENHANCE THE PROTECTION AND PRESERVATION OF HISTORIC
BUILDINGS, SITES AND NEIGHBORHOODS
LU-8-A Policy: Allow adaptive re-uses in historic structures.
LU-8-B Policy: Increase public awareness and partnerships to increase
historic heritage tourism with the Franklin County Museum.
LU-8-C Policy: Monitor and update the Historic Preservation Plan as guided
by the Historic Preservation Committee.
LU-8-D Policy: Preserve significant historic structures and cultural resources
that are unique to the City, and consistent with state and federal laws
HOUSING ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 16
In this chapter, you will find:
Growth Management Mandates
Housing Goals and Policies
Housing Element
Introduction
Housing is one of the most important
needs in our lives and communities.
It provides shelter and a link
to the neighborhood and the
larger community.
It is the single largest
purchase made by most households.
As an industry, housing is a major partner in the economic life of the
community, both as a consumer of goods and services and a producer of
dwelling units, jobs, and income.
As a major economic activity, housing depends on local government. While
taxes on housing are an important source of local government revenue, services
to housing and to the inhabitants of this housing comprise a major portion of
local government expenditures.
By 2038, the population within the Pasco is expected to be 121,828. This will be a
48,238 increase over the 2018 population estimate by the Office of Financial
Management. Approximately 15,217 new housing units of will be added to the
inventory in the next 20 years to accommodate this population growth.
This comprehensive plan is a roadmap for Pasco as it works toward providing housing
opportunities for present and future generations. Every community has low- and
moderate-income households. Since a community benefits from its residents, it has a
responsibility to ensure they have a desirable place to live. The Land Use Element
establishes policies for providing a variety of residential densities and related housing
HOUSING ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 17
opportunities within the confines of the GMA. This Housing Element includes a
description of issues, resources, goals, and policies that address Pasco’s housing
programs and strategies. Housing Element in Volume 2 provides demographic
information and analyses used to support the policy framework.
Growth Management Mandates
Addressing local housing needs involves a regional approach supported by all levels of
government - federal, state, and local - and the private sector. Each jurisdiction has a
responsibility for meeting its obligations in addressing affordable housing issues in the
Tri-Cities. The greatest potential for promoting affordable housing is in the urban
areas, given the intent of the GMA to direct population growth to these areas while
protecting outlying open space and rural lands. The Franklin Countywide Planning
Policies are the most appropriate tool for advancing a countywide or regional housing
strategy supported by the County, cities and towns, and other public and private
entities.
The Housing Element is designed to comply with the following State GMA planning
goal:
Encourage the availability of affordable housing to all economic segments of the
population of this state, promote a variety of residential densities and housing
types, and encourage preservation of existing housing stock.
Goals and Policies
H-1. GOAL: ENCOURAGE HOUSING FOR ALL ECONOMIC SEGMENTS OF THE CITY’S
POPULATION CONSISTENT WITH THE LOCAL AND REGIONAL MARKET
H-1-A Policy: Allow for a full range of housing including single family homes,
townhouses, condominiums, apartments, and manufactured housing,
accessory dwelling units, zero lot line, planned unit developments etc.
H-1-B Policy: Higher intensity housing should be located near arterials and
neighborhood or community shopping facilities and employment areas.
H-1-C Policy: Support the availability of special needs housing throughout
the community.
H-1-D Policy: Support or advance programs that encourage access to safe and
affordable housing.
H-2. GOAL: PRESERVE AND MAINTAIN THE EXISTING HOUSING STOCK FOR
PRESENT AND FUTURE RESIDENTS
H-2-A Policy: Use the Residential Rental Program as a method to ensure that
all rental housing in the city comply with minimum housing code standards.
HOUSING ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 18
H-2-B Policy: Assist low-
income households with
needed housing
improvements.
H-2-C Policy: Support
organizations and or
programs involved in
affordable housing
development, repair and
rehabilitation.
H-3. GOAL: ENCOURAGE HOUSING DESIGN AND CONSTRUCTION THAT ENSURES
LONG TERM SUSTAINABILITY AND VALUE
H-3-A Policy: Encourage innovative techniques in the design of residential
neighborhoods and mixed- use areas to provide character and variety in the
community.
H-3-B Policy: Maintain development regulations and standards that control
the scale and density of residential housing to ensure compatibility with
surrounding uses.
H-3-C Policy: Utilize design and landscaping standards to ensure all
residential development exhibits a consistent level of access, quality, and
appearance.
H-4. GOAL: SUPPORT EFFORTS TO PROVIDE AFFORDABLE HOUSING TO MEET THE
NEEDS OF THE COMMUNITY
H-4-A Policy: Collaborate with local, state and federal agencies, and private
organizations to assist lower income residents rehabilitate and/or maintain
their homes.
H-4-B Policy: Work with public and private sector developers to ensure that
lower income and affordable housing is available.
H-4-C Policy: Increase housing supply and diversity through appropriate and
flexible development standards.
ECONOMIC DEVELOPMENT
ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 19
In this chapter, you will find:
Growth Management Mandate
Economic Development Goals
and Policies
Economic Development
Element
Introduction
The Economic Development Element
of the Comprehensive Plan is intended
to guide and promote economic
opportunities for all citizens of the
City. The Economic Development
Element combines multiple efforts put
forth by local and regional agencies.
The Element also acknowledges and
supports the strategies and priorities placed by SOMOS Pasco3.
Growth Management Mandate
The Economic Development Element is designed to comply with the following state
GMA planning goals:
Encourage economic development throughout the state that is consistent with
adopted comprehensive plans; promote economic opportunity for all citizens of
this state, especially for unemployed and for disadvantaged persons; promote
the retention and expansion of existing businesses and recruitment of new
3SOMOS PASCO is a long-range visioning and action plan for Pasco’s economy that aligned with
economic opportunities and community-wide priorities.
ECONOMIC DEVELOPMENT
ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 20
businesses; recognize regional differences impacting economic development
opportunities; and encourage growth in areas experiencing insufficient
economic growth, all within the capacities of the state's natural resources,
public services, and public facilities.
Goals and Policies
ED-1. GOAL: MAINTAIN ECONOMIC DEVELOPMENT AS AN IMPORTANT AND
ONGOING CITY INITIATIVE
ED-1-A Policy: Promote an environment which supports the development
and expansion of business opportunities.
ED-1-B Policy: Continue efforts to attract and recruit new employers to the
community with promotional efforts in cooperation with other Tri-Cities
partners.
ED-1-C Policy: Support the promotion of Pasco’s urban area as a good
business environment by enhancing the infrastructure of the community.
ED-1-D Policy: promote tourism and recreational opportunities.
ED-1-E Policy: Recognize that infrastructure, including transportation and
utility planning, is vital to economic development and attracting businesses.
ED-1-F Policy: Support and encourage residential/commercial mixed-use
developments that provide neighborhood shopping and services and
promote walkable neighborhoods.
ED-2. GOAL: ASSURE APPROPRIATE LOCATION AND DESIGN OF COMMERCIAL AND
INDUSTRIAL FACILITIES
ED-2-A Policy: Maintain a strong working relationship with the Port of Pasco
and regional Economic development agencies to further economic
opportunities.
ED-2-B Policy: Encourage development of a wide range of commercial and
industrial uses strategically located near major transportation corridors or
facilities and in close proximity to existing or proposed utility infrastructure
while to supporting local and regional needs.
ED-2-C Policy: Continue to pursue the development of existing industrially
zoned properties the pursuit and preservation of industrial sites for
development that may be serviced by existing or planned utilities.
ED-2-D Policy: Ensure that lands with large-scale agricultural uses are
converted to an appropriate scale of urban agriculture or other related uses
to fit community needs.
ED-2-E Policy: Periodically assess the adequacy of the supply of vacant and
re-developable lands in the City limits and the UGA, especially commercial
and industrially zoned land.
ECONOMIC DEVELOPMENT
ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 21
ED-2-F Policy: Encourage the assembly and redevelopment of key
underdeveloped parcels through incentives and public/private partnerships.
ED-3. GOAL: MAINTAIN DEVELOPMENT STANDARDS AND DESIGN GUIDELINES TO
ENSURE THAT COMMERCIAL AND INDUSTRIAL DEVELOPMENTS ARE GOOD
NEIGHBORS
ED-3-A Policy: Enhance compatibility of commercial and industrial
development with residential and mixed-use neighborhoods with
appropriate landscaping, screening, building and design standards,
ED-3-B Policy: Ensure outdoor illumination and signage of businesses have a
positive impact and are compatible with neighborhood standards.
ED-3-C Policy: Provide appropriate access through a combination of
pathways, sidewalks, non-motorized travel lanes and parking.
ED-3-D Policy: Require businesses and buildings in and adjacent to the
Central Business District to conform to established development standards,
ED-4. GOAL: POSITION THE COMMUNITY FOR ECONOMIC DEVELOPMENT AND
PROSPERITY
ED-4-A Policy: Leverage the Tri-Cities Airport as an appealing gateway to
attract visitors and new industry to the airport district and the greater Pasco
region.
ED-4-B Policy: Collaborate with public/private partners to create a
masterplan vision of the waterfront, Broadmoor area, and other
neighborhoods as necessary.
ED-4-C Policy: Pursue the ongoing revitalization of Downtown Pasco
including incentivizing development in the Central Business District, and
following the Main Street approach4.
4 The Main Street Four-Point Approach® is a preservation-based economic development tool that enables
communities to revitalize downtown and neighborhood business districts by leveraging local assets - from
historic, cultural, and architectural resources to local enterprises and community pride. Four points include
Organization, Promotion, Design and Economic Vitality.
CAPITAL FACILITIES ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 22
In this chapter, you will find:
Growth Management Mandates
Capital Facilities Goals and
Policies
Capital Facilities Element
Introduction
This Chapter, along with the six-year
Capital Improvement Plan, constitutes
the Capital Facilities Element. The
Pasco Comprehensive Water, Sewer,
Stormwater, Irrigation, and six-year
Transportation Plans are a technical
extension of the Capital Facilities,
Utilities and Transportation Elements,
and are designed to support the City's current and future population and economy.
The goals and policies guide and implement the provision of adequate public facilities
as required by the GMA. This Element and the Capital Improvement Plan contain
level-of-service (LOS) standards for transportation, sewer, and water, and policies
directing concurrency. Following the provisions for City capital facilities, this Element
includes goals and policies for essential public facilities.
Planning for major capital facilities enables Pasco to:
Demonstrate facility needs through adopted level of service standards
Anticipate capital improvement needs and plan for their costs
Integrate community capital facility wants and needs into the annual budget
process
Monitor growth and manage development
Qualify for revenue sources such as federal and state grants and loans, real
estate excise taxes, and impact fees. This level of planning also enables the City
to receive a better rating on bond issues
CAPITAL FACILITIES ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 23
The City of Pasco is responsible for capital facilities and service levels related to:
Public Works - Operation and maintenance, transportation, water, sewer,
surface water management, and solid waste disposal facilities
Justice - Public safety and court facilities
General Government - Administrative facilities
Community - Parks, recreation and community services facilities
Source Documents
The source documents primarily used as functional comprehensive plans for
infrastructure and the six-year CIPs are prepared routinely and updated annually as
required for obtaining funding from the State. The individual CIPs define projects and
proposed funding for those projects required, first to rehabilitate existing facilities, and
second to provide LOS capacity to accommodate new growth.
Generally, the proposed new capacity, replacement, and rehabilitation of capital
facilities and financing for the next six years, reflect the general planning goals and
policies, as well as land use infrastructure requirements, identified in Pasco’s longer-
range planning documents. These documents include:
The Transportation Element and related regional and county transportation
plans
The Comprehensive Park and Recreation Plan and the Forestry Plan
Water, Sewer, Irrigation, and Stormwater Comprehensive Plans
Specific facility plans for infrastructure improvements and city-owned
buildings
Other source documents include, plans for schools and the irrigation district, the
Benton-Franklin Council of Governments (BFCOG) Regional Transportation Plan, the
Columbia Basin Ground Water Management Area Plan, and other service providers.
Growth Management Mandates
The Capital Facilities Element is designed to comply with the following State GMA
planning goals:
Ensure that the public facilities and services necessary to support development
shall be adequate to serve the development at the time the development is
available for occupancy and use, without decreasing current service levels
below locally established minimum standards
The state goals, in turn, led to the following CWPP that provide specific guidance to the
analysis and policies developed in this Element (note that only those policies or
portions pertaining to infrastructure are included here).
CAPITAL FACILITIES ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 24
Goals and Policies
CF-1. GOAL: USE THE SIX YEAR CAPITAL IMPROVEMENT PROCESS AS THE SHORT-
TERM IMPLEMENTATION OF THE 20-YEAR CAPITAL FACILITY NEEDS IDENTIFIED
IN THE COMPREHENSIVE PLAN
CF-1-A Policy: Systematically guide capital improvements consistent with the
vision and plan of the community.
CF-1-B Policy: Encourage public participation in defining the need for, the
proposed location of, and the design of public facilities such as parks, ball
fields, pedestrian and bicycle corridors, and street and utility extensions and
improvements.
CF-2. GOAL: ENSURE CONCURRENCY OF UTILITIES, SERVICES, AND FACILITIES
CONSISTENT WITH LAND USE DESIGNATIONS AND ACTIONS WITHIN CAPITAL
BUDGET CAPABILITIES
CF-2-A Policy: Encourage growth in geographic areas where services and
utilities can be extended in an orderly, progressive, and efficient manner.
CB-2-B Policy: Deficiencies in existing public facilities should be addressed
during the capital facilities budgeting process.
CF-2-C Policy: Periodically review capital facilities needs and the associated
fiscal impacts on the community in light of changing regional and local
economic trends. The appropriate interval for such a review is ten years
during the mandated GMA update cycle, except for the annual 6-Year Budget
review.
CF-2-D Policy: Reassess the Land Use Element whenever probable funding
falls short of meeting existing needs to ensure that the Land Use and Capital
Facilities Elements are consistent with each other.
CF-3. GOAL: MAINTAIN ADEQUATE
LANDS FOR PUBLIC FACILITIES
CF-3-A Policy: Assure land
development proposals provide
land and/or facilities or other
mitigation measures to address
impacts on traffic, parks,
recreational facilities, schools,
and pedestrian and bicycle
trails.
CF-4. GOAL: ACQUIRE ADEQUATE WATER RIGHTS FOR FUTURE NEEDS
CF-4-A Policy: Ensure the acquisition of water rights commensurate with the
City’s planned development and need for water in residential, commercial,
industrial, and other urban uses.
CAPITAL FACILITIES ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 25
CF-4-B Policy: Ensure that new developments, utilizing the City water,
transfer to the City any existing water rights associated with the properties
being developed. In absence of any existing water rights, developments
should pay water rights acquisition fees to the City.
CF-5. GOAL: IN CONJUNCTION WITH THE COUNTY, PROVIDE PARKS, GREENWAYS,
TRAILS, AND RECREATION FACILITIES THROUGHOUT THE UGA.
CF-5-A Policy: Implement the adopted
parks and recreation plan as a part of this
comprehensive plan
CF-5-B Policy: Encourage use of existing
natural features, open spaces, and
appropriate excess right-of-way as an
integral part of the community-wide park
system
CF-5-C Policy: Maintain a cooperative
agreement with the Pasco school district
regarding the development, use, and operation of neighborhood parks.
CF-6. GOAL: FOSTER ADEQUATE PROVISION FOR EDUCATIONAL FACILITIES
THROUGHOUT THE UGA
CF-6-A Policy: Work with the school district to coordinate facility plans with
this comprehensive plan and encourage appropriate location and design of
schools throughout the community.
CF-6-B Policy: Work with Columbia Basin College to coordinate campus
development plans including access and traffic circulation needs.
CF-7. GOAL: MAINTAIN, WITHIN THE CITY, A LEVEL OF FIRE PROTECTION
SERVICE THAT IS EFFICIENT AND COST-EFFECTIVE. ENCOURAGE THAT SAME
LEVEL OF SERVICE IN THE UNINCORPORATED PORTION OF THE UGA
CF-7-A Policy: Strive to provide a sufficient number of fire stations in
appropriate locations throughout the community.
CF-7-B Policy: Maintain a cooperative policy with the county fire district.
CF-8. GOAL: LOCATE ESSENTIAL PUBLIC FACILITIES TO OPTIMIZE ACCESS AND
EQUITABLY DISTRIBUTE ECONOMIC BENEFIT/BURDENS THROUGHOUT THE
REGION AND COUNTY
CF-8-A Policy: Review all reasonable alternatives for the location of essential
public facilities prior to granting necessary permits.
CF-8-B Policy: Ensure all potential environmental impacts are considered for
each essential public facility including the cumulative impacts of multiple
facilities.
CAPITAL FACILITIES ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 26
CF-8-C Policy: Ensure essential public facilities contribute to necessary
concurrency requirements for transportation and utilities.
CF-8-D Policy: Adopt mitigating measures during the special permit review
process to address potential land use compatibility issues with surrounding
uses.
UTILITIES ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 27
In this chapter, you will find:
Growth Management Mandate
Utilities Goals and Policies
Utilities Element
Introduction
The GMA requires the utility element to
describe locations, capacities, and
needs for utilities. The policies in this
Element cover all public water, sanitary
sewer, and storm water utilities, as well
as private natural gas,
telecommunications, electric, and solid
waste utilities. The information relating to utility service providers contained in this
Plan is a summary only. More detailed discussions of the topics covered in this chapter
are found under separate cover in utility service provider capital functional plans.
Growth Management Mandate
The Utilities Element is designed to comply with the following State GMA planning
goals:
Ensure that those public facilities and services necessary to support
development shall be adequate to serve the development at the time the
development is available for occupancy and use, without decreasing current
service levels below locally established minimum standards.
The state goals, in turn, led to the following CWPP that provide specific guidance to the
analysis and policies developed in this Element (note that only those policies or
portions pertaining to utilities and community facilities are included here).
UTILITIES ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 28
Goals and Policies
UT-1. GOAL: PROVIDE ADEQUATE UTILITY SERVICES TO THE UGA TO ASSURE
THAT THE ANTICIPATED 20-YEAR GROWTH IS ACCOMMODATED
UT-1-A Policy: Ensure that public water and sewer services are available
concurrently with development in the urban growth area.
UT-1-B Policy: Prioritize investments in public water and sewer system
improvements to support planned development within the urban growth
area.
UT-1-C Policy: Coordinate utility providers’ functional plans and the City’s
land use and utility comprehensive plans to ensure long term service
availability.
UT-1-D Policy: Leverage irrigation water in new developments to ease the
use of potable water for maintenance of landscaping.
UT-2. GOAL: ENSURE THAT ADEQUATE PLACEMENT OF UTILITY FACILITIES IS
ADDRESSED IN DEVELOPMENT PLANS
UT-2-A Policy: coordinate private utility providers’ plans for energy and
communication utilities with city land use plans and development permit
applications.
UT-2-B Policy: locate and design utility substations consistent with adopted
codes and standards to be compatible with the aesthetic standards of
affected neighborhoods.
UT-3. GOAL: ASSURE THE PROVISION OF ADEQUATE AND EFFICIENT STORM
WATER MANAGEMENT
UT-3-A Policy: Require adequate provision of storm water facilities with all
new land development.
UT-3-B Policy: Include adequate storm water management facilities to serve
new or existing streets.
TRANSPORTATION ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 29
In this chapter, you will find:
Growth Management Mandate
Transportation Goals and
Policies
Transportation Element
Introduction
The GMA has very specific
requirements for comprehensive
plan transportation elements. To
meet these Transportation Element
requirements, the City of Pasco
maintains within the Volume 2
Transportation Element an inventory of existing facilities, land use assumptions, travel
forecasts, LOS standards, current and future transportation needs, and a
transportation financial plan, in addition to other GMA required information. In this
chapter, the transportation goals and policies are presented. Together with the
information in Volume 2, the goals and policies provide the basis for transportation
infrastructure decisions pursuant to the GMA. Since transportation infrastructure and
services are also provided by the state, regional government, and cities and towns, the
Transportation Element is intended to complement those other systems and networks.
Three aspects of the Transportation Element have a direct bearing on transportation
project programming and funding through the Six-Year Transportation Improvement
Program. These are: 1) transportation policies; 2) existing and future transportation
needs (based on LOS); and 3) the Transportation Financial Plan. The transportation
policies are used to give general direction for transportation improvement
investments. Along with the near-term prioritized improvement projects, the
LOS- based transportation needs are used to select potential future projects. The
transportation financial plan is used to produce a financially feasible six-year plan.
Thus, the Transportation Element provides a framework for use in transportation
investment decisions.
TRANSPORTATION ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 30
Growth Management Mandate
The Transportation Element is designed to comply with the following State GMA
planning goals:
Encourage efficient multi-modal transportation systems that are based on
regional priorities and coordinated with County and City Comprehensive Plans
The state goals, in turn, led to the following CWPP that provide specific guidance to the
analysis and policies developed in this Element (note that only those policies or
portions pertaining to infrastructure are included here):
Goals and Policies
TR-1. GOAL: PROVIDE FOR AND MAINTAIN A SAFE, INTEGRATED AND EFFECTIVE
TRANSPORTATION SYSTEM THAT PROMOTES CONNECTIVITY
TR-1-A Policy: Participate in the
metropolitan and regional transportation
planning efforts of the Benton-Franklin
Council of Governments.
TR-1-B Policy: Require transportation
and land use planning efforts and policy
that meet the needs of the community and
the objectives of this plan.
TR-1-C Policy: Minimize traffic conflicts
on the arterial street system by
implementing access and corridor management best practices.
TR-1-D Policy: Encourage multi-modal street design with traffic calming and
safety in consideration of surrounding land uses.
TR-1-E Policy: Provide increased neighborhood travel connections for public
safety as well as providing for transportation disbursement.
TR-1-F Policy: develop an interconnected network of streets, trails, and other
public ways during the development process while preserving neighborhood
identity.
TR-1-G Policy: adopt and maintain a functional street classification system
consistent with regional and state guidance.
TR-1-H Policy: Maintain level-of-service “D” on all arterials and collectors
and level-of- service “C” during the PM peak-hour.
TR1-I Policy: Require developments to meet the intent standards of the
Pasco Complete Street Ordinance.
TR1-J Policy: Collaborate with appropriate agencies to conduct a review of
the current street design standardsupdate,,for consistency with City’s.
TRANSPORTATION ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 31
TR-2. GOAL: ENCOURAGE EFFICIENT, ALTERNATE, AND MULTI-MODAL
TRANSPORTATION SYSTEMS
TR-2-A Policy: Maintain the multi-model passenger terminal.
TR-2-B Policy: Collaborate with Ben Franklin Transit in programming transit
routes, transit stops, and supporting facilities that increase user accessibility
during the development process.
TR-2-C Policy: Encourage the use of public transportation including
ridesharing, and Ben Franklin Transit’s Van Pool program.
TR-2-D Policy: Encourage bicycle and pedestrian travel by providing safe and
purposeful bicycle and pedestrian routes.
TR-2-E Policy: Encourage park-and-ride lots for bicycles and/or automobiles.
TR-2-F Policy: Support rail services for passengers, industries, and commerce
within the area.
TR-2-G Policy: Collaborate with transit agencies on the design of arterial
streets to improve transit access.
TR-3 GOAL: IMPROVE OPERATING EFFICIENCY OF THE TRANSPORTATION
SYSTEM
TR-3-A Policy: Evaluate, plan, and install traffic control devices and
intersection designs to improve travel safety and efficiency.
TR-3-B Policy: ensure adequate maintenance of the existing facilities.
TR-4 GOAL: BEAUTIFY THE MAJOR
STREETS OF THE CITY
TR-4-A Policy: Incorporate
streetscape design and streetscape
into all major arterial and collector
streets as they are constructed.
TR-4-B Policy: Encourage retrofit
projects that include beautification
on major arterial streets.
TR-5 GOAL: MAINTAIN A FREIGHT ROUTE SYSTEM TO PROVIDE ACCESS TO
COMMERCIAL AND INDUSTRIAL AREAS
TR-5-A Policy: Promote the safe and efficient movement of freight through
the city.
TR-5-A Policy: Support the development of facilities that are critical
components of the movement of freight.
IMPLEMENTATION & MONITORING ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 32
Implementation &
Monitoring Element
Introduction
This Plan Element is intended to establish the procedural framework for linking the
goals and policies of all the elements with supporting and related actions and
initiatives. This Plan is implemented through various development regulations;
coordination with regional plans and programs; and regular assessment of the
performance of the Plan in guiding development to deliver the vision.
Growth Management Mandate
The Implementation and Monitoring Element functions as a checklist or tool for the
City to use as it assesses the effectiveness of the Plan to deliver the community vision.
It is designed to comply with the state GMA goals and the CWPP:
Policies to Implement RCW 36.70A.020. The Comprehensive Plans of Franklin
County and each of its cities therein shall be prepared and adopted with the
objective to facilitate economic prosperity by accommodating growth
consistent with the following:
Permits: Applications for both state and local government permits should be
processed in a timely and fair manner to ensure predictability. [RCW
36.70A.020 (7)].
Goals and Policies
IM-1. GOAL: ENSURE CONSISTENCY AND CERTAINTY IN LAND USE PLANNING AND
DEVELOPMENT
IMPLEMENTATION & MONITORING ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 33
IM-1-A Policy: Maintain codes, standards, and guidelines, which are clear,
concise, and objective.
IM-1-B Policy: Strive for consistency and certainty through a predictable
schedule of assessment and amendments on an annual basis, rather than
sporadically.
IM-1-C Policy: Create and enforce a common set of development standards
for both the incorporated and unincorporated lands of the UGA, in
cooperation with Franklin County.
IM-1-D Policy: Maintain a general land use map that clearly designates
various land uses and densities consistent with the goals and policies of this
plan.
IM-1-E Policy: Establish development project permit approval procedures
that are well defined and consistent with regulatory criteria and standards.
IM-1-F Policy: Ensure appropriate time lines for action on applications.
IM-2. GOAL: ADVANCE THE CITY’S INFORMATION AND DECISION-MAKING
CAPACITY
IM-2-A Policy: Utilize innovative planning level data and analysis to
determine progress of the Comprehensive Plan through annual updates,
metrics and tracking.
IM-2-B Policy: Analyze development patterns of the UGA and identify
revisions, amendments, and changes to the goals, policies, objectives of the
Comprehensive Plan based on new development patterns during plan
updates.
IM-2-C Policy: Conduct an annual review of the Comprehensive Plan and any
of its supporting documents to assess the adequacy and serviceability of the
developable land supply for residential, commercial and industrial users.
IM-2-D Policy: Ensure that all plans and studies shall be consistent with the
goals, policies, and proposals of this comprehensive plan.
IM-2-E Policy: Lead and collaborate on efforts for database, Geographic
Information Systems (GIS), and other data related programming and projects
with local, regional, and state agencies.
IM-3 GOAL: ENSURE THAT THE PUBLIC HAS A MEANINGFUL OPPORTUNITY TO
PARTICIPATE IN THE PLANNING EFFORTS OF THE CITY
IM-3-A Policy: Ensure the appropriate notification of plans, projects, and
studies are provided to all impacted residents of the city.
IM-3-B Policy: Encourage and facilitate expanded public participation by
designing user-friendly processes and documents.
IMPLEMENTATION & MONITORING ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 34
IM-3-C Policy: Consider the interests of the entire community and the goals
and policies of the Comprehensive Plan prior to making land use and
planning decisions.
IM-4-D Policy: Use a range of public forums and media outreach to collect,
obtain, and facilitate public engagement.
IM-4-E Policy: Provide equitable access to all city programming, services, and
events, including accommodations for disabilities and community members
with limited English-speaking ability.
IM-4-F Policy: Ensure that all public engagement is culturally relevant and
provides residents with an opportunity to engage and provide feedback to
the city.
IM-4-G: Collaborate with the Inclusivity, Diversity and Equity Commission.
IM-4 GOAL: WORK IN PARTNERSHIP WITH VARIOUS GOVENRNMENT ENTITIES
IM-4-A Policy: Coordinate with other governmental units in preparing
development regulations.
IM-4-B Policy: Work with BFCG’s Growth Management Committee to develop
consistency among the various jurisdictions that are planning.
IM-4-C Policy: Work with other state agencies such as the Department of
Natural Resources, and the Department of Fish and Wildlife, and the
Department of Archaeology and Historic Preservation when developing
regulations, which would impact those agencies.
IM-4-D Policy: Work with the Office of Financial Management in siting
essential public facilities of regional and statewide importance
IM-4-E Policy: Participate with communities within the County in developing
regulations that are consistent with each other and provide a smooth
transition between rural areas and urban cities.
IM-4-F Policy: In cooperation with Franklin County and other appropriate
agencies, update the City/County interlocal agreements governing
annexations and development in the City’s unincorporated UGA. These
documents establish development rules for the orderly and compatible
transition from rural to urban uses.
APPENDICES
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME I 35
Appendices
A. Mapfolio
B. Countywide Planning Policies
C. Land Capacity Analysis
D. Environment Impact Statement
E. Public Participation Plan
F. Shoreline Master Program
G. Comprehensive Water System Plan
H. Comprehensive Sewer Plan 2014
I. Capital Improvement Plan 2019 - 2020
Vo l ume II
Supporting Analysis
Comprehensive Plan
2018 to 2038
City of Pasco, Washington
City of Pasco
Comprehensive Plan
Volume II, Supporting Analysis
Re-adopted by Ordinance No. ___ ________
City Council
Mayor Saul Martinez (District 3)
Mayor Pro Tem, Blanche Barajas (District 1)
Councilmember Ruben Alvarado (District 2)
Councilmember Pete Serrano (District 4)
Councilmember Daved Mline (District 5)
Councilmember Craig Maloney (District 6)
Councilmember Zahra Roach (At-Large)
Planning Commission
Position 1: Chair Tanya Bowers
Position 2: Vice-Chair Joe Campos
Position 3: Commissioner Paul Mendez
Position 4: Commissioner Anne Jordan
Position 5: Commissioner Abel Campos
Position 6: Commissioner Isaac Myhrum
Position 7: Vacant
Position 8: Commissioner Pam Ransier
Position 9: Commissioner Jerry Cochran
City Staff
Dave Zabell, City Manager
Rick White, Community and Economic Development Director
Jacob Gonzalez, Senior Planner
Jeff Adams, Associate Planner
Darcy Bourcier, Planner I
TABLE OF CONTENTS
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II
I
Table of Contents
Introduction ......................................................................................................................... 1
Pasco’s Setting ................................................................................................................................... 1
What's in a Name ............................................................................................................................. 2
Pasco Then and Now ...................................................................................................................... 3
Demography ....................................................................................................................................... 3
Economy ............................................................................................................................................... 4
Land Use Element ............................................................................................................... 5
Introduction ........................................................................................................................................ 5
Land Use Designations ................................................................................................................... 6
Land Use Challenges and Opportunities ................................................................................ 9
Land Use Areas and Compatibility ......................................................................................... 13
Growth Trends and Population Projection ........................................................................ 17
Urban Growth Area Planning ................................................................................................... 20
Housing Element ............................................................................................................. 24
Introduction ...................................................................................................................................... 24
Existing Housing Units Inventory and Analysis ............................................................... 24
Projected Needs Analysis ............................................................................................................ 32
Tri‐Cities Home Consortium ...................................................................................................... 32
Available Resources ...................................................................................................................... 34
Housing Strategy ............................................................................................................................ 36
Summary of Strategy .................................................................................................................... 37
Economic Development Element .............................................................................. 39
Introduction ...................................................................................................................................... 39
Economic Profile ............................................................................................................................. 40
Challenges and Opportunities .................................................................................................. 45
Economic Development Priorities .......................................................................................... 49
Capital Facilities Element ............................................................................................. 53
Introduction ...................................................................................................................................... 53
Water System ................................................................................................................................... 57
Sanitary Sewers .............................................................................................................................. 63
Industrial Wastewater Treatment ......................................................................................... 67
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II
II
Stormwater ....................................................................................................................................... 68
Irrigation System ............................................................................................................................ 69
Schools ................................................................................................................................................. 70
Essential Public Facilities ........................................................................................................... 71
Siting .................................................................................................................................................... 72
Revenue Sources for Capital Facilities ................................................................................. 74
Public Services Element ................................................................................................ 85
Introduction ...................................................................................................................................... 85
Existing Services and Facilities ................................................................................................ 85
Level of Service ................................................................................................................................ 87
Projected Demand.......................................................................................................................... 88
Future Services ................................................................................................................................ 88
Adoption of Plans by Reference ............................................................................................... 89
Transportation Element ............................................................................................... 89
Introduction ...................................................................................................................................... 90
County‐Wide Planning Policies ................................................................................................ 90
Regional Coordination and Referenced Plans .................................................................. 90
Complete Streets Policy ............................................................................................................... 91
Transportation Demand Management ................................................................................ 91
Transportation and Land Use .................................................................................................. 92
Transportation and the Environment .................................................................................. 93
Transportation Inventory .......................................................................................................... 94
Level of Service ............................................................................................................................. 106
Transportation Concurrency ................................................................................................. 107
Deficiencies and Improvements ............................................................................................ 108
Recommendations ...................................................................................................................... 121
Finance ............................................................................................................................................. 121
Future Street Classification System .................................................................................... 123
Non‐City Utilities Element .......................................................................................... 124
Introduction ................................................................................................................................... 124
Utility Providers ........................................................................................................................... 124
General Relationship ................................................................................................................. 125
Electricity ........................................................................................................................................ 125
TABLE OF CONTENTS
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II
III
Natural Gas .................................................................................................................................... 125
Telecommunications .................................................................................................................. 126
Solid Waste Collection ............................................................................................................... 127
Franklin County Irrigation District .................................................................................... 128
South Columbia Basin Irrigation District ........................................................................ 128
Parks and Open Space Element ................................................................................ 130
Introduction ................................................................................................................................... 130
Parks and Recreation Plan ..................................................................................................... 130
Level of Service Factor .............................................................................................................. 131
Parks and Sports Fields ............................................................................................................ 132
Park Standards and Needs ...................................................................................................... 135
Future Plans ................................................................................................................................... 136
Parks and Recreation Plan: Adopted by Reference ..................................................... 137
Preservation of Open Space .................................................................................................... 137
Resource Lands Element ............................................................................................ 139
Introduction ................................................................................................................................... 139
Resource Lands Defined ........................................................................................................... 139
Agricultural Lands ...................................................................................................................... 139
Mineral Resources ....................................................................................................................... 139
Designation of Mineral Resource Lands ........................................................................... 140
Mineral Resource Protection ................................................................................................. 141
Extraction of Mineral Resources .......................................................................................... 142
Other Resource Lands ............................................................................................................... 142
Resource Lands Map .................................................................................................................. 142
Critical Areas/Shorelines Element ......................................................................... 143
Introduction ................................................................................................................................... 143
Critical Areas ................................................................................................................................. 144
Critical Areas Map ...................................................................................................................... 150
Introduction ‐ Shorelines ......................................................................................................... 150
Growth Management and Shorelines ................................................................................ 150
Goals and Policies ........................................................................................................................ 152
Implementation ........................................................................................................................... 152
TABLE OF CONTENTS
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II
IV
Implementation ............................................................................................................. 153
Introduction ................................................................................................................................... 153
Goals and Policies ........................................................................................................................ 153
Regulatory Measures ................................................................................................................. 153
Capital Improvements ............................................................................................................... 154
Administrative Actions ............................................................................................................. 154
Concurrency ................................................................................................................................... 155
Amendments .................................................................................................................................. 155
Specific Implementation Tools .............................................................................................. 156
List of Tables
Table Int‐1: Population by Sex and Age Groups ...................................................... 3
Table Int‐2: Race and Ethnicity ..................................................................................... 4
Table LU‐1: Land Use Designations and Criteria .................................................... 7
Table LU‐2: Existing Land Use Designations and Acreage .................................. 8
Table LU‐3. OFM Population Projection for Franklin County ......................... 18
Table LU‐4. Population Projection for Franklin County and Pasco .............. 19
Table LU‐5. Employment Projection for Franklin County and Pasco ........... 19
Table LU‐6. Land’s Capacity of Future Residential Development .................. 20
Table LU‐7. Future Land Use Designations and Acreage .................................. 21
Table H‐1. Existing Housing Inventory .................................................................... 25
Table H‐2. County Point‐in‐Time Count .................................................................. 34
Table ED‐1. Benton and Franklin County Population and Economic
Indicators ........................................................................................................................... 42
Table ED‐2. Top Tri‐Cities Area Major Employers .............................................. 42
Table ED‐3. Employment Projections ...................................................................... 45
Table ED‐4. Educational Attainment ‐ 2011 to 2015 ......................................... 47
Table CF‐1. Cost of Capital Improvements ............................................................. 56
TABLE OF CONTENTS
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II
V
Table CF‐2. Water Guideline LOS Standards ......................................................... 60
Table CF‐3. Water System Capital Improvement Projects ............................... 61
Table CF‐3a. 20‐year Water Planning Level Capital Cost Summary ............. 62
Table CF‐4: Wastewater Guideline LOS Standards ............................................. 64
Table CF‐5: Six‐Year Sewer System Capital Improvement Projects .............. 65
Table CF 5a: 20‐Year Sewer Planning Level Capital Cost Summary ............. 66
Table CF‐6: Process Water Reuse Facility Capital Improvement Projects . 67
Table CF‐7: Storm Capital Improvement Projects ............................................... 69
Table CF‐8. Irrigation System Capital Improvement Projects ........................ 70
Table CF‐9. Distinguishing Public Purpose Lands from Essential Public
Facilities ............................................................................................................................. 72
Table T‐1. Sustainable Transportation Objectives ............................................. 93
Table T‐2. Functional Classification ....................................................................... 100
Table T‐3. Mileage and Street Classification ....................................................... 100
Table T‐4. State Route Mileage ................................................................................. 101
Table T‐5. Annual Average Daily Traffic (AADT) Comparison ..................... 103
Table T‐6. Average Daily Truck Traffic ................................................................. 104
Table T‐7. Level of Service (LOS) ............................................................................. 106
Table T‐8. BFCOG LOS Standards ............................................................................. 107
Table T‐9. City of Pasco LOS Standards ................................................................. 107
Table T‐10. Short Range Transportation Improvements ............................... 109
Table T‐11. Long Range Transportation Improvements ................................ 113
Table PO‐1. Park and Recreation Inventory ....................................................... 134
Table PO‐2. Summary of Park Land and Facilities Needs ............................... 135
Table PO‐3. Planned Parks and Facilities List .................................................... 136
Table CA‐1. Wetland Functions ................................................................................ 144
TABLE OF CONTENTS
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II
VI
Table IMP‐1. Implementation Tools ...................................................................... 156
List of Figures
Figure LU‐1: Population Growth in Pasco in the Last 10 Years ...................... 18
Figure LU‐2. Proposed UGA ......................................................................................... 22
Figure ED‐1: Historical Unemployment in the Tri‐Cities .................................. 41
Figure ED‐2: Historical Two‐County (Benton & Franklin) Employment .... 41
Figure ED‐3: Employment Distribution .................................................................. 44
Figure ED‐4: Median Household Income ................................................................ 44
Figure CF‐1‐ Construction of Columbia Water Supply Intake ......................... 59
Figure T‐1: Transportation and Land Use .............................................................. 92
Figure T‐2: Destinations of Tri‐Cities Airport ...................................................... 94
Figure T‐3: Pasco Airport Statistics ‐ Total Enplanements .............................. 95
Figure T‐4 ‐ Total Boarding & Alighting at Pasco Intermodal Train Station
............................................................................................................................................... 96
Figure T‐5: Journey to Work (Public Transportation) ...................................... 97
Figure T‐6: BFT System Map ....................................................................................... 98
Figure T‐7: BFT Park & Ride Facilities .................................................................... 99
Figure T‐8: Federal & State Facilities ..................................................................... 101
Figure T‐9: WSDOT FGTS Map .................................................................................. 102
Figure T‐10: Journey to Work (Bike/Walk) ........................................................ 104
Figure PS‐1: Existing Stations and PFD Response ............................................... 85
Figure PS‐2: Proposed Reconfiguration of Stations 2020 ‐ 2021 .................. 89
Figure PO‐1: Parks Service Area Analysis ............................................................ 131
INTRODUCTION
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 1
Introduction
Volume II of the Pasco Comprehensive Plan (Plan) includes general information about
Pasco. For various elements of the Comprehensive Plan, it includes current and
forecast data, needs assessments or analyses, and conclusions, and as appropriate,
references to other source materials. Goals and policies are available in Volume 1 of
the Comprehensive Plan. Implementation tools are identified at the end of this
document.
Pasco’s Setting
The City of Pasco is located at the confluence of the Columbia, Yakima, and Snake
Rivers. It is one of the three cities in the Tri-Cities metropolitan area consisting of
Pasco, Kennewick, and Richland. Because of its location, Pasco is considered the
gateway to the agriculturally rich Columbia Basin. The proximity of Grand Coulee
Dam, the largest hydroelectric dam in the United States, has unlocked a wealth of
agricultural possibilities for the Pasco area.
Pasco is situated in Franklin County (Figure Int-1) which, because of large water
diversion projects completed in the 1950s, has become a major agricultural product
producer in the State. Potatoes, onions, corn, and other grains; and lentils, apples,
grapes, and other crops, spring from lands formerly used for dry land farming and
livestock grazing.
Figure Int‐1: City of Pasco in the Region
INTRODUCTION
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 2
Agriculture had an early start in Pasco by means of pumped water from the Columbia
and Snake Rivers - perhaps as early as the 1890s. The first major irrigation project
began operating around 1910. It was privately funded because Congress did not
approve a proposal to bring water to Pasco from the Palouse River. This private effort
was designed to serve the immediate Pasco area and required large pumps to lift
water out of the Snake River for a projected 15,000 acres. The pump house was built
out of concrete and is still readily visible from the south side of the Snake River.
What's in a Name
The name of the City is something of a curiosity because it has an apparent Spanish
sound to it in a region geographically well beyond the past influence of Spanish
Mexican control. Thanks to the July 31, 1914 issue of Pasco Express, examined by
members of the Franklin County Historical Society, the following was learned about
how Pasco got its name:
"MAN WHO NAMED PASCO VISITS CITY V.C.
Bogue, now an eminent engineer of New York
City, renews acquaintances in Pasco on
Monday. This was his first visit in nearly thirty
years. Mr. Bogue an engineer for the Northern
Pacific Railroad, located the route of the N.P.
through Stampede Pass in the Cascade
Mountains, and he also located and named
Pasco.
Just how he came to choose the name was
news to this reporter and may be to others of
our readers. Just prior to his engagement with
the N.P., Mr. Bogue had successfully
constructed a line of railway across the Andes
Mountains in South America. The highest point
on the railway was a mining town named
Cerro de Pasco. It was distinguished as a
windy, dusty place, and so on the first day he
spent in our city, and meeting with a good old‐
fashioned dust storm, he was reminded of this
place in the Andes and tagged the new town site “Pasco.”
The name “Pasco” took on official status in May of 1881 when the rail switch named
Pasco was cut-in for the Cascade branch of the Northern Pacific Railroad. The name
stuck to the community that existed primarily because of the major rail line that
passed through it.
INTRODUCTION
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 3
Pasco Then and Now
The original town site of Pasco was created in April of 1886 with the recording of the
Pasco Town Plat. The original town site contained 8 blocks equally divided by the
Pacific Northern Rail yards. From that modest beginning, Pasco has grown to
encompass more than 33 square miles of land. The original town site that was home
to a handful of settlers has now multiplied to over 75,290 residents.
The community of Pasco required three elections before it could be incorporated.
These were: May 24, 1890 with 37 for and 18 against; May 4, 1891 with an
unsuccessful vote; and August 29, 1891 with 55 for and 20 against. The success of this
August 1891 vote seems to strengthen the old adage of "If at first you don't succeed,
try, try again," and Pasco officially became an incorporated town.
Demography
Pasco has experienced rapid growth in the last few decades, growing from 32,066
residents in 2000 to 73,590 residents in 2018 (OFM 20181), and 75,290 residents in
the year of 2019 (OFM 20192). The growth can be attributed to many factors including
increasing job opportunities, housing affordability, and the overall growth of the Tri-
Cities region.
About 34% of the total population in Pasco is under 18 years old, as shown in Table
Int-1. This leads to the City’s increasing demand for school and related facilities.
Table Int‐1: Population by Sex and Age Groups
Sex and Age Population % of Total
Female 34,296 48.60
Male 36,311 51.40
Under 18 years 23,891 33.80
18 years and over 46,716 66.20
20 to 64 years 39,059 55.40
65 years and over 5,566 7.88
Notes:
American Community Survey 2017 data; total population in this 2017 estimate is 70,607
Pasco has the highest concentration of Hispanic population (55%) among all other
cities in the Tri-Cities region (Table Int-2). Whites alone make up the second
predominant ethnicity in the City. This population diversity has greatly influenced the
City’s culture - it celebrates several ethnic festivals throughout the year and attracts
ethnically diverse businesses. The City created an Inclusivity Commission in 2018 -
later named the Inclusion, Diversity, and Equity Commission - with a mission focused
1 OFM (State Office of Financial Management), 2018; April 1, 2018 population of cities, towns, and
counties
2 OFM 2019; April 1, 2019 population of cities, towns, and counties
INTRODUCTION
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 4
on embracing “diversity and promoting equality among our workforce, residents,
businesses and visitors…” (Pasco 2018)3
Table Int‐2: Race and Ethnicity
Race Population % of Total
Hispanic or Latino 38,893 55.1
Non-Hispanic or Latino 31,714 44.9
White alone 27,274
Black or African American alone 1,285
American Indian and Alaska Native alone 212
Asian alone 1,666
Notes:
American Community Survey 2017 data; total population in this 2017 estimate is 70,607
Economy
Much of Pasco’s (and Franklin County's) economic future will continue to be tied to
transportation and agriculture. As the agricultural industry in and around Franklin
County matures, additional support facilities, which process and handle plants, will
continue to be needed.
Pasco's role as a regional service provider is also likely to expand in the future. Pasco is
home to the Tri-Cities Regional Airport, Columbia Basin College, the grain terminal, the
Burlington Northern classification yard, and the Port of Pasco (Port) shipping facilities.
As the region grows, those employment facilities will grow to meet the demand.
Correspondingly, the economic base of Pasco will expand.
The development of the Trade, Recreation, and Agricultural Center at the Road 68
Interchange continues to bring regional and statewide events to the City. Dust Devils
Stadium is home to the Tri-Cities Dust Devils minor league baseball team. The soccer,
softball and baseball fields complete this complex, which is used to attract regional and
statewide sporting events.
While Pasco is less dependent on the programs of the Hanford Reservation than the
other cities in the area, these programs nevertheless have a significant impact on
Pasco's economy. Historically, employment in the Hanford area peaked in 1994 with
approximately 19,000 employees. The Hanford related workforce today is
approximately 9,000 (Wojtanik 20194). An additional 4,600 are employed at the
Battelle Pacific Northwest National Laboratory.
3 City of Pasco, 2018. Resolution # 3820
4 Wojtanik, Robin. “DOE looks to way to replace outgoing workers”. Tri-Cities Area Journal of Business;
May 2019.
LAND USE ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 5
Land Use Element
RCW 36.70A.070 (1)
Introduction
The Land Use Element is one of the key components of the Comprehensive Plan. This
Element identifies the general distribution of land use designations in the City of Pasco.
The land use map shown in Appendix A identifies the general distribution of the
various land uses including residential, commercial, industrial, public, open space, and
reserve areas. The land use map is implemented through the application of Pasco’s
Zoning Code. The description and allocation of uses in Table LU-1 identifies the zoning
districts that correspond to the land uses designation.
The Land Use Element also establishes goals and policies that guide local
decision-making related to urban development within the City’s Urban Growth Area
(UGA). The UGA is a designated boundary for cities and counties where growth is
intended to be concentrated as a means of controlling sprawl. Goals and policies are
available in Volume 1 of the Plan. Land use policies are intended to protect critical
areas, provide efficient and safe transportation networks, maintain and improve the
quality of air, water, and land resources, and preserve existing urban neighborhood
character.
New development is encouraged to locate in UGAs where adequate public facilities and
services can be provided in an efficient and economical manner. An adequate supply
of land will ensure that immediate and future urban needs are met, as well as provide
for an orderly and efficient transition from low intensity land use to urban land use
over time.
Land use management is the major implementation tool for community development,
achieved primarily through the use of zoning and subdivision regulations. The Growth
Management Act (GMA) requires each jurisdiction to ensure that adequate land and
LAND USE ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 6
facilities are available to accommodate the projected population and anticipated
employment growth. For cities, this responsibility includes land capable of being
developed at urban densities and intensities. Further, the City and County must
cooperate in designating adequate unincorporated lands as the UGA available for
future expansion of the incorporated area through annexation. The Franklin County
Countywide Planning Policies are the framework for interlocal coordination of urban
growth and development.
There are three significant types of processes used by local governments to enact or
carry out regulations that implement the comprehensive plan goals and policies:
legislative, quasi-judicial, and ministerial actions. It is Pasco’s intent to provide
procedural stability and consistency for processing development applications by
having appropriate land use actions approved administratively, rather than by the
legislative or quasi-judicial processes.
The Pasco Zoning Code and development standards need to be as clear and as
objective in content as possible. The regulations for land development should be
framed with appropriate policy direction to support ministerial decisions for permit
approval with minimal delay.
Land Use Designations
Land use designations specify various uses within the City. The UGA (Appendix A)
within and adjacent to the City provide for future land needs that can support growth
with adequate urban-level public facilities concurrent with development.
The future land use map illustrates the generalized Comprehensive Plan land use
designations for the City and the UGA. The land use designations represent the
adopted policies that support land demand through 2038. The following land use
designations are used to allow for the necessary flexibility and specificity in applying
land use regulations and development standards:
Open Space / Parks
Low Density Residential
Medium Density Residential
Medium-High Density Residential
High Density Residential
Mixed Residential/Commercial
Mixed Use Interchange
Mixed Use Neighborhood
Mixed Use Regional
LAND USE ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 7
Office
Commercial
Industrial
Public and Quasi Public
Department of Natural Resources Reserve
Airport Reserve
Table LU‐1: Land Use Designations and Criteria
Classification Purpose and Description Zoning *
Open Space/ Parks
Land where development will be
severely restricted: park lands, trails
and critical areas
All Zoning Districts.
(Development of parks and
recreation facilities requires
special permit review)
Low Density
Residential
Single family Rresidential development
at a density of 2 to 5 dwelling units per
acre
R-S-20; R-S-12;
R-S-1; R-1; R-1-A;
R-1-A2
Medium Density
Residential
Single-family dwellings, patio homes,
townhouses, apartments, and
condominiums at a density of 6 to 20
dwelling units per acre.
R-2 through R-4; RP
High Density
Residential
Multiple unit apartments or
condominiums at a density 21 units
per acre or more
R-4
Mixed Residential/
Commercial
Allow a combination of mixed-use
residential and commercial in the same
development.
Single-family dwellings, patio homes,
townhouses, apartments and
condominiums at a density of 5 to 29
dwelling units per acre.
Neighborhood shopping and specialty
centers, business parks, service and
office uses
R-1 through R-4;
C-1 and O; Waterfront
Commercial
Neighborhood, community and
regional shopping and specialty
centers, business parks, service and
office uses
O; BP; C-1; C-2; C-3; CR
Industrial
Manufacturing, food processing,
storage and wholesale distribution of
equipment and products, hazardous
material storage, and transportation
related facilities
I-1; I-2; I-3
LAND USE ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 8
Classification Purpose and Description Zoning *
Public and
Quasi-Public
Schools, civic centers, fire stations and
other public uses
By Special Permit in all
districts (except I-3 which has
various restrictions)
Airport Reserve Land occupied by the Tri-Cities Airport I-1
DNR Reserve
Land owned by the Department of
Natural Resources Transition lands
owned and presently managed by DNR
for natural resource production.
Characteristics include, but are not
limited to, proximity to urban-type
development, road and utility
infrastructure, and market demand.
I-1
Medium-High
Density Residential
Broadmoor Only; single-family
dwelling units, townhouses,
condominiums and multi-family; 8-15
dwelling units per acre
MHDR
Mixed Use
Interchange
Broadmoor Only; along I-182 corridor;
commuter services, technology and
resource business parks, office and
retail uses
MU-I
Mixed Use
Neighborhood
Broadmoor only; townhouses, multi-
family developments, neighborhood
grocers/markets and drug stores,
vertically integrated buildings, live-
work spaces and other neighborhood
scale offices and uses
MU-N
Mixed Use
Regional
Broadmoor only; general retail
operations and shops, grocery stores,
residential above commercial/office,
high-density residential, dining,
entertainment uses
MU-R
Office Broadmoor only; professional office
and personal services, resource centers O-1
Table LU-1 indicates the land areas for each of the land use designations. Table LU-2
indicates the land use distribution within the City and existing UGA. More detailed
information about specific zoning designations and the development standards used to
implement land use applications can be found in Title 25 (Zoning) of the Pasco
Municipal Code (PMC).
Table LU‐2: Existing Land Use Designations and Acreage
Land Use Designations City Limits (Acres)UGA(Acres) Total (Acres)
Residential Lands
Low Density 7,625 1676 9,301
Medium Density 1,253 425 1,678
LAND USE ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 9
High Density 189 -- 189
Subtotal 9,066 2,101 11,167
Commercial Lands
Mixed Residential /
Commercial
564 17 582
Commercial 2,050 34 2,085
Subtotal 2,6145 52 2,666
Industrial Lands
Industrial 5,118 7,768 8491,669 5,9689,438
Subtotal 5,1187,768 8491,669 5,9689,438
Public / Quasi‐Public Lands
Gov't Public / Quasi-Public 838 88 925
Subtotal 838 88 925
Open Space / Park Lands
Open Space / Park 950 61 1,012
Subtotal 950 61 1,012
Airport Reserve Lands
Airport Reserve 1,885 351 2,236
Subtotal 1,885 351 2,236
DNR Reserve Lands
DNR Reserve 765 469 1,234
Subtotal 765 469 1,234
Area Total 21,237 3,971 25,208
Notes:
1. The total contains 4,292 approximately 4000 acres of Street Rights of Way.
2. Source: City of Pasco GIS. Acreage figures are derived based on the best information and parcel
data available in GIS. Accuracy may vary depending on source of information, changes in
political boundaries or hydrological features, or the methodology used to map and calculate a
particular land use.
3. Does not include water area
Land Use Challenges and Opportunities
The City of Pasco and the UGA will continue to be faced with demands for change.
Between 2000 and 2016, 38,494 new residents made Pasco their home. This
population growth, which represented a 120% increase since 2000, has brought with
it challenges and opportunities. The challenges have been the greatest along the I-182
Corridor, particularly as it relates to transportation needs. The following is a brief
discussion on some of the land use issues.
LAND USE ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 10
Central Business District
The Central Business District was established to promote a centralized location of
businesses and services in and around Pasco’s downtown core. As with many other
downtowns across the country, the neighborhood experienced a decline in business
growth and an increase in vacancy from mid-1970 to mid-1990. The rapid growth of
Pasco towards the west, along with regional growth of the Tri-Cities, decentralized
many core downtown businesses districts.
The City of Pasco has emphasized business growth and retention in its downtown with
the creation of the Downtown Pasco Development Authority (DPDA). The DPDA (a
certified Washington Main Street Program) is able to leverage several resources
including the Main Street Tax Credit Program that provides an incentive for
contributions to the downtown.
Photo source: Tri‐City Herald
The Pasco City Council has identified downtown revitalization as one of the primary
Council Goals, and recent infrastructure improvements and planned projects have
attracted new business and excitement. The Pasco Specialty Kitchen, a partnership
between the City of Pasco and the DPDA, is a thriving incubator for entrepreneurs in
the food industry.
In 2015, the Washington Legislature passed the Connecting Washington funding
package, which provided a $16 billion transportation investment across the State.
Pasco received $15 million to assist with the construction of the Lewis Street Overpass.
Lewis Street is a major access way for Pasco’s residents, as it connects communities
from the east to Downtown and City Hall, and to services to the west. In coordination
with this effort, City staff has been working with the community to develop a
revitalization program centered on the Pasco Farmers Market and Peanuts Park. This
four-block area will undergo a transformation that includes improvements to the
market area, an emphasis on pedestrian-oriented streetscape, and enhancements to
nearby infrastructure. This project is expected to break ground in late 2020.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 11
Residential Neighborhoods in the Central Core
Many of the City of Pasco’s neighborhoods were established well before the rapid
growth of the 2000s. These neighborhoods, primarily located south of HWY 12 and
east of US 395, are near schools, various retail businesses, and parks. The homes in
these neighborhoods also provide additional options for renters and homeowners
because of the availability of frequent public transportation services and proximity to
downtown.
A few neighborhoods, dating prior to the 1940s, are showing signs of aging, and in
some cases, substandard repair and maintenance. Pasco's code enforcement program
has seen noteworthy success in reversing continued physical decline. In 2004, the City
prepared a neighborhood redevelopment strategies program to address the concerns
of growing neighborhood decline. Similar programs for additional neighborhoods
surrounding the downtown and in East Pasco began in 2007. The redevelopment
strategies are implemented through the provision of Community Development Block
Grant Programs (CDBG).
Non‐Conforming Residential Neighborhoods
There are residential areas that border incompatible land uses or are intermixed with
commercial or industrial uses. Typically, these neighborhoods are zoned for
commercial or industrial uses but contain significant numbers of residential dwellings.
The dwellings are considered non-conforming and the neighborhoods are slated to
transition to their intended commercial and industrial uses.
Pasco includes areas where transitions from residential to commercial land use were
anticipated but did not occur. Because transitions from the original residential use to
the intended use takes many years, these areas are prone to code enforcement
difficulties and homeowners have challenges in obtaining conventional home loans.
The primary non-conforming residential area is located south of A Street between the
BNSF rail lines that serve the Port. Originally developed with single-family homes, the
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 12
neighborhood has been transitioning to industrial use. Homes in the area have been
replaced with trucking firms, construction yards, auto repair facilities, and an
agricultural chemical production facility. It is anticipated this area will continue to
transition to commercial and industrial use during the 20-year planning horizon.
Availability of Industrial Lands
Ensuring that the supply of industrial lands can meet the projected needs and demand
for its use is a key factor for sustainable growth in Pasco. There are just under
6,000 acres of designated industrial lands within the current Pasco City Limits and the
UGA. This total includes all right of ways, infrastructure and utilities, when removing
those, a total of about 4,800 acres remains.
A Land Capacity Analysis was conducted that identified industrial land development
by parcel types. Parcels were categorized based on existing ownership, improvement
values and building footprints. The analysis concluded that there are 3,524 acres of
industrial land that were available for private development. Over 1,200 acres of
existing land are tax-exempt, meaning they are owned by state or local agencies
including the Franklin County Irrigation District, BNSF, U.S. Army Corps of Engineers
(USACE), and the Port of Pasco.
A challenge for the City is the availability of these lands for industrial development.
The Port owns and operates over 660 acres of industrial parcels that can eventually
develop for industrial users. However, various owners including the BNSF Railway
Company (273 acres); Bonneville Power Administration (53 acres); Franklin County
Irrigation District (46 acres); USACE (27 acres); and the Franklin County PUD (15
acres), which will likely not see industrial development, thus leaving over 400 acres of
industrial land unavailable.
The industrial lands south of Highway 12 towards the eastern edge of the Pasco City
Limits along the Columbia River include over 800 acres of mostly undeveloped large
parcels. This site also includes the Heritage Industrial Park, which represents about
50% of that total areas industrial land. Currently, Highway 12 is accessible via the ‘A’
Street and Sacajawea Park Road intersection, both of which are at-grade intersections,
and Heritage Boulevard, which directs truck traffic to the raised Highway 12
interchange. Limited vehicle capacity and safety challenges at these intersections have
limited the prospects of this site.
As Pasco and the Tri-Cities region continues to grow, its economic base will need to as
well. Future planning must address the availability of industrial land.
Unincorporated Urban Growth Area
The unincorporated UGA encompasses land outside of the City limits but within the
UGA. This land is under the jurisdiction of Franklin County. In Pasco, the majority of
this land is between the Franklin County Irrigation District (FCID) Canal and the
Columbia River. Historically identified as the Riverview area, these neighborhoods
have developed into rural and low-density subdivisions that lack adequate
infrastructure, including an organized transportation network.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 13
The Riverview area contains hobby farms and small pastures intermingled with
pockets of residential development on large lots. Because this area was developed in
the County at very low densities, the neighborhoods are often served with inadequate
roads and utilities. In 2013, the City annexed 608 acres of Riverview and another 688
acres was annexed in 2015. This area is surrounded by the City lands and residents in
the County benefit from municipal services (parks, traffic signal maintenance,
emergency medical service on demand, etc.).
The existing development patterns in the Riverview and unincorporated UGA present
a challenge for future planning efforts. The delineation of odd shaped lots - many
without access to the public right-of-way, along with the construction of homes and
structures in locations that block access for future roads and streets connections,
result in the need for creative zoning codes and tools to further develop this area.
Annexation of Unincorporated Lands
Annexation of unincorporated properties can only occur if said properties are located
within the Pasco UGA. Properties outside the UGA are not eligible for annexation. As
Pasco is responsible for planning for all lands within the UGA, it is anticipated that
most of these unincorporated lands will be annexed to the City during the planning
period. Through annexation, the City can manage development more efficiently, locate
utilities properly, ensure better alignment of streets, and provide higher levels of
service to residents within the UGA.
Being able to manage the development of lands within the UGA is an important part of
implementing the Comprehensive Plan, and part of that implementation is achieved
through the annexation of unincorporated lands.
The Built Environment
The built environment is a term used to describe the human-made surroundings that
provide a setting for activities. The visual appearance of our community plays an
important role to the residents and businesses in Pasco. The built environment also
assists with potential economic development opportunities, as businesses look to
locate in the City. Results from past community surveys, and the recommendations of
citizen advisory committees, attest to this fact. Routine code enforcement,
development of tree lined arterials and collectors, gateway improvement projects,
enhanced commercial landscaping standards, the I-182 Overlay District, and the
Commercial Corridors Design Standards are all an outcome of community concern for
a visually appealing urban environment. The implementing regulations for this Plan
will continue to have specific design and performance standards to ensure
development will make an aesthetically pleasing contribution to the community.
Land Use Areas and Compatibility and Planning
Areas
Pasco’s land use distribution is intended to place compatible land uses next to each
other. Due to the geographic pattern of the City along the Columbia River - running
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 14
east and west - Pasco’s land is also distributed east to west, with various land use
designations. Much of the City’s industrial land uses are located on the east side with
the airport area abutting it. Residential neighborhoods are mostly located west of
US 395. Commercial clusters are primarily located in the central core and along the
I-182 corridor.
Compatibility of various land uses is based on the intensity of land uses. Generally
speaking, industrial is the most intense land use due to the impacts of its operations
(noise, light, dust, etc.), the need of supporting facilities, and the overall impact on the
land. Natural areas are considered the least intense as there are no developments or
improvements on such areas. Therefore, a low density residential next to a heavy
industrial land use would be considered incompatible because of the potential impacts
industrial use may have on the residences. Appropriately designed buffers,
landscaping, and transition areas should be considered between incompatible land
uses.
Mixed uses are encouraged in certain areas in Pasco. Such uses are generally mutually
supportive of each other. Locating residences, offices, neighborhood shops, cafes, etc.
in the same building or same site promotes walkability and reduces the vehicle miles
traveled.
Tri-Cities Airport is a major land use within the City consisting of more than 2200
acres of land north of I-182. The City’s land use pattern aims to maintain compatible
land uses surrounding the airport. The objective of having compatible land use around
the airport is to ensure that aircraft noise and associated airport operations do not
pose safety concerns on the surrounding areas. Land uses such as residential, schools,
and churches and generally considered incompatible with airports. Among residential
land uses, higher density residential land uses are considered less compatible than low
density residential. Industrial and commercial uses are considered compatible uses.
Land use on the east side of the airport is industrial along Hwy 395. The south side of
the airport includes a mix of open space, commercial and institutional use (Columbia
Basin College). Open space and low density residential uses exist on the west side of
the airport. Areas north of the airport are mostly within Franklin County with
agricultural uses.
Land Use and Transportation
The relationship between land use and transportation is a key to Pasco’s future
growth. Land use policies must be coordinated with transportation investments and
programs. The balance of these two elements must be strategic to ensure that future
residents and businesses benefit from well-connected neighborhoods that allow
Residential Commercial Industrial
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 15
residents to travel via various modes - walking, bicycling, or public transit, rather than
solely relying on private automobiles.
Planning Areas
Historically, Pasco has utilized four planning areas for development: Industrial Lands,
Central Core, I-182 Corridor, and Riverview. The planning areas identified, while
appropriate in the past, will need revisions to incorporate modern growth patterns to
accommodate the City’s forecasted growth. The following section includes a brief
description of the planning areas, as they exist today and alternatives for the future.
Industrial Lands
Industrial lands make up over 23% (i.e., 5,1286,544 acres) of all lands within City
limits and UGA, and are largely located in the northeastern and eastern portions of the
UGA. These lands are home to thousands of jobs in agriculture, manufacturing, and
food processing. The Port also operates its marine terminal on the Columbia River,
along with the operations for the Tri-Cities Airport (PSC). The City coordinates
potential development and industrial recruitment with the Port, TRIDEC (Tri-City
Development Council) and other stakeholders.
DNR Lands
DNR owns approximately 1200 acres within the City limits and UGA. DNR owned lands
are managed by various state legislations (RCW 79.11 State Land Sales, RCW 79.13
Land Leases, RCW 79.17 Land Transfers, RCW 79.19 Land Bank). The 1988 Transition
Lands Policy Plan (internal DNR working document) sets forth goals and policies
recognizing the importance of balancing present use with future growth. The 1998
Asset Stewardship Plan is another internal working document for DNR lands.
Transition lands owned and presently managed by DNR for natural resource
production, but have characteristics indicating an opportunity for more efficient
management or obtaining a higher economic return by the conversion of the land to
another use. Characteristics include, but are not limited to, proximity to urban-type
development, road and utility infrastructure, and market demand.
Urban lands are a subset of transition lands under DNR ownership that have been
further designated as “urban” by local land use plans by the authorization for
commercial, industrial or residential uses by local government; or where capital
improvements and services exist or are scheduled to be available.
Central Core
The Central Core planning area contains much of the City that was established prior to
the growth rush in the 1990s. This area, south of I-182 and east of Highway 395, is
home to many public services and amenities from the municipal pool and Pasco High
School, to Pasco City Hall and the Franklin County Courthouse. Downtown Pasco is also
within the boundary of this planning area and recent activities have led to increased
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 16
attention and investment (both public and private) to revitalize the downtown and
surrounding neighborhoods.
I‐182 Corridor
The I-182 Corridor has been home to some of the most rapid growth in the region.
While there are some areas of high-density multi-family housing, the majority of the
corridor is designated for single-family home construction with various retail and
business. Because over 52,000 vehicles per day travel on Road 68, improvements have
been identified to accommodate the projected needs of the local transportation system
in the future.
Riverview
The Riverview planning area encompasses much of the land west of Highway 395 and
south of Interstate I-182. When the original GMA plan was adopted in 1995, much of
the Riverview area was an unincorporated urban area within Franklin County. Since
that time, over 3,396 acres has been incorporated into the City. Planning in the
Riverview area is complex because of its rural and low-density development patterns.
The combination of hobby farms, poor subdivision practices with disconnected
accesses, and the difficulty in providing sewer service to Riverview, creates practical
difficulties for encouraging higher density developments in the Riverview area -
especially in the County islands, although they are completely within the UGA.
Future Planning Areas
While the City will continue to reference the existing planning areas described, there is
a need to update them as the City continues to grow. Pasco will be home to over
120,000 residents within the next 20 years. In order to accommodate the additional
needs of the Pasco community, the City will need to implement creative growth
strategies within its land use and zoning codes. The areas and strategies identified
below provide a brief description of where the City is headed next.
Broadmoor
The Broadmoor area encompasses over 1,600 acres of land in northwest Pasco. Efforts
have been underway to maximize the development potential for this land that benefits
the community and the region. This will occur through specific design and
development standards that will lead towards offering a mix of housing, retail,
commercial, and open space uses that incorporate walkable and transit friendly
design.
Shoreline and Waterfront
Pasco has over 15 miles of shoreline along the Columbia and Snake Rivers. In 2015,
Pasco adopted its Shoreline Master Program (SMP) that provides specific regulations
on what is permitted within these areas. The City will continue to enforce the required
development standards in the future, as it preserves and protects the natural
environment, habitat, and public access to our shorelines.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 17
The Port owns and operates land adjacent to the waterfront. The City and the Port will
continue to coordinate potential opportunities that benefit the community, including
the development of a mix of residential, commercial, and recreational uses.
Tri‐Cities Airport (PSC)
The PSC is owned operated by the Port. It is the largest airport in southeastern
Washington and served over 400,000 passengers in 2018. Recent efforts have been
underway to develop the property surrounding the airport, with amenities and
services to benefit users of the airport. The Tri-Cities Business Airport Center includes
86 acres available for commercial businesses. This Airport Center will be home to
various new businesses and a regional hotel by the end of 2019.
Infill and Redevelopment
One of the biggest opportunities for Pasco is through the implementation of infill and
redevelopment strategies. These strategies will allow either hard-to-develop parcels of
land or existing structures to be updated or developed through changes in the zoning
code. The areas most suited for this are along major travel corridors and in and around
the downtown. The existing infrastructure and the availability of public transportation
can enhance the surrounding neighborhoods adding to the vibrancy of the City. The
economic benefits are plentiful and help to meet the needs of the City as many look to
have a more walkable and urban environment in which to live and work.
Growth Trends and Population Projection
Historic Population Growth
The official U.S. 1990 Census population for the City of Pasco was just 20,337, a figure
that escalated considerably during the following years. Growth between 1990 and
2000 was reported at 11,729 - a 58% increase, but the most significant transformation
occurred after the turn of the century. From 2000 to 2010, 27,715 new residents
flocked to Pasco - a marked increase of 86%. Overall, Pasco’s population nearly tripled
between 1990 and 2010 from 20,337 to 59,781, based on annual estimates produced
by the State Office of Financial Management (OFM). An additional 10,779 residents
were recorded thereafter from 2010 to 2016. It must be noted that a portion of the
growth mentioned above can be contributed to annexations of unincorporated land.
The average annual increase for the period of 2000 to 2016 was 4.7%. During the
same period, Kennewick and Richland had average annual population increases of
1.5% and 2% respectively. The 2018 population estimate by OFM for Pasco is
approximately 73,590 (see Figure LU-1). The 2019 OFM population estimate for Pasco
is 75,290.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 18
Figure LU‐1: Population Growth in Pasco 2009 to 2018
Population Forecast
The Franklin County Comprehensive Plan projected high, medium, and low ranges of
population targets for the City of Pasco based on OFM GMA projections provided in
December 2017 and received by the City of Pasco on January 18, 2018. The City uses
2018 as the base year for 20-year population projection.
The 2018 OFM projections for Franklin County are contained in Table LU-3.
Table LU‐3. OFM Population Projection for Franklin County
Year 2020 2025 2030 2035 2038
Low 70,114 76,486 82,466 89,970 94,306
Medium 79,770 91,025 101,954 114,470 121,828
High 93,109 112,931 132,493 153,705 166,052
Notes:
1. Franklin County Population Projections (OFM 2018)
Over the years, the population of Pasco has represented 80% or more of the County
population, and as a result, the County has always assigned 80% of the OFM County
population projections to Pasco for Comprehensive Planning purposes. Historically the
80% assignment has been based on the OFM mid-range projection. Within the
planning horizon, the City of Pasco will need to anticipate a growth scenario where the
County population reaches about 152,285. With 80% of that population assigned to
Pasco, the City’s population is expected to reach about 121,828 by 2038. This is an
increase of 48,238 over the current City population (see Table LU-3 and Table LU-4).
57,579 59,781 61,000 62,670 65,600 67,770 68,240 70,560 71,680 73,590
0
10,000
20,000
30,000
40,000
50,000
60,000
70,000
80,000
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 19
Table LU‐4. Population Projection for Franklin County and Pasco
Year Franklin County
Population
Pasco Population1
2018 93541 73,590
2028 121,792 97,434
2038 152,285 121,828
10-year increase 30,49328,251 23,844
20-year increase 58,744 48,238
Additional Rresidential units needed
in Pasco in 10 years
-- 7,522
2
Additional Rresidential units needed
in Pasco in 20 years
-- 15,217
2
Notes:
1. OFM Medium Series. Historically, Pasco’s share has been 80% of the County population.
2. Based on OFM - household size: 3.17
Employment Forecast
Similar to the population growth, Pasco’s employment is also estimated to grow at a
percentage of Franklin County’s employment growth. Pasco has historically made up
about 75.5% of total jobs in Franklin County (ESDWA, pers. commun. between the City
and ESD 20195). Based on this, Pasco will expect to increase 15,425 additional jobs in
2018 (Table LU-5).
Table LU‐5. Employment Projection for Franklin County and Pasco
Year Franklin County
Employment
Pasco
Employment
2018 34,927 26,370
2038 55,358 41,795
20-year increase 20,431 15,425
Notes:
Washington Employment and Security Department Future Land Capacity
In order to identify land necessary to meet the future demand, a land capacity analysis
was performed. The analysis used the City’s existing land use density and land
inventory.
The first part of this analysis is based on the capacity of existing vacant and under-
utilized residential land to add additional units. This doesn’t reflect the property
owners’ intention of development; neither does it require the property owners to
develop their properties.
In this methodology, all vacant and under-utilized residential lands were identified. In
order to estimate the amount of buildable land, 20% of the land was excluded for
market factor, 5% was excluded for environmentally sensitive lands, and 20% of the
5 ESDWA Staff (Employment Security Department, Washington State), 2019. Personal communication
between the City of Pasco and ESD staff in April 2019
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 20
buildable land area was allocated for infrastructure. The remaining acreage was
identified to be buildable, and units were projected according to the City’s existing land
use densities (Table LU-6).
As shown in Table LU-4, 48,238 persons will be added to the City during the next
20-year planning period. This will require 15,217 residential units, considering Pasco’s
household size of 3.17 persons per unit based on OFM (48,238/3.17).
Table LU‐6. Land’s Capacity of Future Residential Development
Developable Land Acres
Capacity for
additional
residential units
Additional
Ppopulation
needed to be
accommodated
Within City limits 416.26428.20 1490 4,723
Within existing UGA 199.70 1091 3459
Within Broadmoor 70001 22,190
Current capacity including
Broadmoor.
9,581 30,372
Notes:
1. Capacity anticipated in the Broadmoor area Master Plan
Based on the land capacity analysis (Appendix C) and Table LU-6, at full buildout,
about 30,372 persons can be added in the existing City limits and the UGA. This leaves
the City with a gap in its existing land inventory to accommodate an additional 17,866
(48,238 additional persons added, see Table LU-4 — 30,372 current population
capacity, see Table LU-6 = 17,866) persons in a full buildout scenario.
Urban Growth Area Planning
The UGA will include the City and may include territory outside of the City if that
territory is characterized by urban growth or is adjacent to territory already
characterized by urban growth (Revised code of Washington [RCW] 36.70A.110).
Based on the countywide policies and monitoring of growth trends, as well as the
jurisdictions’ capacities to provide urban-level services and facilities, changes to the
UGA are ultimately adopted by the Board of County Commissioners. Pasco’s UGA is
illustrated in Figure LU-2 - Proposed UGA.
In order to meet the gap of future land deficit, as discussed in the previous section, the
City proposes to expand its UGA to the north. The City proposes to add approximately
3,548 acres of Low, Medium and High Density Residential, Commercial, Airport, and
Industrial land. Approximately 2,400 acres of this land is residential, a portion of which
will be used for parks and public lands as development occurs. There are 685 acres of
land north of the existing City Limits—between Railroad Avenue and Highway 395—
that is zoned for industrial use by Franklin County and that has been included in the
UGA expansion. The addition of this land into the UGA would allow the property to be
served with adequate facilities and utilities that would enhance its industrial
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 21
development potential. Another 40-acre parcel to the northeast is included in the
expansion as industrial land use. This expansion will benefit the area with existing City
utilities and easy access to transportation.
Although the City currently has adequate land to meet the current commercial need, it
is anticipated that additional commercial land will be needed in areas where the
additional population will live in order to promote a planned walkable and sustainable
community. Table LU-7 indicates the proposed and existing UGA expansion areas and
land use categories.
Table LU‐7. Future Land Use Designations and Acreage
Land Use Designations City Limits
UGA
Total (Existing and
Proposed)
Residential Lands
Low Density 7,1377,124 3,5823,478 10,71810,603
Medium Density 1,6491,591 690628 2,3392,219
Medium-High Density 61 163 224
High Density 171 122 294
Subtotal 9,0178,947 4,5574,392 13,57413,339
Commercial Lands
Mixed Residential /
Commercial 345422 12 358435
Commercial 18721,867 428370 23002,237
Mixed Use Interchange 26 -- 26
Mixed Use Neighborhood 21 57 77
Mixed Use Regional 148 -- 148
Office 104 -- 104
Subtotal 25172,588 497439 30133,027
Industrial Lands
Industrial 5,1284,938 1,5651,606 6,6936,545
Subtotal 5,1284,938 1,5651,606 6,6936,545
Public / Quasi‐Public Lands
Gov't Public / Quasi-Public 851 --82 851933
Subtotal 851 ‐‐82 851933
Open Space / Park Lands
Open Space / Park 1,0401,251 70 1,1111,321
Subtotal 1,0401,251 70 1,1111,321
Airport Reserve Lands
Airport Reserve 1,9201,709 382 2,3022,091
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 22
Subtotal 1,9201,709 382 2,3022,091
DNR Reserve Lands
DNR Reserve 764 469 1233
Subtotal 764 469 1233
Confederated Tribes ‐ Colville Reservation
Confederated Tribes -
Colville Reservation 188 188
Area Total 21,2367 7,5407,359 1,2 28,7677 23
Notes:
1. Includes 3,5483,448 acres of proposed UGA
2. Includes rights of way
3. Does not include water area
Figure LU‐2. Proposed UGA
Appendix C (Land Capacity Analysis) for UGA expansion of this Comprehensive Plan
provides a detailed analysis of the urban growth boundary (UGB) needs for Pasco over
the next 20 years. The UGA expansion area includes approximately 3,5483,448 acres of
land to the north and northeast edges of the City. This includes an area north of Pasco
City limits to Clark Road and Dent Road between Broadmoor Boulevard (Rd 100), and
(generally) the Clark addition to the east. West of Broadmoor Boulevard, the boundary
will extend to the north, near Fanning Road. East of the BNSF main line, the UGA
boundary will include part of an industrial LAMIRD (limited areas of more intense
rural development) between highway 395 and the BNSF rail lines.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 23
Future Land Use
The future land use map (Map LU-1) resulted from the public planning process and
illustrates the community’s vision for the planning period. An Environmental Impact
Statement (EIS) was prepared concurrently with the Comprehensive Plan to identify
impacts and mitigations (Appendix D).
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 24
Housing Element
RCW 36.70A.070 (2)
Introduction
This chapter focuses on the existing housing supply and needs along with projected
housing demand for the future. Housing is a mandatory element of the GMA, and its
purpose is to ensure the vitality and character of established neighborhoods per RCW
36.70A.070 (2). According to the GMA planning goals, the Comprehensive Plan should
encourage the availability of affordable housing to all economic segments of the
population of this state, promote a variety of residential densities and housing types,
and encourage preservation of existing housing stock. This Element analyzes existing
housing and projected housing demand in Pasco.
Although various market factors have an impact on the private industry to provide
affordable housing, many local government actions, including land use policies,
development standards, and infrastructure and finance, can influence the local housing
market. The strategies identified here should be monitored and adjusted as needed.
This will ensure that the goals and policies within this chapter are adapting to the
needs of the community and thus maintaining the quality of life for residents of Pasco.
Existing Housing Units Inventory and Analysis
Inventory
As of April 2017, there were 21,653 housing units in Pasco. That is an increase of 22%
from 2010, and over 110% since 2000. Housing units by type are indicated in Table H-
1 and Figure H-1. The data results are from the 2000 Decennial Census and the 2010
and 2017 American Community Survey (ACS) 5-Year Estimates.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 25
Table H‐1. Existing Housing Inventory
Building Type 2000* 2010** 2017***
1, detached 5,557 11,761 15,411
1, attached 258 442 501
2 488 308 406
3 or 4 850 839 1,157
5 to 9 495 750 801
10 to 19 356 936 717
20 or more 953 1,174 883
Mobile home 1,344 1,429 1,707
Boat, RV, van, etc. 33 38 70
TOTAL 10,334 17,677 21,653
Notes:
1. Data source: 2017 Census and ACS
Figure H‐1. Housing Inventory Growth 2000 ‐ 2017
Note: Building Types from Table H‐1 aggregated to simplify growth trend
The data from the housing unit type inventory show the dramatic differences in
existing supply and growth type. Table H-1 breaks down the type of each unit totals
from 2000 through 2017 while Figure H-1 illustrates the percent of each unit type of
the total growth amount.
According to Table H-1, the greatest total unit increase from 2010 through 2017 was
that of single-family dwelling units (SFDUs), which increased by 3,709 (30%). SFDUs
are followed by multifamily at 18%, and manufactured mobile homes at just under 8%.
SFDUs have not only remained a dominant factor, but they have increased the
percentage of their construction as a total. In 2000, SFDU represented 56% of dwelling
0.00%
10.00%
20.00%
30.00%
40.00%
50.00%
60.00%
70.00%
80.00%
SFDU MF Mobile Home
2000 2010 2017
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 26
units, which increased to 69% in 2010. Of the 3,976 housing units constructed since
2010, more than 73% were single-family.
Manufactured housing has seen the smallest increase overall (32 units), most likely
due to two factors limiting its growth. First, existing mobile home parks are at full
capacity - any new units are typically replacements for aging ones - resulting in no net
increase for park-based mobile homes. Second, contractors have found that stick-build
homes pencil out at nearly the same cost as manufactured homes with more consumer
appeal and without perceived concerns about construction quality.
Residential Ownership
Home ownership and rentals data helps to understand more about how the
community members are living. It provides information that can determine if enough
housing is available. When compared to household income, it can help the City
understand whether housing is affordable for the residents. Figure H-2 shows the
changes from 2010 through 2017 on home ownership and rentals for the City.
Figure H‐2. Owner Occupied vs Renter Occupied
At the 2010 Census, 64.3% of the units (10,456) were owner-occupied and 35.7%
renter-occupied (5,809). Total vacant housing units have decreased by almost 50%
from 2010 to 2017. American Community Survey estimates in 2017 indicated that
3.6% of total housing units were vacant compared to 8% in 2010. This trend is
reflected in both the State of Washington and the United States. However, the 2017
ACS data indicates a higher home ownership rate at 70.2% (29.8% renter-occupied).
The median home value of all owner-occupied units was $176,800 based on the 2017
ACS data. However, based on the City’s permit data, the average construction value of
newly permitted single-family homes was $246,000 in 2014, and $257,000 in 2015.
64.3
35.7
70.2
29.8
0
10
20
30
40
50
60
70
80
Owner Occupied Renter Occupied
2010 2017
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 27
The median home price based on market listing in 2018 is even higher at $305,400
(Zillow 20186).
Age of Units
Understanding when housing units were constructed is helpful in determining the
trends that have led up to our current inventory and helps with the identification of
future needs. Figure H-3 displays (by decade) the number of housing units built in
Pasco.
Since the year 2000, Pasco has grown exponentially. For example, leading up to the
year 2000, there were estimated 12,100 housing units built. Using data from the 2017
ACS 5-Year Estimates Census, out of all the total housing units in Pasco, almost 45%
have been built after 2000.
Almost 40% of all housing units in Pasco were built before 1980. For the area south of
I-182 and west of the BNSF mainline, most housing is pre-1980 stock. The majority of
housing north of I-182 was constructed after 1995, and the balance of the City is a mix.
Figure H‐3. Housing Units – Year Built
Note:
2017 ACS 5-Year Estimates Table DP04
Figure H-4 shows the locations of housing units built by decade.
6 Zillow (Zillow Group, Inc.), 2018. Pasco Home Prices and Values. Data through January 31, 2020.
Available at: https://www.zillow.com/pasco-wa/home-values/
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 28
Figure H‐4. Locations of Housing Units Built – by Decade
Affordability
The United States Department of Urban and Housing Development (HUD) defines
housing affordability by measuring the allocation of household income on housing
related expenses. This moving target is relative not only to income but also to
geographic location. According to HUD, families who pay more than 30% of their
income for housing are considered cost burdened and may have difficulty affording
necessities such as food, clothing, transportation, and medical care.
Figure H-5 shows the change in gross median rent for Pasco from 2010 to 2017. The
median rent jumped from $688 in 2010 to $851 in 2017— an increase of 23.6%.
The median home value for occupied housing units in Pasco was $176,800 in 2017.
That is a 23.5% increase, which is almost $34,000 more than the median value in 2010.
Figure H-6 shows median home value of occupied units per year.
HOUSING ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 29
Figure H‐5. Median Rent
Note:
American Community Survey 2010 – 2017
Figure H‐6 – Median Home Value (Occupied Units)
Note:
American Community Survey 2010 – 2017
As mentioned, the affordability of housing is based on various moving factors including
location, income, and the supply. Another measure to identify is households that are
cost burdened. Cost-burdened households have historically been defined as
households where families pay more than 30% of their income on housing. Severely
688 698 712 749 782 820 831 851
0
100
200
300
400
500
600
700
800
900
2010 2011 2012 2013 2014 2015 2016 2017
143,100 146,800 151,700 156,800 159,900 163,300 166,400
176,800
0
20,000
40,000
60,000
80,000
100,000
120,000
140,000
160,000
180,000
200,000
2010 2011 2012 2013 2014 2015 2016 2017
HOUSING ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 30
cost-burdened is defined as households paying more than 50% of one’s income on
housing.
Figures H-7 displays the percentage of households (renters) in Pasco compared with
the state of Washington experiencing cost-burdened and severe cost-burdened
scenarios. This data is from the ACS 5-year Estimates from 2010 to 2016. By
identifying households experiencing some level of cost-burdens, the City can
determine the possible constraints for affordable housing and select methods for
increasing supply.
Figure H‐7 – Cost‐Burdened Households (Renters)
Figure H-7 identifies those paying 30% and 50% or more of their household income on
housing for renters. In 2010, just under 16% of renters were cost-burdened, while
almost 8% were severely cost-burdened. In 2012, Pasco had a higher percentage of
cost-burdened (17.5%) and severely cost-burdened (9.4%) renter households. The
latest estimates from 2016 show that Pasco has experienced a slight reduction in both
levels of cost-burdened renter households with the statewide results showing a slight
increase.
The same measures for owner-occupied households (Figure H-8), shows a decrease in
owner households paying more than 30% of their income on housing, and a slightly
smaller decrease for those paying more than 50%. In Pasco, there was a decrease of
4%, and statewide, a decrease of almost 5% for households paying more than 30%.
0.00%
2.00%
4.00%
6.00%
8.00%
10.00%
12.00%
14.00%
16.00%
18.00%
2010 2011 2012 2013 2014 2015 2016
PSC ‐ Cost‐Burdened PSC ‐Severe Cost‐Burdened
WA ‐ Cost‐Burdened WA ‐ Severe Cost‐Burdened
HOUSING ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 31
Figure H‐8. Cost‐Burdened Households (Owners)
Comparing the results of cost-burdened households, it can be identified that there has
been more of a relief on owner-occupied households while renters are paying more of
their income on housing. Overall, as shown in Figure H-9, there has been a decrease in
Pasco and statewide on the total amount of households identified as cost-burdened.
Figure H‐9. Cost‐Burdened Households (All)
0.00%
5.00%
10.00%
15.00%
20.00%
25.00%
2010 2011 2012 2013 2014 2015 2016
PSC ‐ Cost‐Burdened PSC ‐ Severe Cost‐Burdened
WA ‐ Cost‐Burdened WA ‐ Severe Cost‐Burdened
0.00%
10.00%
20.00%
30.00%
40.00%
50.00%
60.00%
2010 2016
PSC ‐ Cost Burdened WA ‐ Cost‐Burdened
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 32
Projected Needs Analysis
As discussed in the Land Use Element, Pasco’s population is expected to grow from
73,590 in 2018 to 121,828 by 2038, adding 48,238 persons in the City and UGA by
2038. Using the current OFM household size of 3.17, about 15,217 new housing units
will be needed to accommodate the projected population growth. Assuming household
sizes remain similar, that would mean over 760 housing units would need to be built
each year for the next 20 years.
The City anticipates a 2028 population of around 97,434, or 23,844 new Pasco
residents and 7,522 additional units over the next 10 years.
Based on past trends, the City expects to see 2,447 new multi-family units built by
2038. The single-family stock will need to increase by 12,776 units during the same
period.
Housing units which may be rented or purchased by households earning at or below
local median income will also be required. This will include a combination of SFDUs
condominiums and townhomes in the lower price range, along with affordable rental
units.
Of the three components of population change—birth, death, and migration—
migration is the wildcard. The Hanford Nuclear Reservation is still a major employer in
the region, although it has experienced slower growth. The plateauing job growth at
Hanford has been offset by additional job creation in the sciences and health sectors
that are recipients of federal spending. Changes in spending can shift the population by
thousands in a year. As such, local residential contractors rarely build units on
speculation, choosing instead to build a single model home and writing up a contract
before construction begins. Pasco has also worked to establish a more stable
agricultural economic base by attracting major food processors in the area, promoting
value-added production in existing ones, and diversifying its recruitment efforts for
new employers.
Tri‐Cities Home Consortium
The Tri-Cities Home Consortium is a collaborative program developed with the cities
of Kennewick and Richland. Each city receives an annual entitlement of CDBG funds for
housing and community development activities within their jurisdiction. The program
began in 1995 and its objectives include expanding economic activities, creating a
sustainable living environment, and providing safe and affordable housing.
The U.S. Department of Housing and Urban Development (HUD) awards annual
entitlement grants after the City has submitted an acceptable and HUD-approved
Consolidated Plan. The 5-year Plan is supplemented each program year with an annual
action plan to allocate funds. The City then submits a Consolidated Annual Plan
Evaluation Report (CAPER) to detail its accomplishments. Pasco’s CAPER was
prepared in 2017 and updated in 2018.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 33
In 2014, Pasco adopted the 2015 to 2019 Tri-Cities Consolidated Plan, developed in
cooperation with the cities of Kennewick and Richland. This 5-year Plan is required by
HUD in order for a jurisdiction to be eligible for Community Development Block Grants
and HOME grants. The plan serves as a planning document for the City, is an
application for funds from HUD, sets local priorities, and prescribes a strategy for
meeting local needs with HUD programs. An updated Plan will be adopted in 2020.
The CDBG and HOME funds help provide decent, safe, sanitary, and affordable housing
for moderate-, low-, and very low- income families. HOME focuses on increasing
affordable housing opportunities for moderate-, low-, and very low- income families
with eligible activities such as Down Payment Assistance, infill housing, and
Community Housing Development Organization (CHDO) new construction.
Assisted Housing Inventory
The Housing Authority of Pasco and Franklin County owns and operates 280 rental
units of various sizes, for qualified low-income families. In addition, they manage 8
complexes of public housing including 165 units designated for the elderly and
disabled and 115 units of public multi-family housing. A listing of facilities operated by
the Housing Authority can be found in the Tri-Cities Consolidated Plan.
The Housing Authority of Pasco and Franklin County uses only federal preference
guidelines and has not established local preferences when determining occupant
eligibility. The Housing Authority can assist approximately 320 families with HUD’s
Section 8 Rental Assistance program. Families qualify for this program if they are low-
income earning less than 80% of the Area Median Income [AMI] for the area.
Generally, demand for assisted housing far exceeds availability. Waiting lists are
opened annually and in many cases, wait times can extend to several years. Public
housing stock is generally in good overall condition. Improvements are made regularly
using Housing Authority funds and a variety of HUD Public Housing Grant Programs
for modernization, safety and security measures, rehabilitation, and other operating
issues. Units range from scattered site single-family homes to multi-family apartment
complexes.
The Housing Authority of Pasco and Franklin County actively markets their assistance
programs to private landlords and property management firms. The Housing
Authority serves all of Franklin County in addition to the City of Pasco.
Inventory of Facilities and Services for the Homeless
The Benton Franklin Community Action Committee, Salvation Army, and Domestic
Violence Services all provide hotel/motel vouchers to persons with short term or
emergency needs. Also 231 year-round shelter beds, 301 transitional housing beds,
and 45 supportive housing beds for disabled homeless are available through various
providers in the Tri-Cities area.
Additionally, the Benton-Franklin Department of Human Services serves as the lead
agency for the disbursement of homeless assistance funds collected by
Benton-Franklin County through recording fees.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 34
Homeless Families
Information on the needs of homeless families in Pasco (other than special needs
population) comes mainly from the number of requests for assistance received by the
Continuum of Care Housing Network. The Homeless Housing and Assistance Act of
2005 established a statewide framework to reduce homelessness in developing
housing and assistance programs to meet community needs. The act also requires that
each county in the state of Washington conducts an annual point-in-time (PIT) count of
sheltered and unsheltered persons. The most recent results of the PIT count are
presented in Table H-2.
Table H‐2. County Point‐in‐Time Count
Year 2006 2010 2015 2018
Benton - Franklin County 751 433 272 163
Note:
2006, 2010, 2015, 2018 Point-in-Time Count (Washington State Department of Commerce)
The Pasco Housing Authority typically has approximately ten homeless families on the
Section 8 waiting list.
In addition to the Pasco Housing Authority, temporary shelter is provided by the
Salvation Army Shelter and Tri-Cities Union Gospel Mission, both located in Pasco. The
vast majority of the homeless served are transitional. These people are passing
through the area or waiting for permanent housing through other programs. Although
these shelters are constantly full, the program directors state that there is always room
for those in need.
Needs Assessment
Homeless and at-risk populations in Pasco have access to a variety of agencies located
throughout the bi-county area that provide specialized facilities and other services.
While reliable statistical data is not available for the homeless and special needs
populations, the 2015 to 2019 Tri-Cities Consolidated Plan reveals gaps in homeless
facilities and services within the larger Tri-Cities community. The Consolidated Plan
includes an expanded needs assessment for special needs populations and discusses
available resources and strategies to address those needs.
Available Resources
The Benton-Franklin Department of Human Services publishes a Community Resource
Guide that provides information on local resources, to assist in meeting housing needs.
Although resources can fluctuate from year to year, the following is a list of programs
and organizations available during preparation of this Plan.
Programs
Benton‐Franklin Department of Human Services Housing Resource Center
(HRC) – A first stop for those experiencing homelessness or are residing in emergency
HOUSING ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 35
shelters. Provides screenings to determine eligibility for various housing programs in
the community.
Community Action Connections – Provides day shelter relief for families and many
other services.
Elijah Family Homes – Provides transitional housing and support services programs
for families in substance use recovery.
Habitat for Humanity – Housing organization that works in partnership with low-
income residents to build and own decent affordable housing.
Housing Authority of the City of Pasco and Franklin County – Provides housing
and housing assistance to more than 600 families, and housing subsidies for 280 units
owned by the authority.
Sea Mar’s La Posada – Affordable housing for migrant and seasonal farmworkers.
Community Development Block Grant (CDBG) Funds – May be used for a variety of
community development needs which benefit persons at 80% or less of median
income.
Washington State Housing Finance Commission – Provided to establish
below-market, long-term fixed mortgage rates for first-time homebuyers.
Section 8 – Provides funds for rent subsidy for renter households who pay more than
30% of their income for housing and who earn less than 50% of median income.
Section 811 - Provides funds for construction of handicap accessible dwelling units.
Franklin County Public Utility District (PUD) – Operates an energy efficiency
upgrade program including weatherization and various rebate programs. These
programs can be used to assist the city’s rehabilitation program project for those
homes that are electrically heated.
Benton‐Franklin Community Action Committee (CAC) – Funding varies from year
to year. 95% of the funds will benefit owners and renters of single-family homes. Most
of the funds will be used for air infiltration sealing and insulation. Most roof repair and
electrical upgrading is available with limited migrant seasonal farm worker funds.
Organizations
Franklin County Senior Information and Assistance – Provides information and
referral on housing unit accessibility, health or personal care needs, and other housing
factors for the elderly and persons with disabilities.
Benton‐Franklin Housing Continuum of Care – Promotes affordable housing
programs, identifies needs, conducts information and education campaigns, and
develops community partnership.
Greater Columbia Accountable Community of Health – RoundTable composed of
multiple health sectors around the state with a common interest in improving health
and health equity.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 36
Salvation Army – Transitional living facility, rent and eviction notice assistance, and
short-term shelter.
Saint Vincent de Paul Society – Provides utility cut-off and eviction assistance.
Tri‐Cities Union Gospel Mission – Shelter for homeless men, women, and families
with children.
Benton‐Franklin Community Action Committee Homeless Prevention
Program – Shelter for very low-income homeless families with special needs.
HOPE Home – Housing for homeless pregnant and parenting teens.
Housing Strategy
With escalating construction costs, the ability of the community to provide affordable,
safe housing for future residents becomes a concern. To address the need for
affordable housing, the City will continue to evaluate and take the following steps:
Management of Land Use
Allow manufactured housing on platted lots
Allow a variety of smaller lot sizes for detached housing in the City
Increase the locations of multi-family housing development in the City,
particularly near the centers of activity (commercial, retail, and employment
center) accessible by transit
Provide density bonuses/increases for specific added amenities
Allow planned density/unit developments and subdivisions with varying lots
sizes to provide additional flexibility for residential development
Allow accessory dwelling units (“granny flats”) in single family homes
Allow residential units above the ground floor of commercial retail and office
buildings outright, with certain conditions
Increase height limits on higher density residential zoning districts
Utilize innovative methods for infill (i.e., shared street frontages)
Consider municipal code amendments (Subdivision Regulations, Zoning, and
Streets) to allow for parcels of land to be developed more efficiently
(i.e., parking requirements, street layout)
Property Maintenance
Community Housing Improvement Program
Rental Inspection Program
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 37
Leverage Plan
The City of Pasco coordinates and combines resources with the Franklin County PUD
and Benton-Franklin CAC to leverage funds on a per job basis. This enables the City
and cooperating agencies to rehabilitate more single-family residences than would be
possible as individual agencies.
Homeless Priority
The Housing Authority of the City of Pasco and Franklin County has set aside 12 family
units to serve “suddenly” homeless families. The Salvation Army acts as lead agency for
need determination. Once an evaluation is done, these families are referred to the
Pasco Housing Authority, which provides housing for a maximum of two weeks.
The Housing Authority estimates they serve between 40 to 50 families in this manner,
on a yearly basis. Single homeless people are referred to the Union Gospel Mission or
Salvation Army for temporary shelter.
Service Delivery and Management
The City of Pasco’s Community Development Block Grant Program is administered by
the Community Development Department. The weatherization programs of the
Franklin County PUD and Benton Franklin CAC will continue to administer their
respective weatherization and conservation programs. The Housing Authority of the
City of Pasco and Franklin County administers the Section 8 and other rental
assistance activities.
Summary of Strategy
The City of Pasco recognizes the need to maintain, and increase the supply of,
affordable housing through the rehabilitation of existing housing units and the
construction of new units. This includes promoting home ownership opportunities.
Through partnerships with other agencies, the City supports the idea of providing
rental assistance to alleviate the oftentimes severe rental cost burden, experienced by
lower income families and individuals.
The Tri-Cities Home Consortium has identified three priorities: Affordable Housing
Choice, Community and Economic Development, and Services and Homeless
Intervention/Prevention.
Priority 1 – Affordable Housing Choice
Affordable housing is a priority need in the Tri-Cities, particularly for lower-income
households who may be at-risk of homelessness, living in unsafe or overcrowded
conditions, or struggling to make ends meet. The majority of renter and owner
households with incomes at or below 30% AMI were burdened by housing costs—
most frequently costs in excess of 50% of household income. There is a growing
population of seniors, in the cities, who will be looking for housing that can
accommodate their changing needs (e.g., lower cost housing. Stakeholders, and others
HOUSING ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 38
interviewed for this Consolidated Plan, identified lack of affordable housing as a
significant barrier to self-sufficiency for several populations.
Priority 2 – Community and Economic Development
There is a substantial need for continued revitalization of older neighborhoods and
downtown spaces in each of the cities, including the removal of architectural barriers.
Public parks continue to see increased use and demand, and therefore require
maintenance and upkeep support.
Priority 3 – Services and Homelessness Intervention/Prevention
There is a need to increase the supply of affordable housing units by developing owner
and renter-occupied housing, including acquisition and rehabilitation. Financial
assistance to local housing development organizations should be provided to increase
the supply of affordable housing. Funds will sustain or improve the quality of existing
affordable housing stock, such as rehabilitation of housing, eligible code enforcement
tasks, energy efficiency/weatherization improvements, removal of spot blight
conditions, and ADA improvements.
In addition to acknowledging priority needs, the Tri-Cities Home Consortium has also
identified the following goals:
Increase and preserve affordable housing choices
Continued community, neighborhood, and economic development
Homeless intervention and public services
ECONOMIC DEVELOPMENT ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 39
Economic Development
Element
RCW 36.70A.070
Introduction
The Economic Development Element of the Comprehensive Plan is intended to guide
and promote economic opportunities for all citizens of the City. The nature of
commerce and business stretches city limits and because of that, the City maintains
relationships with many other local and regional agencies and organizations to ensure
coordination leads to ample prospects. A strong economy can and should provide
opportunities for all members of the community by offering access to jobs and
business creation. This establishes a healthy base that can provide revenues for
schools, police and fire protection, community facilities, and services.
Pasco’s location along the Columbia and Snake Rivers has always allowed it to become
an important factor for logistics and transportation. The arrival of the Northern Pacific
Railroad in 1884 established Pasco as a major junction between rail lines serving
Seattle, Tacoma, Spokane, and Portland. The Columbia Basin Project reached Pasco in
1948. This project, in turn, spurred agricultural growth for the entire region thanks to
the irrigation of nearby rivers. World War II had a significant impact that is still felt in
our region because of the development of the Naval Air Station Pasco flight training
facility (later the Tri-Cities Airport), the Hanford Nuclear Reservation, and the
Manhattan Project. While primary operations and research are conducted nearby in
Benton County, Pasco’s rail infrastructure provided much needed logistical help along
with plentiful land to house some of Hanford’s earliest workers.
These events (rail, irrigation, air, and nuclear energy) have created the economic
environment that Pasco, and the region enjoys today. Pasco’s economy still has roots in
ECONOMIC DEVELOPMENT ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 40
transportation and agriculture, and the following sections describe how that plays a
role in carrying the City of Pasco into the future.
Economic Profile
Pasco and the Tri-Cities region enjoy a stable and rapidly evolving economic
environment. As the region has grown, its economy has diversified, and today, Pasco’s
economy includes various public and private sector employment opportunities. The
region and its location—at the confluence of the Columbia, Snake and Yakima Rivers—
has been a tremendous benefit historically, and its proximity to other major
populations and economic centers of the Pacific Northwest has provided unique
opportunities for future economic growth.
Much of Pasco’s (and Franklin County's) economy is tied to transportation and
agriculture. The agricultural economy of Pasco is mostly mass production—domestic
and global trade—with connections to international conglomerates. As this industry
in and around Franklin County matures, additional support facilities, which process
and handle production plants, will continue to be needed. This has also led to more
opportunities for year around employment, meaning that families are less likely to
migrate during the winter months, and instead, settle in the area permanently.
Pasco’s economy is also tied to the economy of the Tri-Cities metro area. Therefore,
rising employment at the Department of Energy Hanford Nuclear Reservation, the
Pacific Northwest National Laboratory, Energy Northwest, and the Office of River
Protection, will enhance the growth of Pasco’s population. This growth will not only
attract new residents to Pasco, it will also provide opportunities for young population
to remain in Pasco, rather than leave the area in search of technical and professional
job opportunities.
The expansion of Pasco’s economy led to increasing industrial diversity, and although
the 2008 economic downturn had an impact, food manufacturing, agriculture, and
private and public educational and healthcare services provided stability. In recent
years, the greater Pasco area has emerged as a dynamic engine for economic vitality in
the Tri-Cities metropolitan area. With strong job and population growth, Pasco is
becoming an increasingly significant part of a regional economy that consistently
ranks amongst the highest in the Northwest.
Unemployment rates have decreased significantly at the metropolitan, statewide and
national levels (Figure ED-1). From a high of 8.6% in December of 2010 to 6.7%
ending 2017. The Tri-Cities metropolitan area still has a higher unemployment rate
than the state rate of 4.6%. Compared to other metropolitan areas in our region,
Spokane (5.9%), Walla Walla (4.5%), Wenatchee (5.9%) and Yakima (8.2%) ending in
year 2017.
ECONOMIC DEVELOPMENT ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 41
Figure ED‐1. Historical Unemployment in the Tri‐Cities
Note:
Bureau of Labor Statistics
Figure ED-2 indicates the historic employment in Benton and Franklin Counties.
Figure ED‐2. Historical Two‐County (Benton & Franklin) Employment
The Tri-Cities region has realized strong population growth over the last 20 years,
averaging an annual growth rate of 2.4%. Since 2010, Pasco has added almost 14,000
new residents. With that came an increase in the percentage of the civilian labor force
that is now higher than the regional percentage. As seen in in Table ED-1, about two-
thirds (66%) of Pasco residents are in the labor force.
8.6
8
6.7
9.7
5.6
4.6
9.3
5
4.1
0
2
4
6
8
10
12
2010 2015 2017
Tri‐Cities Washington State National
0
20000
40000
60000
80000
100000
120000
140000
1995 2000 2005 2010 2017
ECONOMIC DEVELOPMENT ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 42
Table ED‐1. Benton and Franklin County Population and Economic Indicators
County
Population1
Civilian Labor Force2
(% of total population 16
years and over)
2010 2018 2010 2016
Benton 175,177 197,420 67.1 62.9
Franklin 75,500 92,540 63.8 65.6
Pasco 59,781 73,590 66.0 68.4
Notes:
1. Washington State Office of Financial Management
2. U.S. Census Bureau
A 2016 report from TRIDEC noted that out of the region’s top 30 largest employers—a
combined total of over 36,000 employees—Pasco accounted for ten (Table ED-2).
Table ED‐2. Top Tri‐Cities Area Major Employers
Company Industry Location*
Employee
s
Batelle/Pacific Northwest
National Laboratory
Research and
Development Richland 4365
Kadlec Regional Medical
Center Health Services Richland ** 3304
Bechtel National
Engineering and
Construction Richland 2898
ConAgra Foods Food Processing Pasco** 2727
Kennewick School District Education Kennewick 2130
Washington River Protection
Solutions
Environmental
Remediation Services Richland 2077
Pasco School District Education Pasco 2015
Mission Support Alliance, LLC
Support Services,
Hanford/DOE Site Richland 1928
Richland School District Education Richland 1500
CH2M Hill
Environmental
Remediation Services Richland 1400
Tyson Foods Food Processing Pasco 1300
Trios Health Health Services Kennewick 1261
Energy Northwest Utilities Richland 1089
Broetje Orchards Food Processing Prescott, Prosser 920
Lourdes Health Network Health Services Pasco 804
Coyote Ridge Correctional Facility Connell 800
Washington Closure Hanford
Environmental
Remediation Services Richland 724
AREVA Manufacturing Richland 632
Columbia Basin College Education Pasco 511
Columbia Crest Winery Food Processing Paterson 500
Department of Energy (DOE) U.S. Government Richland 440
Bybee Foods Food Processing Richland 400
ECONOMIC DEVELOPMENT ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 43
Company Industry Location*
Employee
s
Pasco Processing Food Processing Pasco 400
Boise Cascade Manufacturing Wallula 380
Washington State University
Tri-Cities Education Richland 375
Douglas Fruit Food Processing Pasco 300
Tri-Cities Airport Transportation Pasco 300
Reser’s Fine Foods Food Processing Pasco 219
Lampson International Manufacturing
Kennewick/Pasc
o 160
Lockheed Martin
IT/Research and
Development Services Richland 150
NOTES:
TRIDEC (December 2016) website
*Location is per employer’s website
**Includes multiple Tri-City area locations, primary facility is noted
Total covered employment was 33,966 in 2017, an increase of 0.7% (249 jobs) since
2016. The five-year average growth rate in Franklin County for covered employment
was 2.1%. A 2015 report from the Washington State Employment Securities
Department noted that the greater Pasco area accounted for 94% of all covered jobs in
Franklin County and 27% in the Benton-Franklin County region.
Figure ED-3 displays the distribution of employment by job sectors for Pasco, the
Benton-Franklin County region, and the State of Washington. From the chart, the
following employment characteristics can be identified:
The largest employment sector in the Greater Pasco area is government and
education at nearly 5,000 jobs (16% of the total), followed by agriculture,
manufacturing (including food processing), and retail.
Compared with the state and the two-county (Benton-Franklin) region, Pasco’s
relatively dominant sectors are agriculture, manufacturing, wholesale trade,
transportation, and warehousing. Taken together, these account for 36% of
Greater Pasco employment, as compared with 23% of the two counties
combined and 20% of all jobs statewide.
In contrast, Pasco has only 12% of its employment in underrepresented
sectors including information, finance/insurance, professional/technical, and
health/social assistance, as compared with 23% of the two-county and 26% of
the state’s job base.
The shares of jobs in all other sectors of the economy are at 52% to 55% of the
job base across all three geographies.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 44
Figure ED‐3. Employment Distribution
Notes:
*Professional, Technical, Management
Figure ED‐4. Median Household Income
Note:
Source: American Community Survey 5yr Estimates (2010, 2015, 2017)
0%
2%
4%
6%
8%
10%
12%
14%
16%
18%
20%
Pasco Benton‐Franklin County Washington State
$0
$10,000
$20,000
$30,000
$40,000
$50,000
$60,000
$70,000
Pasco Benton & Franklin County Washington
Household Median Income (Dollars)
2010 2015 2017
ECONOMIC DEVELOPMENT ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 45
Figure ED-4 median household income in Pasco, Benton and Franklin Counties and
Washington State. The median household income in 2017 for Pasco was $59,969. This
represents a 34% increase in median income per household from the year 2000. Due
to a larger employer base, the median income at the bi-county (Benton-Franklin) rose
to $61,638 in 2017. Statewide, the household median income is $66,174. While bi-
county and statewide income levels are higher than Pasco, Pasco’s median income has
increased at a much faster rate (34%) versus 12.5% (Benton-Franklin) and 15.6%
(statewide). Corresponding data in Figure ED-3 determines that the disparity may
exist because of a high share of Pasco workers employed in the relatively low-wage
agricultural sector.
Employment Forecast
By 2038, Pasco will be home to over 121,828 people, and if our labor force
participation rate continues its upward trend, there will be a demand for employment
(Table ED-3). Pasco is expected to represent a large share of jobs in Franklin County in
the future, as it does today (approximately 76%). Pasco’s expected employment
forecast would increase by over 15,000 by 2038 for about 41,795 jobs. The expansion
of the UGA Boundary to include additional land for industrial and commercial land
uses will support the expected employment needs of our community.
Table ED‐3. Employment Projections
Year Franklin County Employment Pasco Employment
2018 34,927 26,370
2038 55,358 41,795
20-year increase 20,431 15,425
Notes:
Washington Employment and Security Department
Challenges and Opportunities
A diverse community and rapid growth provide Pasco with many opportunities for
economic expansion in the future. Notable strengths in Pasco’s economy include a
strong agriculture and food processing presence, a well-established transportation and
logistics hub, a growing manufacturing sector, abundant water supply, and robust
infrastructure to support economic growth. This portion of the Economic Development
Element will focus on unique strengths, challenges, and opportunities for Pasco.
Additionally, an emphasis will be placed on community participation, as will be
described by the SOMOS PASCO effort.
SOMOS PASCO was a long-range visioning and action plan
for Pasco’s economy that aligned with economic
opportunities and community-wide priorities. The SOMOS
PASCO study is referenced because of its direct relationship
to economic development locally and its public-facing and
inclusive participation process. The action plan was a
coordinated effort between The Port of Pasco, Franklin
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 46
County, and City of Pasco, with additional funding from the Benton-Franklin Council of
Governments.
In this study, promising sectors for Pasco’s future economy are discussed as follows:
Ag‐Industrial
Direct-to-table food manufacturing
Advanced manufacturing (e.g., specialty metals)
Multi-modal transportation/logistics and distribution services
Construction and design
Consumer Services
Planned retail centers and specialty districts
Latino/Anglo culinary culture catering to locals and visitors
Business and Government Services
Professional / technical services to ag-industrial
Creative services from the arts to marketing
Customized workforce training
Pasco has continued to attract a young, energetic and diverse workforce. The median
age is just 29—a decade younger than the statewide average. Most of Pasco’s labor
force and household incomes are climbing closer to regional and statewide levels,
making it an attractive place to relocate families and businesses.
A 2017 survey of Pasco area businesses and institutions (1,000 to 2,000) indicated that
60% have plans to expand locally in the future. There was a strong support for public
amenities including public markets, cultural facilities, and an accessible network of
paths for walking and biking.
The optimism shown by local businesses and employers adds to what Pasco is already
home to. The Tri-Cities Regional Airport (PSC) is located adjacent to the growing
campus at Columbia Basin College. The continued development of the Trade
Recreational and Agriculture Center (The HAPO Center), the Tri-City Youth Soccer
Complex, and the minor league baseball stadium (GESA Stadium) continue to provide
year-round access for recreational activities that attract local, regional, and state
visitors.
While less reliant on the programs of the Hanford Nuclear Reservation, the efforts
taking place by the Department of Energy still have a significant impact on the local
economy, specifically on housing construction. While regional growth has occurred at
the perimeters of each city, a number of private and public interests have brought
attention to the reality that a region of our size (almost 300,000) can support multiple
regional centers for commerce, retail, and businesses.
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The above-mentioned factors have helped create an evolving environment that is
adapting to the needs of the community. However, there are still some challenges—the
greatest being education.
Table ED-4 provides a comparison of educational attainment between Pasco, our local
neighbors, and statewide. Of those above the age of 25, almost 28% do not have a high
school diploma and only 16% have received a bachelor’s degree. There have been
significant strides made in public education (K-12) via the Pasco School District, which
has helped to increase educational achievement. However, with educational
attainment so closely related to long-term employment prospects and income, this will
need to be addressed before becoming a barrier for future economic vitality.
Table ED‐4. Educational Attainment ‐ 2011 to 2015
City/County/
State
Population
25 Years
and Over
High School
Diploma/GED
Associates
Degree
Bachelors
Degree
Graduate
Degree
Richland 34,712 95% 56% 45% 19%
Kennewick 47,478 86% 33% 22% 7%
Pasco 37,479 72% 25% 16% 5%
Benton County 118,423 89% 40% 29% 11%
Franklin County 49,013 74% 25% 16% 5%
Statewide 4,721,438 90% 43% 33% 12%
Notes:
Source: US Census Bureau, American Community Survey, 2015 5-year, Table B15003.
Education was identified in the SOMOS PASCO effort, and strategic planning is now
underway to encourage the community commitment to public education. This includes
the Pasco School District’s pivot towards STEM (Science, Technology, Engineering, and
Math) related curriculum and partnerships with our local higher education providers
at Columbia Basin College and Washington State University, Tri-Cities.
Beyond education, there was community-wide agreement on the following priorities:
Building the future economy on a foundation of agriculture/food processing
and current strengths
Diversifying the economy into new sectors
Community projects that support Pasco’s quality of life
Capitalizing on Pasco’s unique multi-cultural population and heritage
Local and Regional Partnerships
Continued coordination and partnerships with local, regional, and statewide agencies
and organizations will only increase economic opportunities for our residents.
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The Port of Pasco plays a major role in the economic development of our city. The
Port focuses on a mix of transportation—water, rail and air—and
property/infrastructure to facilitate job creation. The City and the Port have spent
many years developing utilities and streets to serve lands for industrial developments
and employments. The Port owns and manages the PSC that serves the entire region.
The Port owns the 86-acre PSC Business Center, near the airport, that accommodates
commercial businesses. The Osprey Pointe area is a mixed-used development located
on the Columbia River adjacent to the Port’s Big Pasco Industrial Center. The 110-acre
waterfront property offers views of the Columbia River, with easy access to the entire
Mid-Columbia region. It encourages private sector investments in commercial, office,
and residential buildings in East Pasco. The Port owns many other industrial and
commercial areas that promote business and employment.
The Benton‐Franklin Council of Governments (BFCOG) serves as our federally
designated Metropolitan Planning Organization and Economic Development District
for the Tri-Cities region. BFCOG prepares a Comprehensive Economic Development
Strategy (CEDS) every five years. The Strategic Vision of the CEDS is provided below:
Encourage healthy growth of a resilient and diverse economy by providing
family wage jobs through new business attraction and retention and
development of the infrastructure necessary to encourage and achieve this
Nurture a thriving environment for entrepreneurial business creation through
greater collaboration, innovation, and access to capital
Support and protect the current industry clusters and their related natural and
financial resources
Expand educational and training opportunities and community amenities to
attract, uplift, and retain families and youth
The Tri‐City Development Council (TRIDEC) was established in 1963 and today is
charged with promoting and advancing the economic strength and diversity in Benton
and Franklin counties. TRIDEC is involved with many recruitment efforts that have
helped develop Pasco’s industrial base. Pasco also has established relationships with
the Tri‐Cities Regional Chamber of Commerce and the Pasco Chamber of
Commerce. Both organizations promote business efforts for their respective service
areas; however, Pasco fits firmly within their missions.
The Tri‐Cities Hispanic Chamber of Commerce also plays an important role for the
community. Their mission statement of “Connecting, empowering and celebrating the
Latino community to the Tri-Cities and beyond” provides an inclusive environment for
all residents of Pasco to be involved in. They host monthly networking events and
annual events that bring diverse stakeholders and community members to the table to
discuss ongoing efforts in the region.
The City of Pasco and the Downtown Pasco Development Authority are also
partners in the promotion of our Central Business District and the revitalization efforts
of Downtown Pasco. Together, there is a focus on a four-block core area centered on
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4th Avenue and Lewis Street, in the heart of our downtown, to kick-start the
revitalization effort and set the standard for all future downtown improvements.
Improvements in the downtown area include the construction of a new Farmers
Market Pavilion and redesign for the Peanuts Park Plaza. Both of these locations are
home to numerous community-wide events each year. The weekly farmers market
attracts hundreds to annual events that bring in thousands of visitors from across the
region to Downtown Pasco.
Economic Development Priorities
Values and Economic Vision
Core values identified in the SOMOS PASCO study include:
Livable
Family Friendly
Multi-Cultural
Welcoming
Affordable
Safe
Connected
Attractive
The Economic Vision in the SOMOS PASCO study focuses on the following:
Envision
As one of the fastest growing communities, the possibilities are limitless. The
community imagines a distinctive and highly- livable community, and we are creating
that place.
Invest
Placing strategic, timely investments—in innovation, private enterprise, job creation,
education, public infrastructure, and services—will ensure our continued economic
vitality.
Achieve
The benchmark for Pasco’s success will be economic and educational progress for
every enterprise and every family in our multi-cultural community.
Strategies
Major economic strategies identified in the SOMOS PASCO study are as follows:
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 50
Investing in Education
Education, at all levels, is the foundation for our economic future—the key to building
the future workforce to capitalize on new opportunities. Pasco is on the right track and
is already showing signs of improved educational attainment. Ongoing reinvestment in
educational programs and facilities (voter supported) will be essential. (In general, the
public education system in Pasco consists of Pasco School District, Columbia Basin
College, and WSU Tri-Cities.)
Educational programs include:
The “K through Career” pipeline
Career opportunity awareness
On-the-job training
Mentorships
Scholarships
Building on Our Strengths
Pasco has a competitive advantage in several economic sectors and niches. These will
continue to be supported as mainstays of the future economy:
Food processing
Transportation, warehousing, distribution, and logistics
Advanced manufacturing
Port of Pasco (Airport, Marine Terminal, and Industrial Development)
Timeline investments in infrastructure expansion and upgrades
Affordability
Business development
Looking Ahead to the Next Chapter
Diversifying Pasco’s economy beyond food and other leading employers is imperative.
Several opportunities have been identified:
Local professional, technical, and creative employment
Homegrown local service, and retail businesses
Business development training
Tech industry
Priority Projects
There is broad-based support for undertaking a handful of worthy community priority
projects:
Riverfront development
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Year-round public market
Walking and biking (multi-modal) trail system
Aquatics center
Downtown Pasco revitalization
Multi‐Cultural Community
With a strong Hispanic cultural heritage and tradition and a majority population –
Pasco plans to embrace and capitalize on this unique asset:
Downtown character and signage
Cultural Center and events
Trade missions and sister city relationship with Mexico
Conversational Spanish language classes for English speakers
How is Pasco Doing?
Pasco’s and the region’s progress will be monitored annually and measured against
statewide benchmarks adopted for key strategy areas. This includes analyzing data on
demographics and employment, income and education, housing, and event
programming projects.
Economic Development Planning Considerations
Retaining existing business and attracting new and innovative businesses will diversify
the local economy and create a solid and resilient base for the City. The growth of retail
industries could be enhanced by opportunities for people to live and work close by.
Pasco has a relatively young population with an entrepreneurial spirit. This can be
seen in the number of small, family-owned businesses that have taken root in east and
central Pasco over the past decade. Pasco’s young population and ethnic diversity are
attractive assets to new investors.
Development of Agricultural Industries
To ensure the stability of the economy, the City should leverage existing assets but
adapt them to a changing economy. Mass production requires heavy infrastructure to
maintain the agricultural industry, and to protect public health. For these reasons, the
City will continue to invest and partner with this industry to improve our
infrastructure, including the Process Water Reuse Facility (PWRF) and transportation
infrastructure. The PWRF is a critical piece of infrastructure that allows the City to
manage the capacity of its wastewater treatment plant for residential and commercial
growth. Pasco’s efforts will focus on increasing agricultural industries and
infrastructure opportunities provided by various agencies, including the Port.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 52
Infrastructure Development
Anticipating future growth, it is important for the City to plan ahead in terms of roads
and infrastructure—to remove congestion from key intersections and promote easy
transport of people and goods. The City has an ambitious Capital Improvement Plan
that correlates to current and future needs related to growth and sustainability.
Trained Labor Force
Additional training and education opportunities are needed to capture future growth
of trade and technology industries. The biggest challenge to this effort is not a lack of
people, but rather the bandwidth of our trade and technology training programs.
Continued investment in the community college and Washington State University Tri-
Cities is needed for our community to be responsive to workforce needs.
Promote Tourism
Pasco provides several contributions to the regional tourism economy. Sports tourism
is big business, and the number of tournaments held in Pasco has a direct correlation
to the number of new hotels that have been built and are being planned. In order to
capture more spending from this base, the City is embarking on a revitalization of
Downtown Pasco— promoting our agricultural heritage at the Pasco Farmers Market,
and the culinary and cultural flavor of the Mexican immigrant community, which is
featured prominently in downtown through various restaurants and boutique
retailers. The Pasco Specialty Kitchen, also located in downtown, has become a
regional culinary incubator, spawning restaurants and food trucks throughout the Tri-
Cities. The City and Port are also exploring the development of a Public Market to
highlight the bounty, talent, and diversity of our community, much as Pike Place
Market does for Seattle. There are also additional types of investments that can create
a destination for tourist activities, such as wine tourism and outdoor and agritourism.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 53
Capital Facilities Element
RCW 36.70A.070
Introduction
Land use decisions, such as annexation or commercial versus residential zoning, have
direct impacts upon the City’s financial capabilities and liabilities in the immediate and
distant future. Because of this relationship, the Growth Management Act (RCW
36.70A.070[3]) requires that local governments include capital budgeting as an active
planning function. The GMA requires that capital facilities planning support the land
use decisions. If there is insufficient funding to meet the infrastructure demands of
growth, then the land use element should be adjusted to protect the integrity of the
financial capabilities of the respective local government.
Capital facilities planning is a tool that identifies the facilities planning, prioritization,
and financial decisions necessary to maintain and improve the physical attributes of
the City. Capital improvement projects are based upon the needs of the community
and are consistent with and promote the City's Comprehensive Plan.
The Capital Facilities Element documents all capital projects needed to accommodate
projected growth. It also identifies the financing of the City-provided facilities, and the
sources and levels of financial commitment and revenues necessary to meet the
concurrency requirements of the GMA. Concurrency means that needed capital
facilities must be installed and available for use at the time of development, or within a
reasonable time period following completion of the development.
Pasco uses many revenue sources to fund the capital improvement projects identified
in the plan, including sales tax, business and occupation tax, utility rates, state
revenues, bonds, and grants. The City also collects park and school impact fees to
mitigate park and school impacts. Impact fees are collected according to the standards
set in the PMC.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 54
According to the GMA, the Capital Facilities Element should contain the following
features:
An inventory of existing capital facilities
A forecast of the future needs for such capital facilities
Proposed locations and sizes of expanded or new capital facilities
A 6-year plan to finance such capital facilities
A requirement to reassess the Land Use Element if funding falls short of
meeting capital facilities’ needs, and to ensure consistency between the Land
Use Element and the Capital Facilities Element and associated Finance Plan
Capital Facilities Types
The City of Pasco has a wide range of facilities which operate, maintain, and plan for
capital improvements. These include the following:
Transportation system including pedestrian and bicycle facilities
Potable water system (treatment, monitoring [testing], storage, and
distribution)
Sanitary sewer system (collection system, treatment system, monitoring, and
testing)
Storm drainage (collection and disposal) systems
Parks and open space system
Public Safety and Emergency response facilities (Fire, Paramedic, Police)
Public building construction and remodeling (libraries, city offices, community
centers, maintenance buildings, etc.)
Transportation, and parks and open space are discussed respectively under
Transportation Element and Parks and Open Space Element in this Comprehensive
Plan. Public safety and emergency response facilities are discussed under Public
Services sub-element in this Comprehensive Plan.
The following special service districts and utility companies represent an additional
range of capital facilities:
Schools
Public utility districts
Irrigation districts
Capital Budgeting Project Consideration Factors
Many factors are considered in the planning process with the intent to implement the
community’s vision. As discussed in the Land Use Element, the City is expected to add
an additional 48,000 new residents by the year 2038. Maintaining services for existing
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 55
neighborhoods and planning for future growth are both crucial in the capital facilities
planning. In the capital facilities planning, consideration is given to maintaining
compliance with the GMA to provide adequate facilities for growth. This also considers
upgrades and replacements of aging facilities. In addition, eligibility for grants was also
considered in the planning process.
Why Plan For Capital Facilities
As discussed, a Capital Facilities Element is mandated by the GMA. It identifies the
capital facilities’ needs, locations, and financing mechanisms in order to address the
City’s current and future growth and meet concurrency requirements of the GMA.
The intent of the capital facilities planning is to plan ahead in order to effectively
manage capital investments. It allows jurisdictions to use their limited funding wisely
to maximize the outcome. The planning process helps jurisdictions prioritize projects,
coordinate related projects, and apply for grant opportunities. Many grant and loan
programs require local governments to have a Capital Facilities Plan, or Capital
Improvement Plan (CIP) to be eligible for funding
This Capital Facilities Element is developed to be consistent with countywide planning
policies and integrated with all other plan elements to ensure consistency throughout
the Comprehensive Plan.
Capital Improvement Plan
Pasco’s 6-year CIP supports the City of Pasco’s Comprehensive Plan. The CIP and
amendments thereto are made as part of this Comprehensive Plan by reference.
The referenced CIP is presented in three sections:
Section I - Introduction: Purpose, benefits, and methodology of the CIP.
Section II - Fiscal Policies: Statements of requirements and guidelines that are
used to finance the CIP.
Section III - Capital Improvements: List of proposed capital projects, including
project costs, revenues, and timing, as well as future operating costs.
The accumulated total cost of capital improvements for 2020–2025 is mentioned in
Table CF-1.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 56
Table CF‐1. Cost of Capital Improvements
Project Category Cost
General $11,695,000
Fire & Ambulance $25,947,000
Parks & Recreation $27,948,000
Process Water Resource Facility (PWRF) $36,053,000
Sewer $56,766,000
Transportation $48,283,000
Water $39,911,000
Irrigation $1,980,000
Stormwater $1,029,000
Total $249,612,000
During the annual budgeting cycle, the budgeted amounts per type of facility are
changed to reflect the completion of some projects and the addition of others.
Funding sources identified in the CIP are intended to assist in prioritizing projects for
the next 6 years. A large amount of unsecured funding is expected and changes to cost
estimates or revenue sources are normal. The amounts shown are planned funding
sources, and costs generally precede detailed design work. The schedule of each
project may also change as assumptions like scope, the local and national economy, or
even the weather change.
The CIP utilizes the following four main categories of funding sources:
Internal fund reserves: These funds are available via annual ongoing revenue
received from anticipated sources. These include excise and property tax
revenues, impact fees, utility rates, utility expansion fees charged to new
customers and charges for existing and new customers. The City preserves
some of the fund balance as necessary and possible to account for large
investments on the horizon or for emergency purposes.
Grants: Larger City capital projects receive a significant portion of funding via
grants and loans made by federal and state agencies. Almost all federal funds
are “passed through” a state agency filter. Some of the major agencies involved
in funding grants and loans are Transportation Improvement Board (TIB),
Washington State Recreation and Conservation Office, Water Resources
Program, and the Department of Ecology. Parks and Transportation projects
are the largest benefactors of such grants and loans at the City of Pasco.
Debt: Represents a commitment to repay borrowed funds over an extended
period of time. While the City has a relatively large legal debt capacity, the main
constraint is the ability to repay the debt.
Local partnerships: The City also relies on partnership with other local agencies
like Port or Pasco, Pasco School District, City of Kennewick, City of Richland,
and individual donations etc. to fund projects. Additionally, the City uses Local
Improvement District’s (LID) as a way to share the cost of infrastructure
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 57
improvements to fund a project that provides a specific benefit to proximal
property owners.
Transportation Capital Improvements
The City’s transportation improvements are discussed under the Transportation
Element of this Comprehensive Plan and also identified in the City’s 6-year
Transportation Improvement Program (TIP). The Benton-Franklin Council of
Governments is the designated Regional Transportation Planning Organization (RTPO)
and Metropolitan Planning Organization (MPO). It maintains the regional plans for all
modes of transportation and allocates federal transportation funds for local
improvements. That program is updated yearly and is incorporated in this plan by
reference.
Water System
Existing Conditions
The majority of the population within the incorporated limits of the City of Pasco is
served by the City’s Water Utility. The City builds capacity into the water system for
effective fire suppression in structures, which is an important safety measure. Pasco
currently has a very efficient storage and distribution system. The City water system
includes two water treatment plants, reservoirs, pump stations and pipelines that
serve the City limits and portions of the Urban Growth Area.
The City updated its Comprehensive Water System Plan (CWSP) in 2019, which has
been reviewed and approved by the Washington Department of Health (WDOH). The
planning periods outlined in the CWSP are 2022, 2027, and 2036. The CWSP identifies
the existing system, expected City growth and projected demands for each planning
horizon, as well as, the performance criteria that dictate whether new infrastructure is
required.
The City’s water system is supplied from surface water withdrawals from the McNary
Pool of the Columbia River and includes two surface water treatment plants and three
water reservoirs. The following is a list of key system water facilities.
Butterfield Water Treatment Plant: capacity of 26.8 million gallons per day
West Pasco Water Treatment Plant: 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)
Riverview Heights reservoir: 10 million gallons
Rd 68 reservoir: 2.5 million gallons
Broadmoor Boulevard reservoir: 1 million gallons
The CWSP indicates that the City currently holds surface water rights for 13,269.25
acre-feet of annual withdrawal and 20,149 gallons per minute (gpm) (29 mgd) of
instantaneous withdrawal. As defined in the CWSP, the City is currently in compliance
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with water right quantities by borrowing the surplus from the Quad Cities water right,
at a current consumption of 14,424 acre-feet by volume and 18,456 gpm
instantaneous. The City also holds individual groundwater rights sourced by various
wells for separate irrigation purposes.
The river water requires treatment before being piped to customers. Butterfield is a
conventional filtration plant and West Pasco is an ultrafiltration membrane plant. The
current capacity of each water treatment plant is 26.8 mgd and 6 mgd respectively. It
should be noted that while current capacity of the West Pasco WTP is 6 mgd, it is
designed for expansion up to 18 mgd.
In addition, the City’s water system inventory consists of approximately 330 miles of
pipe ranging from 2-inch to 36-inch in diameter, 6 booster stations, and 20 pressure
reducing valve (PRV) stations. Service is presently provided to customers at a
minimum elevation of 340 feet to a maximum elevation of 525 feet. The City water
distribution system has been arranged into three (3) service/pressure zones.
Generally, these zones may be described as:
Pressure Zone 1: South of I-182 and west of the railroad yard
Pressure Zone 2: East of the railroad yard, the southern portion of the airport
and a strip south of I-182 between Service Zone 1 and Service Zone 3
Pressure Zone 3: Generally, north of I-182 and encompassing most of the
northern part of the city
The City has been implementing the CWSP with facility improvements that have been
made in recent years. These projects include the Columbia Water Supply Intake that
increased the water supply capacity and reliability. Other major projects included the
completion of the Water Treatment Plant and the Harris Road Sewer Trunk Line
Extension; this extension (over 5,500 feet) will serve the rapidly developing
Broadmoor area in NW Pasco.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 59
Figure CF‐1‐ Construction of Columbia Water Supply Intake
Photo source: MurraySmith
That Plan and amendments thereto is made a part of this Comprehensive Plan by
reference. The Plan describes basic components of the system, such as sources,
storages and distribution of water to serve its various pressure zones.
In 2019, the City conducted an Expanded UGA Infrastructure Evaluation, which
evaluated the impact of the anticipated growth, UGA expansion, and land use changes.
As a result, in order to accommodate future growth, the City will need to make
additional improvements to the West Pasco WTP, Zone 3 Reservoir, and acquire
additional water rights to meet the 2038 demands.
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Pasco City Leaders break ground on the Columbia East Pump Station in 2018 (Photo source: Tri‐Cities
Area Journal of Business)
Level of Service
The City intends to maintain the current level of services by preserving and acquiring
water rights and improving the system. Elements are aimed at maintaining these
guideline LOS standards:
Table CF‐2. Water Guideline LOS Standards
Element LOS Standard
Demand per ERUa
ADD
MDD
PHD
424 gallons per day
890 gallons per day
1,119 gallons per day
MDDb/ADDc Factor 2.1
PHDd/MDD Factor 2.64
Service Pressure 30 – 80 psi
Notes:
a. ERU = equivalent residential unit
b. MDD = maximum daily demand
c. ADD = average daily demand
d. PHD = peak hour demand
Source: City of Pasco Comprehensive Water System Plan, Revised
January 2019
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Future Needs
The CWSP identified several projects to address future needs within water system
over the next 20 years. Within this plan, the City reviewed each project, developed a
cost estimate and time frame for construction. In addition, the 2019 Expanded UGA
Infrastructure Evaluation identified four new projects that may be needed over the
next 20 years, three of which could be needed within the 6-year planning horizon.
The 2020-2025 6-year CIP for the City lists several water projects which are planned
through the year 2024 as well as a financial plan that allows the water utility to remain
financially viable. The 2020 CIP identifies the following priority projects listed in Table
CF-3. In addition, CF-3 includes the three additional projects identified in the Expanded
UGA Infrastructure Evaluation.
Table CF‐3. Water System Capital Improvement Projects
Project Title Timeframe
Funding
Sources Total Cost ($)
Annual System Improvements - Development 2020-2025 Utility Rate $1,200,000
Butterfield WTP- Chlorine Safety 2020
2017 Revenue
Bonds $275,000
Emergency Power Improvements 2020-2023 Utility Rate $2,200,000
Transmission Main -
West Pasco WTP to Zone 3 2020-2021 Utility Rate $3,000,000
Water Main Extension -
Road 103 (Maple Dr to Willow Wy) 2022 Utility Rate $113,000
Water Main Replacement -
Alley East of WeHe Ave 2020 Utility Rate $140,000
Water Line Replacement -
Maple Drive, AC Main (Rd 100 to Rd 103) 2020 Utility Rate $250,000
Water Main Replacement –
South 18th Ave (Court St to WA Ave) 2021 Utility Rate $79,000
Water Main Replacement - Star Lane (Rd 100
to Rd 97) 2021 Utility Rate $236,000
Water Projects Allocated from Transportation 2020-2021 Utility Rate $247,000
West Pasco WTP Improvements 2020-2022 Utility Rate $4,620,000
Reservoir Storage Tank - Zone 3 2020-2023
Unsecured
Revenue Bond
Utility Rate
Utility
Expansion Fees $11,700,000
Automated Meter Reading 2020-2025
Unsecured
Revenue Bond $5,750,000
Reservoir Storage Tank - Zone 2 2024-2025
Unsecured
Revenue Bond $7,500,000
Water Main Extension –
Alton Street (Wehe Ave to the alley west of
Owen St) 2022
Unsecured
Revenue Bond $327,000
Water Main Extension - 2024 Unsecured $305,000
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 62
Project Title Timeframe
Funding
Sources Total Cost ($)
Riverhaven Street (Road 36 to Road 40) Revenue Bond
Water Line Replacement –
Richardson Road (Road 92 to Road 96) 2022
Unsecured
Revenue Bond $460,000
Water Line Replacement —
Road 60 (Court St to West Pearl) 2023
Unsecured
Revenue Bond $930,000
Water Line Replacement —
Road 76 (Wernett Road to Court Street) 2023
Unsecured
Revenue Bond $826,000
Zone 3 Tank Transmission Main* - Utility Rate $776,000
Water Main Extension - WTP to Zone 3* - Utility Rate $5,206,000
Backbone Transmission Main* - Utility Rate $18,355,000
Total $64,495,000
Notes:
Source: City of Pasco 2020-2025 Capital Improvement Plan
* Proposed projects identified in the 2019 expanded UGA Infrastructure Evaluation which accounts for the
UGA expansion and updated Land Use Plan. The City’s Annual Water Upsize-Development Program is
anticipated to assist with these projects to pay for potential upsizing of water lines related to developer
installed lines.
**Funding Sources – The funding sources are the best estimates of sources currently available or possible in
the future as identified in the CIP.
The 20-year planning horizon includes additional projects to serve future growth
within the UGA that are not already covered in the 6-year planning horizon. The CWSP
indicated a majority of these projects, but with the modifications to the UGA, the
transmission mains have been upsized in areas and additional backbone piping was
included. Additionally, the size of the second storage tank has increased from 3.5 MG
to 4.0 MG and been moved from Zone 3, as specified in the CWSP, to Zone 2. The West
Pasco WTP improvements will also be included in the 20-year planning horizon that
will increase the plant’s capacity from 12 mgd to 18 mgd. Table 3a summarizes
planning level capital costs for the water infrastructure to serve the UGA beyond the 6-
year planning horizon but within the 20-year period.
The anticipated planning level cost for the infrastructure to serve the UGA is $51.8
million which accounts for a cost increase of $10.7 million due to the upsize of pipe
diameter, extension of waterlines, upsize of reservoir, and inclusion of additional
projects when compared to the CWSP. The City is planning to utilize their Annual
Water Upsize-Development Program to pay for a portion of these projects through
coordination with planned development as well as developer contributions.
Table CF‐3a. 20‐year Water Planning Level Capital Cost Summary
Description
Pipe Size
(inch)
Pipe
Length
(feet) Total Planned Cost
West Pasco WTP – Supply Capacity
Increase 12 to 18 mgd2 - - $1,470,000
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Description
Pipe Size
(inch)
Pipe
Length
(feet) Total Planned Cost
Zone 2 Storage Tank3 - - $9,291,000
New Backbone Transmission Main
12 28,600 $9,526,000
16 35,100 $15,053,000
24 1,300 $775,000
CWSP Backbone Transmission Main1
12 5,400 $1,792,000
16 32,600 $13,969,000
Total Cost $51,876,000
Notes:
CWSP costs were escalated using ENR CCI values.
Costs taken from the CWSP and were not modified, no delta associated with this project. The project
includes a high service pump station and additional filter backwash.
Project T-002 in the CWSP was indicated for Zone 3, but this analysis indicates it is better located in
Zone 2.
Sanitary Sewers
Existing Conditions
In addition to water service, urban development with its associated concentration of
people requires sanitary sewers to safeguard the public health. Sanitary sewer service
is provided by the City of Pasco. The City’s collection system is a conventional
collection system that mainly relies on gravity sewers to convey wastewater flow to
two lift stations that discharge to the treatment facility. Additional pump stations and
force mains are used to supplement the gravity system.
The City’s Comprehensive Sewer Plan (CSP), 2014, identifies the existing system,
expected City growth and projected build out flows, and performance criteria that
dictate whether new sewer infrastructure is required. In 2017 and 2019, the City re-
evaluated the capacity and loading requirements of the Northwest Service Area as a
result of potential development demands and growth projects changes as part of the
2019 Comprehensive Plan update and Urban Growth Area (UGA) expansion. A
strategy to provide sewer service to the proposed UGA and other growth areas within
the city (Broadmoor Area) was evaluated and alternatives were identified.
The CSP and subsequent analyses identify the total capacity, utilized capacity, and
remaining capacity of both the Wastewater Treatment Plant (WWTP) and the sanitary
sewer collection system. The CSP and amendments thereto is made a part of this
Comprehensive Plan by reference. The following is a summary of the WWTP capacity
and the sanitary sewer collection system, based upon this planning document.
The City operates a wastewater collection and treatment system to manage the
domestic wastewater needs of the community. The City originally built a primary
treatment facility in 1954 which has been upgraded over the years to increase design
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 64
capacity and accommodate growth of the City’s service area. This system operates
under a National Pollutant Discharge Elimination System Waste Discharge Permit
issued by Ecology. Currently, the system is served by one activated sludge wastewater
treatment plant (WWTP) which oxidizes, nitrifies and disinfects wastewater flow prior
to discharging to the Lake Wallula reach of the Columbia River.
The City updated the Wastewater Treatment Plant Facility Plan (WWFP) in 2019. This
update evaluated the WWTP through a 20-year horizon. This WWFP takes into
consideration the projected growth identified in the 2019 Comprehensive Plan update
and will provide a CIP to accommodate the projected demands associated with the
expected increase in population for the City and its expanded UGA. The City’s existing
WWTP has a capacity of 6.5 million gallons per day (mgd) of sewer flow and currently
experiences average flows of 6 million gallons per day (MDG).
The City has a goal of extending municipal sewer to un-served portions of the city and
recover the cost over time as adjacent properties choose to connect to sewer. This is
being done through the local improvement district (LID) process. This process enables
the City to provide sewer service to areas that are lacking while at the same time
upgrading the substandard county roads that have been annexed.
The City’s wastewater collection system contains over 240 miles of sewer pipeline
ranging from 8-inch to 36-inch in diameter, 4,430 manholes, and 10 lift stations. The
gravity pipelines convey wastewater from the residential and commercial areas and
route it to interceptors and large sewer trunks. Due to the varied topography in the
City, several localized and regional lift stations are required to convey sewage to the
WWTP. The City’s two primary lift stations (Maitland and 9th & Washington) are
located just outside the WWTP and convey sewage directly to the WWTP.
Level of Service
Improvements recommended in the Comprehensive Plan are aimed at maintaining the
following guideline LOS standards.
Table CF‐4: Wastewater Guideline LOS Standards
Element LOS Standard
Residential Unit Flows 80 GPCDb
Commercial Unit Flows 80 GPCDb
Industrial Unit Flows 1,500 GPADc
Manning pipe roughness
coefficient
0.025
Min velocity 2 feet/second
Notes:
Based on 3.43 people per dwelling unit
GPCD = gallons per capita per day
GPAD = gallons per acre per day
Source: City of Pasco Comprehensive Sewer Plan, May 2014
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Future Needs
The CSP includes a CIP which identifies future projects needed to accommodate
growth and to improve existing and future deficiencies. The City reviewed and
prioritized the improvements based on the system needs, anticipated system growth
and available funding. Many of the capital projects are triggered by anticipated future
flow condition therefore the timing is based on the year in which the flows are
projected. In addition, as a result of the anticipated growth, UGA expansion, and land
use changes, the City conducted an Expanded UGA Infrastructure Evaluation in 2019.
The purpose of this analysis is to identify what additional improvements are needed to
accommodate the future growth. As a result, the Evaluation identified seven new
projects that may be needed over the next 20 years, three of which could be needed
within the 6-year planning horizon.
The City’s 2020-2025 CIP identifies the near-term 6-year projects. Table CF-5 shows
the summary of the near-term priority projects identified in the CIP. In addition, Table
CF-5 includes the three additional projects identified in the Expanded UGA
Infrastructure Evaluation.
Table CF‐5: Six‐Year Sewer System Capital Improvement Projects
Project Title Timeframe Funding Sources Total Cost ($)
9th & Washington Lift Station 2020
2017 Revenue
Bond $496,000
Annual System Improvements -
Development 2020-2025 Utility Rate $1,200,000
Pearl Street Lift Station 2020
2017 Revenue
Bond $673,000
Road 36 Lift Station Upgrades 2020
2017 Revenue
Bond $501,000
Maitland Lift Station -
Purchase/Install 4th Pump 2020
2017 Revenue
Bond $42,000
Northwest Area Lift Station 2020
Unsecured
Revenue Bond
Utility Expansion
Fees $3,500,000
Sewer Projects Allocated from
Transportation 2020 Utility Rate $10,000
Waste Water Treatment Plant (WWTP)
Improvements - Phase 1 2020-2022
Unsecured
Revenue Bond
Utility Expansion
Fees
2017 Revenue
Bond $25,805,000
Northwest Area Trunkline -
Sandifur Parkway Extension to
Desiree Street 2020
LID
Unsecured
Revenue Bond $4,598,000
Public Works Operation Center - - $ -
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Project Title Timeframe Funding Sources Total Cost ($)
Road 52 and Pearl Street Lift Station -
Riverview 2020-2021
Unsecured
Revenue Bond $2,084,000
Road 84 and Roberts Drive Lift Station -
Riverview 2022-2023
Unsecured
Revenue Bond $2,500,000
Southeast Industrial Trunkline - - $ -
Trunkline Deficiency - Court Street - - $ -
Waste Water Treatment Plant (WWTP)
Improvements - Phase 2 2023-2025
Unsecured Local
Grant/Loan
Unsecured
Revenue Bond $15,367,000
Regional/Broadmoor Area Lift Station - LID $3,500,000
Gravity Sewer Main –
Extension of Harris Rd Sewer* - LID $9,169,000
Gravity Sewer Main-
Regional Lift Station Basin* - Utility Rate $18,620,000
Kohler RD Lift Station* - LID $528,000
TOTAL $88,593,000
Notes:
Source: City of Pasco 2020-2025 Capital Improvement Plan
*Proposed projects identified in the 2019 expanded UGA Infrastructure Evaluation which accounts for
the UGA expansion and updated Land Use Plan. The city is planning to complete these projects through
local improvement district (LID) or via the City’s Annual Sewer Upsize-Development Program which is
anticipated to assist to pay for potential upsizing of sewer lines related to developer installed lines.
**Funding Sources – The funding sources are the best estimates of sources currently available or
possible in the future as identified in the CIP.
The 20-year planning horizon includes all projects anticipated to serve the Urban
Growth Area that are not in the 6-year planning horizon, as identified in Table 5. The
CSP included some of these projects, but with modifications as a result of the Expanded
UGA Infrastructure Evaluation conducted in 2019. These modifications included the
upsizing of sewer trunk lines and additional backbone piping within the UGA to serve
new development. Table 5a summarizes planning level capital costs for the sewer
infrastructure within the UGA to be completed after the 6-year planning horizon but
within the 20-year period.
The total cost for these projects in the 20-year horizon is nearly $132.5 million. The
City is planning to utilize their Annual Sewer Upsize-Development Program to pay for
a portion of these projects through coordination with planned development as well as
developer contributions.
Table CF 5a: 20‐Year Sewer Planning Level Capital Cost Summary
Description
Pipe
Size
(inch)
Pipe
Length
(feet)
Total Planned
Cost
New Gravity Sewer Main
12 27,000 $15,855,000
15 8,100 $6,232,000
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Description
Pipe
Size
(inch)
Pipe
Length
(feet)
Total Planned
Cost
18 13,600 $7,912,000
21 300 $165,000
30 3,400 $3,209,000
36 21,800 $15,585,000
42 21,300 $23,173,000
Lift Station – (WWTP)2 - - $7,450,000
Lift Station – (Northeast)2 - - $6,898,000
WWFP Facility Capital
Improvement Projects - - $34,537,000
CSP Gravity Sewer Main1, 3
21 5,341 $2,884,000
30 9,171 $6,302,000
Lift Station – Northwest Area1 - - $2,213,000
Total Cost $132,415,000
Notes:
Cost taken from CSP and were escalated using ENR CCI values.
Cost assumes to include the force main.
These are listed separately due to the changes to basins and corridors. A direct
correlation wasn’t feasible.
Industrial Wastewater Treatment
The City also owns, maintains and operates a separate industrial wastewater
treatment plant (PWRF – Process Water Reuse Facility) that collects, stores and then
applies food processor wastewater to farm circles north of the City as irrigation. The
PWRF is an industrial facility that receives the discharge of process water from six
food processors in the region. The PWRF is a public/private partnership. The PWRF
and associated farm circle properties are located in an area of irrigated agriculture
production fields on approximately 1,800 acres north of Pasco and east of Highway
395 in Franklin County. The City of Pasco has owned and operated the PWRF since
1995.
Future Needs
The City’s CSP identified several projects related to the improvements needed to the
PWRF which address deficiencies within the system over the next 20 years. The
following table lists priority projects from the 2020 CIP.
Table CF‐6: Process Water Reuse Facility Capital Improvement Projects
Project Title Timeframe Funding Sources Total Cost ($)
Columbia East Lift Station &
Force Main 2020
Unsecured Revenue Bond
Federal EDA Grant
WA State Capital Budget
Franklin Co. 09 Grant $8,309,000
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Project Title Timeframe Funding Sources Total Cost ($)
PWRF Irrigation Pump Station
(IPS) Improvements 2020
Unsecured Revenue Bond
HAEFIC Loan $5,100,000
PWRF Primary Treatment
Improvement 2020-2021
State PWB Loan
Unsecured Revenue Bond $22,644,000
Total $36,053,000
Notes:
Source: City of Pasco 2020-2025 Capital Improvement Plan
**Funding Sources – The funding sources are the best estimates of sources currently available
or possible in the future as identified in the CIP.
Stormwater
Storm water is handled in Pasco by the storm sewer system, on-site collection and
dissipation systems or grassy swales along roadways. A stormwater conveyance pipe
system is used in the older parts of the City to accept storm run-off from adjacent land
developments as well as streets. In recent years the City has been requiring
development to mitigate the effects of storm water runoff at projects. This eliminates
the need for an extensive stormwater conveyance pipe system.
Street drainage in newer areas is also accomplished in a similar fashion by the use of
catch basins and infiltration facilities or grassy swales along the side of the street or by
detention/infiltration ponds. The arid and often windy climate which evaporates
moisture quickly enables these methods to function effectively and avoids affecting the
waters of the Columbia River. The City of Pasco will continue to require onsite storm
water retention methods through the planning period and beyond.
The City prepared a separate Comprehensive Stormwater Management Plan in 2016.
That Plan and amendments thereto, are made a part of this Compr ehensive Plan by
reference. The storm water system includes over 50 miles of stormwater pipeline,
2,768 Catch Basins, 835 manholes and over 13 miles of exfiltration storm drain.
Future Needs
The City strives to maintain the level of service of the storm water system by
addressing existing and potential issues. Improvements are identified with the
following solutions:
Stormwater infrastructure rehabilitation; and
Water quality protection.
A list of capital projects has been identified in the 2016 Comprehensive Stormwater
Plan. Most of the site-specific problems identified in the plan are localized flooding
issues caused by inadequate system capacity, failing and or reduced performance of
aging system components, or poor design and construction of stormwater facilities.
The following is a list of the projects identified in the 2020 CIP which need to be
addressed in the next six years.
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Table CF‐7: Storm Capital Improvement Projects
Project Title Timeframe Funding
Sources* Total Cost ($)
1st Avenue Pipe Rehab 2022 Utility Rate $249,000
Annual Stormwater Improvements -
Development 2020-2025 Utility Rate $300,000
North Industrial Way Infiltration Retrofit
Project 2020 Utility Rate $150,000
Stormwater Projects Allocated from
Transportation 2020-2022 Utility Rate $585,000
Sylvester Pipe Relining 2022 Utility Rate $330,000
TOTAL $1,614,000
Notes:
Source: City of Pasco 2020-2025 Capital Improvement Plan
*Funding Sources – The funding sources are the best estimates of sources currently available or
possible in the future as identified in the CIP.
Irrigation System
The City owns and operates a non-potable water utility that provides irrigation water
to residential customers and a limited number of commercial customers in the
northwest part of the City. The irrigation system serves residential, commercial and
public facility users. Providing a system for irrigation water separate from the drinking
water utility allows the City’s customers to avoid using treated drinking water to
irrigate. The City’s existing irrigation system is supplied by water from 11
groundwater wells and water pumped from the Columbia River and distributed via
135 miles of PVC, ductile iron, and steel distribution pipes ranging from 3 to 24 inches
in diameter.
The City acquired the first portions of the system in 2002 from a private irrigation
utility. The system has grown considerably since that time. The City uses the irrigation
system annually from April 1st to October 31st. The 2013 Irrigation System Master
Plan (ISMP) recommended capital improvements to ensure the continued delivery of
economical irrigation water to City’s residents.
The irrigation system has six pressure zones which are separated by pressure-
reducing stations. The 2013 ISMP identified that total irrigation area was
approximately 1,492 acres located in the northwest part of the City. Future
development and improvements of the irrigation system are primarily limited to
development within the existing service area. Expansion of the system beyond the
existing service area is based on the available irrigation water rights, which would
allow for the additional place of use.
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Future Needs
The City’s Water System Plan also identified several projects related to the irrigation
system. The purpose of these projects is to address deficiencies within the system over
the next 20 years. The following table lists priority projects from the 2020 CIP.
Table CF‐8. Irrigation System Capital Improvement Projects
Project Title Timeframe Funding
Sources Total Cost ($)
Annual System Improvements - Development 2020-2025 Utility Rate $300,000
Chapel Hill Boulevard to Interstate 182 —
Irrigation Main 2020 Utility Rate $100,000
Columbia River Intake Capacity Upgrades 2020 Utility Rate $170,000
Irrigation Project Allocated from
Transportation 2020 Utility Rate $9,000
Well Capacity Upgrades 2021-2023 Utility Rate $1,410,000
TOTAL $1,989,000
Notes:
Source: City of Pasco 2020-2025 Capital Improvement Plan
**Funding Sources – The funding sources are the best estimates of sources currently available
or possible in the future as identified in the CIP.
Schools
General education in Pasco is provided by the Pasco School District. The School
District’s latest Capital Facilities Plan was updated in 2016 and identified educational
facilities needs in the Pasco School District over a 6-year planning horizon. The plan
compared the district’s current facilities to present and future educational needs.
Alternates to satisfy projected educational needs are identified in the plan and
recommendations are presented to ensure facilities are available to meet the needs of
student enrollments. As of 2019, the School District reportedly served 17,891 students,
an increase of 14% since 2011.
Based on the 2016 School Plan, there are fifteen (15) elementary schools providing a
capacity to serve 7,735 students in permanent capacity. As of October 1, 2015, there
were 9,940 elementary students enrolled. There are 129 portable classrooms at the
elementary schools. Since 2014, the District has added 33 new portable classrooms as
temporary capacity.
There are three (3) middle schools providing a capacity to serve approximately 2,814
students, and two traditional high schools with a capacity to serve 3,931 students.
The School District is adding and upgrading the following schools:
Three Rivers Elementary; expected to be completed in 2019
Columbia River Elementary; expected to be completed in 2020
Replace Stevens Middle School; expected to be completed in 2021
Reynolds Middle School, expected to be completed in 2020
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The need for school sites, buildings, and supporting facilities will continue to grow as
population expands. The School facilities plans are to be updated in 2020 and the City
will continue to work with the school district during the development review process
to ensure that the impacts of development on the school district are minimized. The
City’s future land use plan recognizes the need of additional approximately 160 acres
of land to meet the school district’s need.
The District funds capital projects through bonds, state match or State Construction
Assistance Program (SCAP), and school impact fees, SEPA mitigation fees.
Essential Public Facilities
Introduction
Essential public facilities (EPF) are capital facilities typically difficult to site because of
potential adverse impacts related to size, bulk, hazardous characteristics, noise, or
public health and safety. EPF’s include those facilities that are typically difficult to site,
such as airports, state education facilities, state or regional transportation facilities as
defined in RCW 47.06.140, regional transit authority facilities as defined in RCW
81.112.020, state and local correctional facilities, solid waste handling facilities, and in-
patient facilities including substance abuse facilities, mental health facilities, group
homes, and secure community transition facilities(SCTF). WAC 365-196-550 provides
a list of EPF’s and suggests a potential siting.
The GMA precludes local comprehensive plans or development regulations from
prohibiting the siting of essential public facilities. [RCW 36.70A.200 (5)]
The distinction between lands identified for public purposes, as shown on the land use
map contained in Appendix A, and EPF’s can create confusion. Table CF-8 illustrates
the distinction.
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Table CF‐9. Distinguishing Public Purpose Lands from Essential Public Facilities
Public Purpose Lands Essential Public Facilities
FOCUS: Lands needed to accommodate
public facilities.
Lands needed to provide the full range of
services to the public provided by
government, substantially funded by
government, contracted for by
government, or provided by private
entities to public service obligations.
Examples:
Utility corridors
Transportation corridors
Sewage treatment facilities
Storm water management facilities
Recreation facilities
Schools
Other public uses
FOCUS: Facilities needed to provide public
services and functions that are typically difficult
to site.
Those public facilities that are usually unwanted
by neighborhoods have unusual site
requirements or other features that complicate
the siting process.
Examples:
Airports
Large-scale transportation facilities
State educational facilities
Correctional facilities
Solid waste handling facilities & landfills
Inpatient facilities (substance abuse
facilities, mental health facilities, and
group homes)
Existing Facilities
A few of the EPF’s located in Pasco include the PSC, the Basin Disposal solid waste
transfer station, the Franklin County jail, the Benton-Franklin Detox Center, Lourdes
Medical Center, Columbia Basin College and the Chevron Tank Farms. Transportation
facilities within the City include Interstate Highway I-182, US 395, and the BNSF
Classification yard. The Columbia-Snake River System is also identified as an EPF as it
provides an important inter modal commercial transportation network for the state
extending to the Pacific Ocean.
Siting
The siting process should be consistent with the Franklin CWPP. Policy IV of the CWPP
indicates that the County and Cities, along with public participation, shall develop a
cooperative regional process to site EPF of regional and statewide importance. The
objective of the process shall be to ensure that such facilities are located so as to
protect environmental quality, optimize access and usefulness to all jurisdictions, and
equitably distribute economic benefits/burdens throughout the region or county.
No local comprehensive plan or development regulations will preclude the siting of
essential public facilities, but standards may be generated to ensure that reasonable
compatibility with other land uses can be achieved.
Siting Criteria
The City establishes the siting criteria with the understanding that some EPF’s may not
pose any siting difficulties beyond those associated with commercial or public
developments. The Planning Director will determine if the facility is an Essential
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 73
Public Facility. If the facility does not present siting difficulties, it will be relegated to
the normal siting process applicable to a facility of its type, as identified in the PMC.
Pasco reviews the siting of EPF’s with a process established in PMC 25.200, Special
Permits. EPF’s are listed as unclassified uses in the City’s development regulations. As
such these uses are generally not restricted by zoning districts, but due to their nature
require extraordinary review through the special permit review process prior to
locating within the City. Unclassified uses are listed in PMC 25.200.20 and include the
facilities discussed above.
If the facility does present siting difficulties, it should be subjected to the siting process
as follows:
Option 1
1. Determining the Essential Public Facilities. Determine whether the facility is
identified as an EPF in the City, County or State list of such facilities and is
consistent with the definition under the Growth Management Act. Also,
determine that it provides services to the public and there are difficulties in
siting the facility in terms of limited availability of sites, location needing
proximity to another public facility, and anticipated adverse environmental
impact.
2. Review and permit. Review should determine the applicability of the facility,
whether such facility already exists, and the service level is adequate.
Consistency with the Comprehensive Plan should also be reviewed. The City
will participate in an inter-agency review if the facility is of a statewide,
countywide or regional nature. Alternative sites for appropriate location and
regional fair share should also be considered during the interagency review.
Finally, impacts should be identified along with appropriate mitigations
measures.
The review process can be a case-by-case approach where additional review processes
may be required due to the unique nature of the facility. Public should be engaged
according to the statutory requirements, and if the facility is anticipated to have an
impact on the community.
Permitting should begin according to the City’s development regulations after
determination and review of such facilities. Conditions can be added during the
permitting process to address adverse impacts.
Option 2
The following additional review shall be combined with the permitting process.
However, some review shall be required prior to the permitting process, such as
finding the appropriate location for the facility.
Applicability. Review shall determine the need of the facility in the light of
established level of service. It shall review whether such facility already exists,
and the service level is adequate or can be accommodated in an existing facility.
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Consistency with the Comprehensive Plan. Facilities shall be consistent with
the Comprehensive Plan land use map and policies. Facilities, if provided
through a special district plan, the special districts plan must also be consistent
with the Comprehensive Plan.
Multi‐jurisdictional approach and CWPP. The facility needs to be consistent
with the County-Wide Planning Policies. Interagency review shall be required if
the facility is of a statewide, countywide or regional nature.
Location. Review of alternative sites for appropriate location and regional fair
share considerations.
Facilities shall be allowed in the zoning districts according to the Essential
Public Facilities table.
Review and compare between several alternative sites within the City if it is a
City provided Essential Public Facility.
Consider several alternative sites in other jurisdictions as well if the facility is a
state or county Essential Public Facility providing services of regional nature.
Impact and mitigation. Identify the potential impacts of the proposed facility.
Impacts shall be identified in the most comprehensive manner to include social,
environmental and economic impacts. Measures shall be taken to mitigate the
adverse impacts such as noise, odor, pollution, traffic, aesthetics and health and
safety concerns.
Cost‐benefit analysis. The facility’s financial impact on the City shall be
analyzed. If analysis shows that it would cause a disproportionate financial
burden for the community, an agreement shall be required among jurisdictions
to mitigate the adverse financial burden when the facility offers regional
services.
Case‐by‐case approach. Director of the Community Planning or person of a
similar responsibility may add additional review process if required due to the
unique nature of the facility. Conditions shall be added in each case to mitigate
the adverse impacts and to make the facility compatible with the affected area.
All the issues that make the specific facility difficult to site shall be
appropriately addressed and mitigated.
Public involvement. The public shall be notified according to the statutory
requirements. Public meetings shall be conducted by the applicant before the
public hearing to address public concerns.
Revenue Funding Sources for Capital Facilities
Revenue Funding sources are of several types and are designed either for one specific
application or may be used for a variety of projects. As an example, sources of grant
money for transportation facility construction are dedicated to that single general
purpose.
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The City of Pasco uses several different financing sources to pay for capital projects.
Typically, large capital projects are financed through long-term bonded debt and
grants and loans. Capital improvements will be funded by a variety of funding sources
which range from the City of Pasco, late comer agreements and grants and loans.
Funding sources for all planned capital projects are indented in Tables CF-5 through
CF-8.
State statutes set out the powers local governments have for funding capital and other
projects. There are four generic types of local government project funding: taxes, fees,
grants, and dedicated funds from State revenues. The following is a description of
funding sources.
Taxes
Property Tax
Property tax levies are most frequently used means of supporting operational and
maintenance expenses due to the recurring nature of both. It is also used to meet
general obligation bond debt service costs.
Under State law local governments are prohibited from increasing the property tax
levy more than the lesser of 1% or the implicit price deflator as of July of the previous
year.
Retail Sales and Use Tax
There is levied a total of 8.6% on all retail sales, except for off-premise food and drugs.
The allocation of the 8.6% is as follows:
• State - 6.5%
• County - 1.5%
• City - 0.60%
The City does not need to designate how their portion of the sales taxes will be spent.
Real Estate Excise Tax
The state authorizes a tax of 1.28% on the sale of all real estate. RCW 82.46 authorizes
the collection of a real estate excise tax levy of .25% of the purchase price of real estate
within the City at the time of sale. The legislature approved in the Growth Management
Act an additional 25% excise tax that is dedicated to the support of the capital facilities
of the community. Presumably this added money is to help a community deal with the
"concurrency" requirements of the GMA. Concurrency is the requirement that land
development cannot occur unless an urban level of facilities and services are provided
at the time (concurrently) a land development is ready for occupancy. RCW 82.46
authorizes cities, planning under the GMA, to assess an additional tax on real estate
sales of .25%. These funds must be spent on capital projects listed in the capital
facilities plan. A second .25% may also be levied to help defray the costs of
development and rehabilitation. The City levies both .25% taxes for use in funding
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capital projects. The first .25% excise tax also was dedicated to the planning and
construction of urban services and facilities, but the two provisions differ a little as
illustrated in the following.
The first .25% of the real estate excise tax is for the following and includes the items
listed for the second .25% excise tax: The acquisition of parks and recreation facilities,
planning, acquisition, construction, reconstruction, repair, replacement, rehabilitation
or improvement of law enforcement facilities, fire, protection facilities, trails, libraries,
administrative and judicial facilities, water front flood control projects, and housing
projects subject to certain limitations.
The second .25% of the real estate excise tax and may be applied to: The planning,
acquisition, construction, repair, replacement, rehabilitation or improvement of
streets, roads, highways, sidewalks, street and road lighting systems, traffic signals,
bridges, domestic water systems, storm and sanitary sewer systems, and parks and
recreation facilities.
Lodging Excise Taxes
RCW 67.28 authorizes a 2% tax on all charges for lodging furnished for a continuous
period of less than one month. This tax is taken as a credit against the 6.5% State sales
tax assessed on the lodging charges for the promotion of tourism, acquisition and or
operation of tourism related facilities (i.e. specific stadium, convention, performance or
visual arts facilities). An additional 2% tax can be levied for a total rate of 4%. The
additional 2% levy does not reduce the sales tax rate.
Leasehold Excise Tax
RCW 82.29A authorizes a 12.84% tax on the permanent occupancy of publicly-owned
premises for private use for 30 days or more. The tax is a substitute for regular
property taxes to compensate for services provided. The tax is sent to the Department
of Revenue which keeps 6.84%, with 2% of the remaining 6% going to the County and
4% going to the City. The purpose for which the money will be used does not need to
be specified.
Commercial Parking Tax
The Transportation Improvement Act authorizes a tax on commercial parking based
on either gross proceeds, the number of parking stalls or on the number of users.
Revenues must be spent for general transportation purposes, including highways,
public transportation, high capacity transportation, transportation planning, etc.
Currently, the City of Pasco does not impose a Commercial Parking Tax.
Business and Occupation Tax
RCW 35.1 1 authorizes cities to collect this tax on the gross or net income of
businesses, not to exceed a rate of .2%. Revenue thus received may be used for capital
facilities acquisition, construction, maintenance and operations. Voter approval is
required to initiate the tax or increase the tax rate to be applied
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Gambling Tax
RCW 9.46 provides for a tax on gambling revenues. Currently the City collects 5% of
the gross revenue less the amount paid for prizes for bingo and raffles, 10% of gross
receipts for punch boards and pull-tabs, and 10% of gross receipts on all card games.
Funding is primarily used for gambling enforcement.
Admission Tax
All cities may levy an admission tax in an amount no greater than five percent of the
admission charge, as is authorized by RCW 35.21.280. This tax can be levied on
admission charges (including season tickets) to places such as theaters, dance halls,
circuses, clubs that have cover charges, observation towers, stadiums, and any other
activity where an admission charge is made to enter the facility.
The statute provides exceptions for admission to elementary or secondary school
activities and any public facility of a city or county public facility district for which the
district has levied an admission tax under RCW 35.57.100 or 36.100.210. A city may,
however, impose its own tax on admission to activities at a public facility district, in
addition to the tax the district levies, if the revenue is used for the construction,
operation, maintenance, repair, replacement, or enhancement of that public facility or
to develop, support, operate, or enhance programs in that public facility.139 The
admission tax must be collected, administered, and audited by the city. Some cities
exempt certain events sponsored by nonprofits from the tax. This is not a requirement,
however.
At this time the City’s admission tax is 2.5 percent which applies to all for profit
admission fees within the City.
Local Option Sales Tax
Local government may collect a tax on retail sales of up to 1.1%, of which .1% can be
used only for criminal justice purposes. Imposition of this tax requires voter approval.
Utility Tax
RCW 35.21 authorizes cities to place a tax on the gross receipts of electricity, gas,
garbage, telephone, cable TV, water, sanitary sewer and storm water management
providers. The current rate is 8.5%.
Emergency Medical Services
The State authorizes $.50 per $1,000 assessed valuation property tax levy which may
be enacted by fire and hospital districts, cities, towns, and counties.
Fire Districts
The State authorizes a levy limit of $1.50 per $1,000 of assessed valuation for fire and
emergency medical response service.
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Park and Recreation Services Area
RCW 36.68.400 authorizes park and recreation service areas as junior taxing districts
for the purpose of financing the acquisition, construction, improvement, maintenance
or operation of any park, senior citizen activity center, zoo, aquarium and recreational
facility. The maximum levy limit is $.15 per $1000 assessed valuation. The Park and
Recreation Service District can generate revenue from either the regular or excess
property tax levies and through general obligation bonds, subject to voter approval.
Flood Control Special Purpose District
RCW 86.15.160 authorizes flood control special purpose districts with independent
taxing authority (up to a $.50 property tax levy limit without voter approval), to
finance flood control capital facilities. In addition, the district can, with voter approval,
use an excess levy to pay for general obligation debt. This is unneeded in the Pasco
UGA.
Storm Drainage Payment In Lieu of Assessment
Revenues from this fund may be used for the construction, maintenance and/or repair
of storm drainage facilities, acquisition of property, or related debt service.
Utility Revenue Bonds and Property Tax Excess Levy
See above for a general discussion of general obligation bonds. The amount of local
government debt for utility bands is restricted by law to 25% of the taxable value of
property. Local government utilities tend to use bonds backed by utility user fees
rather than general obligation bonds.
Fees
Park User Fees and Program Fees
The City charges fees for using park facilities, or for participating in recreational
programs.
Park Impact Fees
RCW 82.02.050-080 and 090 authorizes local governments to enact impact fees to
fund parks and recreational facilities necessary to serve new development. These
impact fees must be used for capital facilities necessitated by growth, and not to
correct existing deficiencies in levels of service or operating expenses. These fees are
usually collected at the issuance of building permits or certificates of occupancy.
Adjustments must be made to fee calculations to account for park and recreation costs
that are paid by other sources of revenue. Additional credit can also be given to
developers that contribute land, improvements or other assets. These impact fees are
in addition to any mitigation or voluntary payments authorized by SEPA, local
improvement districts, etc. Impact fees must be used for capital facilities needed for
growth, and not to meet current deficiencies, and cannot be used for operating
expenses.
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Sewer Districts/Users Fees
This is a special purpose district that must be established by the voters of the affected
area. Once established with an operating levy it may assess properties in the district
for operating and other expenses within approved limits and perform all the duties
and responsibilities related to the construction, maintenance, and operation of sewage
collection and treatment. The State authorizes cities, counties and special purpose
districts to collect fees from wastewater generators. Fees may be based upon the
amount of potable water consumed or may be flat rate fees. The revenue may be used
for capital facilities or operating and maintenance costs.
Water User Fees
State authorized rate charged to each residential and commercial customer, based on
the volume of water used. Revenue may be used for capital facilities, operations and
maintenance.
Road Impact Fees
ESHB 2929 authorizes impact fees to pay for roads required to serve new
development. Impact fees must be used for capital facilities needed for growth, and
not to meet current deficiencies and cannot be used for operating expenses. Road
impact fees must also be directly related to the impacts created by the development
and must be utilized within 5 years or returned.
Local Option Vehicle License Fee
RCW 82.80 authorizes a county-wide local option fee up to $15 maximum annually per
vehicle registered in the county, subject to a January 1, 2000 "sunset". Revenues are
distributed back to the county and cities within the county levying the tax on a
weighted per-capita basis (1.5 for population in unincorporated areas and 1.0 in
incorporated areas). Revenues must be spent for general transportation purposes.
Street Utility Charge
RCW 35.95.040 authorizes cities to charge for city street utilities in order to maintain,
operate, and preserve city streets. Facilities which may be included in a street utility
include street lighting, traffic control devices, sidewalks, curbs, gutters, parking
facilities, and drainage facilities. Households and businesses may be charged a fee up
to 50% of actual costs of construction, maintenance, and operations while cities
provide the remaining 50%. The fee charged to businesses is based on the number of
employees and may not exceed $2 per full-time employee per month Owners or
occupants of residential property are charged a fee per household which may not
exceed $2 per month.
System Development Fees
The State authorizes a fee to connect to a sanitary sewer system based upon the capital
cost of serving the new connection.
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User Fees and Program Fees
Fees or charges for using City owned property, facilities or programs, such as
swimming lessons.
Fire Protection and Emergency Services Impact Fees
ESHB 2929 authorizes impact fees to pay for fire protection and emergency service
facilities required due to new development. These fees are usually collected at the
issuance of building permits or certificates of occupancy. Fire and emergency services
fees are usually based on a flat rate for dwelling units by type and per square foot for
non-residential uses. Adjustments must be made to fee calculations to account for fire
and Emergency Services costs that are paid by other sources of revenue. Additional
credit can also be given to developers that contribute land, improvements or other
assets. These impact fees are in addition to any mitigation or voluntary payments
authorized by SEPA, local improvement districts, etc. Impact fees must be used for
capital facilities needed for growth, and not to meet current deficiencies, and cannot be
used for operating expenses. Fire and emergency services impact fees must also be
directly related to the impacts created by the development and must be utilized within
5 years or returned. Currently, City of Pasco does not impose fire protection and
emergency services impact fees.
Storm Drain Utility Fee
The State authorizes cities and counties to charge a fee to support storm drain capital
improvements. The fee is usually a flat rate per month per residential equivalency.
Residential equivalencies are based on an average amount of impervious surface.
Commercial property is commonly assessed a rate based on a fixed number of
residential equivalencies.
School Impact Fees
School impact fees are used for capital facilities needed for growth, and not to meet
current deficiencies and cannot be used for operating expenses.
Bonds
General Obligation Bonds
There are two types of general obligation bonds. Those approved by the voters and
those limited in amount that may be approved by the elected body of the county, city
or special district, called council manic bonds.
Voter-approved bonds increase the property tax rate so that for a given assessed value
on a property, the owner will pay a higher percentage in taxes. This increase in taxes
collected across the properties of the affected districts is exclusively dedicated to
paying off the debt and interest of the money borrowed under the authority of the
approved banding measure. As assessed property values increase, the bonds may be
paid off in a shorter timeframe than originally projected. Approval for general
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obligation bonds requires 60% of the number of voters provided the voter turnout is
at least 40% of the turnout at the last previous general election.
Council manic bonds are different than voter-approved bonds because they do not
have associated with them the authority to raise taxes. Council manic bonds must be
paid off from the operating budget created with general tax revenues. Lease-Purchase
arrangements also fall in this general type of financing public facilities.
The amount of local government debt allowable in the form of general obligation
bonds is limited to 7.5% of the taxable value of property in the jurisdiction. This is
divided so that a jurisdiction cannot use all of its bonding capacity for one type of
improvement. The total general obligation bonding capability is divided as follows:
2.5% general purpose use, 2.5% for utility bonds, and 2.5% open space and park
facilities. If the jurisdiction has an approved General Purpose Bond with unused
capacity, as much as 1.5% of the 2.5% may be used as council manic bonds.
Special Assessment District Bonds
Special assessment districts, such as Local Improvement Districts (LID), Road
Improvement Districts (RID) and Utility Local Improvement Districts (ULID), may be
formed by the city to finance capital facilities required by other entities (property
owners, developers, etc.). These capital facilities are funded through the issuance of
special assessment bonds, paid for by the entities benefited. Use of special assessment
bonds is restricted to the purpose for which the special assessment district is created.
Grants and Loans
Community Development Block Grant
Federal Department of Housing and Urban Development makes financial assistance
available through this program to local general purpose governments. This money
must be applied for by the local government and must be used for eligible activities
meeting the national objects of the programsuch as public facilities projects, economic
development, housing, etc. which benefit low and moderate income households.
Community Economic Revitalization Board
The State Department of Commerce provides low interest loans and occasional grants
to finance public sewer, water, access roads, bridges, and other facilities in support of a
specific private sector development project which will trade goods and services
outside of the State. One of the objectives is to create one job per each $3000 of loan or
grant money made available.
Public Works Trust Fund Grant
The State Department of Commerce provides low interest loans for capital facilities,
planning, emergency planning and construction of bridges, roads, domestic water,
sanitary sewer, and storm water. Applicant jurisdictions must have a capital facilities
plan in place and must be levying the original .25% real estate excise tax. Construction
and emergency planning projects must be for construction or reconstruction of
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existing capital facilities only. Capital Improvement Planning projects are limited to
streets and utilities.
Special Purpose Districts
RCW 67.38.130 authorizes cultural arts, stadium/convention special purpose districts
with independent taxing authority to finance capital facilities. The special district
requires a majority voter approval for formation and has an annual funding limit of
$25 per $1000 of assessed valuation; these districts may be formed across the borders
of other governmental units.
State Parks and Recreation Commission Grants
State Parks and Recreation Commission grants are available for the acquisition of land
and capital improvement projects for parks and recreation purposes. Funds come
from both State and Federal sources and are granted on a 50% State and 50% Local
basis.
Department of Health Grants & Loans
State grants & loans for technical assistance and updating existing water systems, are
available for ensuring effective management, and achieving maximum conservation of
safe drinking water. Matching requirements for grant vary depending on the program
and loan rates for loan programs.
Centennial Clean Water Fund Grant
The State Department of Ecology issues grants and loans for the design, acquisition,
construction and improvement of water pollution control facilities and related
activities to meet State and Federal requirements and to protect water quality. Future
funding cannot be reliably forecast.
Department of Ecology Grants
The State Department of Ecology grants to local governments for a variety of programs
related to solid waste, including Remedial Action Grants to assist with local hazardous
waste sites, Moderate Risk/Hazardous Waste Implementation Grants to manage local
hazardous waste, and Food and Yard Waste Composing Grants.
Local Revitalization Financing (LRF) program
In the 2009 Legislative Session Senate Bill 2SSB 5045 Chapter 270 was adopted
creating the Local Revitalization Financing (LRF) program. The program helps local
governments finance public improvement projects that encourage private
development within a revitalization area. The LRF program authorizes cities and
counties to create “revitalization areas” and allows certain increases in local sales and
use tax revenues and local property tax revenues generated from within the
revitalization area, additional funds from other local public sources, and a state
contribution to be used for payment of bonds issued for financing local public
improvements within the revitalization area. The state contribution is provided
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through a new local sales and use tax that is credited against the state sales and use tax
(sometimes referred to as the “LRF tax”). This tax does not increase the combined sales
and use tax rates paid by consumers.
The Department of Revenue administers the LRF program. The state provides money
to the local government sponsoring the LRF area through a local sales and use tax
under RCW 82.14.510 (commonly referred to as the “LRF tax”). This local sales and use
tax is credited against the state sales and use tax, so it does not increase the sales and
use tax rate for the consumer. Instead, the LRF tax shifts revenue from the state
general fund to the sponsoring local government.
The maximum amount allowed statewide for state contributions to LRF is $4.75
million per state fiscal year. Of this amount, $2.25 million is allocated for the seven
demonstration projects, and $2.5 million is allocated for the other projects approved
on a first-come basis. The maximum amount of state contribution for each
demonstration project is specified in the bill and ranges from $200,000 to $500,000
per project. The maximum state contribution for each project approved on a first-come
basis is $500,000.
National Highway System Grants
The Washington State Department of Transportation awards grants for construction
and improvement of the National Highway System. In order to be eligible projects
must be a component of the National Highway System and be on the Regional
Transportation Improvement Plan. Funds are available on an 86.5% Federal to a
13.5% local match, dependent upon if the proposed project's ranking is sufficiently
high enough on the Regional TIF list.
Surface Transportation Program Grants
This provides grants for road construction, transit capital projects, bridge projects,
transportation planning, and research and development. To be eligible, a project must
have a high enough ranking on the Regional TIP list. Funds are available on an 86.5%
Federal to a 13.5% local match.
Federal Aid Bridge Replacement Program Grants
The Washington State Department of Transportation provides grants on a statewide
priority for structurally deficient or functionally obsolete bridges. Funding is on an
80% Federal to 20% local match.
Federal Aid Emergency Relief Grants
This funding source is limited to restoration of roads and bridges on the federal aid
system which are damaged by natural disasters or catastrophic failures. Funding is
available at an 83.13% Federal to a 16.87% local match.
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Urban Arterial Trust Account Grants
The Washington State Transportation Improvement Board manages funding for
projects to alleviate and prevent traffic congestion. Project funding is an 80% Federal
and a 20% local match.
Transportation Improvement Account Grants
The Washington State Transportation Improvement Board manages funding for
projects to alleviate and prevent traffic congestion caused by economic development
growth. Eligible projects should be multi-agency, multi-modal, congestion and
economic development related which are partially funded locally. Funding is an 80%
Federal to a 20% local match.
State Revolving Fund Loans
The State Department of Ecology administers low interest loans and loan guarantees
for water pollution control projects. Applicants must demonstrate water quality need,
have a facilities plan for water quality treatment, show ability to repay a loan through a
dedicated source of funding, and conform to other State and Federal requirements.
Fire Impact Fees
RCW 82.02.050-090 authorizes a charge (impact fee) to be paid by new development
for its fair share of the cost of the protection and emergency medical service facilities
required to serve the development. Impact fees must be used for capital facilities
necessitated by growth, and not to correct existing deficiencies in levels of service.
Impact fees cannot be used for operating expenses.
State Parks and Recreation Commission Grants
These State grants are for park capital facilities acquisition and construction and
require a 50% local match.
Road Impact Fees
RCW 82.02.050 and 090 authorizes cities and counties to exact road impact fees from
new development for its fair share of the system improvement cost of roads necessary
to serve the development. Impact fees must be used for capital facilities necessitated
by growth and not to correct existing deficiencies in levels of Service. Impact fees
cannot be used for operating expenses.
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Public Services Element
Introduction
The City of Pasco provides emergency response service in three significant areas:
Emergency Medical, Fire, and Law Enforcement.
Existing Services and Facilities
Fire
Pasco Fire Department (PFD) provides fire suppression, advanced life support,
emergency medical services, ambulance transport services, technical rescue services,
and hazardous materials services (through a regional partnership) to its service area
community. The PFD, through a contract with the Port, also provides Aircraft Rescue
and Firefighting services to the Pasco airport. As indicated in Figure PS-1, the City has
four fully staffed fire stations—Stations 81, 82, 83, and 84. Station 81 is located on
Oregon Avenue; Station 82 is located at the Tri- Cities Airport; Station 83 is located on
Road 68, north of Argent Road; and Station 84 is located at the intersection of Road 48
and West Octave Street. These stations are staffed by full-time emergency medical
personnel and firefighters.
Figure PS‐1. Existing Stations and Pasco Fire Department Response
Note:
Pasco Emergency Services Master Plan, 2016
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 86
The City also maintains a training facility, administrative offices, and the Franklin
County Emergency Coordination Center (ECC) at the northeast corner of Maitland
Avenue and Ainsworth Avenue.
The City cooperates with the Franklin County Fire Protection District No. 3, which is a
combination career/volunteer-supported fire protection service. The District has one
fire station in the Riverview area providing service to the unincorporated islands
within west Pasco. The Fire District also maintains a fire station near the corner of
Clark Road and Road 36. This Station can respond to emergencies inside the UGA.
The UGA is served by a total of six fire stations—four within the city limits and two in
the County. However, the Tri-Cities community as a whole relies heavily on an
extensive Automatic Aid agreement. The agreement defines the “full effective
response” for residential fires as 16 to 18 firefighters and commercial fire responses as
24 to 26 firefighters. In most cases, none of the agencies can supply that force with
their own on-duty staff. The PFD experienced 74.7 emergency responses per 1,000
population in its service area in 2015, which is eight more responses per 1,000
population served (or 544 total responses more per year) than the regional median.
Police
Law enforcement services for the City are provided by the City Police Department.
Unincorporated areas of the UGA are served by the County Sheriff. The City and County
law enforcement agencies cooperate readily when the need arises. Pasco currently has
1.03 patrol officers per 1,000 people.
The Pasco Police Department provides service to the community through two
divisions. The Field Operations Division responds to citizen complaints, handles traffic
enforcement, accident investigations, and reporting, and is primarily responsible for
maintaining public order. The Support Operations Division includes the investigative
services detectives, the street crimes unit, Task Force detectives, Area and School
Resource Officers, and the Records Division. The primary function of Support
Operations consists of investigating serious criminal offenses, internal affairs
investigations, record management, and department wide training.
The City is divided into four patrol districts with a mini-station located in each district.
Police mini-stations are located in Chiawana Park, Kurtzman Park, the Central
Business District, and Alderwood Square.
The new police department community services building completed construction in
early 2017 and is located on Sylvester Street, directly east of Pasco City Hall.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 87
Level of Service
Fire
The adopted standards for emergency incidents, as identified in the Emergency
Services Master Plan and by Council Resolution are:
Turnout Time: 2:00 minutes or less 90% of the time (From the time dispatched
to apparatus en route)
o Which the fire department meets 67% of the time
Travel Time: 6:00 minutes or less 90% of the time (From the time apparatus is
en route to the arrival of the first apparatus on scene)
o Which the fire department meets 62% of the time.
Travel Time: 6:00 minutes or less 90% of the time (For the arrival of an
advanced life support apparatus)
o Which the fire department meets 74% of the time.
Travel Time: 12:00 minutes or less 90% of the time (For the arrival of the full
first alarm assignment at a fire suppression event)
o Which the fire department meets 50% of the time
There are two areas that impact the travel time in an incident response. Both are
related to travel distance. One is the distance for the first due station to travel and the
other is coverage by a second due station when the first due is on a previous call.
The determining factor in adding additional fire stations will be the ability of the fire
department to meet council-established travel times. Developing areas outside the
6-minute travel time will impact the ability to provide service throughout the City.
Additional staffing at existing stations, or a need for an additional station is
determined when multiple simultaneous events occur within any particular station’s
service area. Travel time is also a determining factor in this regard.
Police
The current service standard is approximately one patrol district and mini-station for
every 18,000 residents. Police services are delivered to the community by direct
contact with officers who are permanently assigned to each patrol district. They are
further supported by the assignment of Area Resource Officers who connect and build
a collaborative partnership with the community and assist in problem-solving.
Specialty services are also delivered in the following areas:
Area Resource Officer
School Resource Officer
Detectives
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 88
Street Crimes Unit
Taskforce Officers
Traffic Enforcement
Homeless Liaison Officers
Projected Demand
Fire
The Emergency Services Master Plan examines low, moderate, and high-risk land
areas in order to provide services. Much of the east Pasco industrial- and Port-owned
lands are considered high risk as opposed to low-risk residential development areas.
Commercial and office uses in the City Center areas, and along Road 68, are considered
moderate risk areas.
Pasco Emergency Services Master Plan 2016 projects service demand through 2040.
According to this plan, PFD service demand grew by over 20% in the last five years.
Based on projected population growth, PFD can expect to see service demand continue
to increase. Fires, of all types, demonstrate the lowest rate of increase. This reflects a
national trend and can be attributed to improvements in building codes and fire
prevention over the last several decades. The Emergency Medical System is expected
to continue to be the predominant factor affecting service demand. Other incidents
(including hazmat, alarm sounding, and service calls) not involving actual fires are
predicted to increase in part due to the use of automatic alarm systems, which
decrease the number of actual fires but increase service demand.
Police
As the population increases, additional patrol districts and mini-stations will be
established to maintain quality service level.
Future Services
As development occurs within the City and portions of the UGA are annexed, the need
for Police and Fire services will also need to be expanded. The increased service
demands and costs will be offset by added revenues associated with development.
Development into the far northwest portions of the UGA will also bring with it a need
for additional fire stations and Police mini-stations along with new police patrol
districts and mini-stations.
The 2016 Pasco Emergency Services Master Plan proposes a reconfiguration of
stations and an extended service area as shown in Figure PS-2. This will be completed
by the end of 2021. Property for an additional station has been purchased at
3624 Road 100. Additional station locations need to be determined in the northwest
area of the City and in the industrial area off of the Kartchner interchange.
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Figure PS‐2. Proposed Reconfiguration of Stations ‐ 2020 to 2021
Note:
Pasco Emergency Services Master Plan, 2016
Adoption of Plans by Reference
The Police Services Strategic Plan and amendments, the Pasco Emergency Services Master Plan,
and Pasco Fire Department Strategic Plan 2017 thereto are hereby adopted and made a part of
Comprehensive Plan by reference.
Transportation Element
RCW 36.70A.070 (6)
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Introduction
The purpose of the Transportation Element of the Comprehensive Plan is to ensure the
transportation system within the UGA is preserved and enhanced to meet the needs of
our community. The Transportation Element must consider all modes of
transportation—from walking to aviation. The Washington State Growth Management
Act requires the Transportation Element to consider existing inventories of services
and facilities, LOS, system deficiencies, regional coordination, land use patterns, and
goals and policies, among other items.
An efficient and well-maintained transportation network is vital to the social and
economic well-being of any community. Reliable access on our roadways, sidewalks
and pathways ensures community members and visitors are able to travel to the
places they need. The Transportation Element considers our rapidly growing city,
changing demographics, and quality of life for our community members. It recognizes
the need to look into the conditions of the future and not limit the flexibility of our
travel in the years to come by what is decided today.
County‐Wide Planning Policies
Franklin County adopted its County-Wide Planning Policies in October 2019, and
encourages efficient multi-modal transportation systems that are based on regional
priorities and coordinated with the comprehensive plans of Franklin County, the Cities
of Pasco, Mesa, Connell and Kahlotus, the Washington Department of Transportation
(WSDOT), and the Benton-Franklin Council of Governments.
The County-Wide Planning Policies related to transportation are contained in
Appendix B.
Regional Coordination and Referenced Plans
The Benton-Franklin Council of Governments (BFCOG) is the federally designated
Metropolitan Planning Organization (MPO) and Transportation Management Area
(TMA) for the Tri-Cities metropolitan area. BFCOG is recognized under Washington
State Law (RCW 47.80.020) as the Regional Transportation Planning Organization
(RTPO) for Benton and Franklin counties. BFCOG members include cities, towns,
counties, ports, public transportation (Ben Franklin Transit), and the Washington State
Department of Transportation (WSDOT).
BFCOG is responsible for the development of a long-range Metropolitan/Regional
Transportation Plan (Transition 2040) that sets transportation policies and goals,
which address regionally significant transportation opportunities and deficiencies
with recommendations for all of Benton and Franklin counties. The City of Pasco
coordinates transportation issues and planning on a regional basis through the BFCOG.
The Transportation Element of the Comprehensive Plan shall be consistent with the
goals and policies identified in Transition2040 below:
Safety and Security
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Preservation
Mobility and Accessibility
Freight and Economic Vitality
Community and Environmental Sustainability
Ben Franklin Transit (BFT) is the regional public transportation service provider. Each
year, BFT adopts Transit Development Plan as required by the Washington State
Legislature and the Federal Transit Administration. The plan identifies projects and
programming consistent with regional policies.
Elected officials and staff for the City of Pasco serve on the policy and technical
advisory boards of both BFCOG and BFT.
Local coordination also takes place between the City of Pasco and Franklin County to
ensure local transportation plans and projects are consistent and compatible.
Complete Streets Policy
Complete Streets is a term used to describe a street that is designed to enable safe
access for all users, including pedestrians, bicyclists, motorists, and transit riders of all
ages. While broad in nature, a complete street is unique and responds to community
context. Different neighborhoods require different solutions ranging from the wider
sidewalks in Downtown Pasco, and bike lanes connecting residential and commercial
corridors, to comfortable and accessible transit stops.
Complete Streets benefit Pasco by creating a livable community for all users for all
trips. They improve equity, safety, and public health, and can help reduce
transportation costs and congestion. The City of Pasco adopted a Complete Streets
Policy (PMC 12.15) in 2018. It is intended to increase the overall safety of the
community and support the desirability of Pasco as a place to live and conduct
business.
The City will evaluate Level of Traffic Stress indicators for pedestrians and bicyclists as
determined by the Regional Active Transportation Plan.
Transportation Demand Management
Transportation Demand Management (TDM) focuses on understanding how people
make their transportation decisions and helping identify existing infrastructure that is
in place for transit, walking, biking, telecommuting, and ridesharing. At a basic level,
TDM is a program of information, encouragement, and incentives that can be provided,
at the local or regional level, to help people utilize and understand all of their
transportation options.
The Benton-Franklin Council of Governments completed the 2019 Congestion
Management Process that has identified TDM strategies that can include the following:
Flexible work hours
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Pedestrian and bicycle network improvements
Ride sharing programs
Congestion pricing
Telecommuting programs
Transit Oriented Development
Parking Management
The strategies identified above are an example of what can be helpful; however, the
context of their applicability will be an important factor in applying any one or
combination of them.
Transportation and Land Use
Transportation and land use decisions influence each other directly by affecting the
amount of land used for transportation facilities such as roads and parking lots, and
indirectly by affecting accessibility and development costs in different locations.
Figure T-1 provides an explanation of how decisions in the planning process impact
travel behavior and potential costs.
Figure T‐1. Transportation and Land Use
As mentioned in the Land Use Element of the Comprehensive Plan, understanding the
relationship between transportation and land use is key to Pasco’s future success and
sustainability. Land use policies and development patterns play a critical role in
shaping our community and travel behaviors. For example, the compact
neighborhoods of Central Pasco offer residents more of an opportunity to walk or use
public transportation due to the closer proximity of services and destinations.
Neighborhoods where essential services are spread out typically result in a reliance on
Planning Decisions
*development standards *zoning *infrastructure investment
Urban Form
*density *connectivity *design
Travel Behavior
*automobile *public transit *walking *cycling
Economic, Social and Environmental Impacts
*congestion *safety *pollution
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driving. The complexity of these relationships further emphasizes the need for
continued coordination and mutually supportive policies.
As Pasco grows, the transportation system will face increased demand. In some areas
of the City, there are limited opportunities to expand vehicle right-of-way without
significant disruption and cost. Strategic investments will need to be made to serve a
rapidly growing population that supports economic development while maintaining
the quality of life of our residents.
Transportation and the Environment
Transportation has a significant impact on the environment. Motor vehicles consume
non-renewable energy resources and in the process discharge waste products to the
atmosphere. Street rights-of-way consume 25% of the developed land within the City.
Congestion and traffic cause noise pollution and paved surfaces increase storm water
run-off.
The consumption of non-renewable resources with motor vehicles is an issue that
requires national attention. Locally, programs to encourage van pooling, ride sharing,
transit use, and non-motorized transportation can help reduce consumption of motor
fuels that pollute the air. Table T-1 indicates examples of sustainable transportation
goals.
Table T‐1. Sustainable Transportation Objectives
Objectives Definition
Economic
Efficient Mobility Fast and affordable transport of people and goods
Operational Efficiency Maximize efficiency of providing facilities and services
Social
Safety and Health Increased travel safety and public health
Affordability Ability of households to afford basic transportation
Social Equity Supportive of objectives including fair distribution of impacts
(benefits and costs)
Environmental
Pollution Reductions Reduced air, noise, and water pollution
Conservation Efficient use of scarce resources
Preservation Preservation of farmlands, parks, and natural habitats
In 2016, the Washington State Department of Ecology collaborated with local agencies,
including the Benton-Franklin Council of Governments, to conduct the Tri-Cities Ozone
Precursor Study. The study measured precursors of ozone and is currently evaluating
implementation of ozone reduction measures.
In Transition2040, the region’s long-range Metropolitan Transportation Plan,
community and environmental sustainability was an identified goal aimed at making
and enforcing transportation decisions that protect the environment and promote
sustainable development.
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Transportation Inventory
The Comprehensive Plan is required to identify an inventory of transportation
facilities and services available within the city. Pasco’s transportation system is diverse
in a variety of ways, due to its location along the Columbia River and being home to the
only regional airport and passenger rail station. The following section will highlight the
various modes of transportation and travel.
Air Travel
The PSC is owned and operated by the Port and is the largest in the Southeastern
Washington and Northeastern Oregon regions. With connections to eight major hubs,
it helps serve a vibrant and growing region with easy and reliable air travel. In the past
five years, the number of enplanements at the airport has increased by nearly 100,000,
which represents both the continued vibrancy of the region and the growing flight
service available at the airport (Figure T-2).
Figure T‐2. Destinations of Tri‐Cities Airport (PSC)
The PSC is served by the following airlines: Delta, Alaska Air, United, and Allegiant,
with flights to Seattle, San Francisco, Minneapolis/St. Paul, Denver, Salt Lake City, Los
Angeles, Las Vegas, and Phoenix-Mesa. Aircraft services include major and minor
repair, navigational radio repair and sales, flight training, aircraft rental, aircraft
charter, aircraft storage, and aircraft sales. Figure T-3 indicates total enplanements of
PSC. The Federal Aviation Administration (FAA) operates the Air Traffic Control Tower
and the Terminal Radar Approach Control Facilities (TRACON) that provide airspace
management and radar coverage to Pasco as well as several area airports.
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Figure T‐3. Pasco Airport Statistics ‐ Total
Enplanements
In 2014, the Port approved a $42 million renovation and expansion plan that doubled
the size of the airport terminal. Construction was completed in January of 2017 and
included a new west concourse along with new car rental and baggage claim areas.
The recent improvements and services offered by the airport have resulted in a steady
increase of passenger travel. In 2019, an additional 86,000 passengers traveled
through the PSC, increasing the total to 870,890. The Port is currently developing a
new Master Plan for the PSC.
Marine Travel
The Port owns and operates the Big Pasco Industrial Center and Container Terminal.
Combined, they consist of over two miles of waterfront on the north side of the
Columbia River, upstream from the mouth of Snake River. Connections for trucking
and rail can be made at the terminal. A Port-owned rail spur connecting to the
Burlington Northern Santa Fe serves the dock and yard area.
Before 2005, the Port had the largest bulk cargo tonnage movement of any terminal on
the upper river system and provided docking, loading and unloading for grain and
petroleum barges. In 2004 the Port had moved 4,231 containers (101,126 tons) of
cargo through its terminal. In 2008, however, many of the international shipping lines
discontinued service at the Port of Portland, which subsequently shifted the bulk of the
containers to rail and truck
Nearby on the Snake River lies a barge terminal operated by Tidewater Barge Lines.
The barge line ships grain down-river and petroleum products upriver.
0
50,000
100,000
150,000
200,000
250,000
300,000
350,000
400,000
450,000
500,000
Total Enplanements
2014 2015 2016 2017 2018
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Rail
Pasco Rail Yard
Pasco has been a train switch and makeup center for over a century. BNSF Railway has
several miles of mainline and a complex system of sidetrack within Pasco. BNSF also
maintains a computerized classification yard in Pasco. Trains are moved into the yard
and broken up and blocked for movement east, west, north, and south.
The BNSF mainline from Vancouver to Spokane via Pasco sees 45 to 55 freight
movements a day, accounting for more than 100 million gross ton miles per year.
Loaded grain cars are also held or stored in Pasco prior to movement down river to
Portland.
BNSF also operates from the Tri-Cities to Auburn via Yakima, Ellensburg, and
Stampede Pass.
Passenger Rail
Daily Amtrak passenger service is available in Pasco at the Pasco Intermodal Train
Station. The station is on Amtrak’s Empire Builder line, servicing Portland to the west
and Spokane to the east. From 2011 to 2018, the station averaged 23,572 passengers
per year. Figure T-4 indicates the total boarding and alighting by year.
Figure T‐4. Total Boarding and Alighting at Pasco Intermodal Train Station
Recently, the Washington State Legislature commissioned a feasibility analysis of an
east-west intercity passenger rail system over Stampede Pass, serving cities in the
South Puget Sound and along the Yakima Valley, including connections to the Tri-Cities
and Spokane.
Public Transportation
Pasco is served by the Ben Franklin Transit (BFT), which operates 17 fixed routes
through the Tri-Cities metropolitan area. In addition to the fixed-route system, BFT
provides a Dial-A-Ride service for community members. Taxi-contracted services were
20,000
21,000
22,000
23,000
24,000
25,000
26,000
Total Passengers
2011 2012 2013 2014 2015 2016 2017 2018
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lost in late 2018; however, BFT restored night service on its bus routes to continue to
serve passengers. Vanpool service has been a successful program for BFT, and in 2016,
the program ranked fourth largest in the state. In 2017, BFT provided over two million
unlinked passenger rides on its fixed route service, with another 646,200 trips on the
BFT vanpool program.
BFT operates nine routes in the City of Pasco that serve a variety of communities and
neighborhoods including Columbia Basin College, Pasco and Chiawana High Schools,
Downtown Pasco, Tierra Vida, and the Road 68 and Sandifur corridors. Figure T-5 and
Figure T-6 provide journey to work statistics for Pasco and an illustrative map of
where BFT fixed route services.
Another popular service offered by BFT is their park and ride facilities, located on
22nd and Sylvester, and near the HAPO Center off Road 68. These locations and their
capacities are identified Figure T-7.
Data from the American Community Survey indicates that there has been a decrease in
public transportation use in the City of Pasco. In 2009, 2.2% of all trips were made on
public transportation, and in 2017 that decreased to less than 1%.
Figure T‐5. Journey to Work (Public Transportation)
0
0.5
1
1.5
2
2.5
PCT
2009 2010 2011 2012 2013 2014 2015 2016 2017
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Figure T‐6. BFT System Map
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Figure T‐7. BFT Park and Ride Facilities
The 2019 Transit Development Plan for Ben Franklin Transit includes an emphasis on
urban design to support transit facilities and technology. This includes equipping
busses with Wi-Fi, and advocating for better land use and transportation integration to
foster transit usage in the community.
Further out, BFT has plans to develop new transit centers to serve Downtown Pasco
and the planned growth in NW Pasco, specifically in the Broadmoor area.
Streets, Roadways and Highways
The City of Pasco currently manages and maintains approximately 322.88 centerline
miles of public streets which does not include alleyways, private streets, or the State
and Federal system. The citywide transportation system includes 56 controlled
(signalized) intersections.
City streets are federally required to be classified according to how they function
within the overall transportation network. Table T-2 indicates functional classification
description.
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Table T‐2. Functional Classification
Classification Description
Principal
Arterials
Intercommunity and intra-metro area streets that are primarily used
for traffic movement. Their general characteristics include moderate to
high speeds that are generally 35 mph to 55 mph, high traffic
generators, and no on-street parking
Minor
Arterials
Intercommunity and intra-metro area streets that provide primarily
for traffic movement and secondarily for land access. Their general
characteristics include moderate speeds (30 mph and above) and
moderate to high traffic volumes (5,000 to 30,000 vehicles per day),
some restriction on traffic movements, controlled driveway spacing,
and on-street parking is generally prohibited
Collectors
Streets with primary function to collect and distribute traffic between
the local street system and the arterial street system. Collectors also
provide for land access and inter-neighborhood traffic movement.
Their general characteristics include low speeds (25 mph and above),
low to moderate traffic volumes (500 to 20,000 vehicles per day),
limited regulation of access control, and limited on-street parking
Local Access
Streets that primarily serve direct land access with the secondary
function of traffic movement. Their general characteristics include low
speeds (25 mph), low traffic volumes (less than 1,500 vehicles per
day), few access controls, and parking is generally permitted
Table T-3 below identifies the percentage of the transportation network within the
City and their corresponding classification.
Table T‐3. Mileage and Street Classification
Street Classification Total Miles Pasco Federal
Guidelines
Interstate 18.92 4.92% 1-3%
Other Freeways & Expressways 17.99 4.68% 0-2%
Other Principle Arterials 16.82 4.37% 4-5%
Minor Arterials 30.42 7.91% 7-14%
Collectors 45.97 11.95% 7-15%
Local Access 254.46 66.17% 63-75%
TOTAL 384.58 100%
State and Federal Transportation Facilities
Pasco is connected to the region and the northwest by various state and federal
transportation routes. These include Interstate I-182, US Highway 395, US Highway
12, and State Route 397 (Figure T-8).
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Figure T‐8. Federal and State Facilities
Table T-4 provides information on state route mileage in the City of Pasco.
Table T‐4. State Route Mileage
Route Beginning
Mile Post Beginning Ending
Mile Post Ending Route
Miles
I-182 6.04 Benton Co. Line
at Columbia Point 15.19 East of Jct. SR 395/
SR 397 at Pasco 9.15
US 395 18.93 Benton Co. Line
at Pasco/Kenn Bridge 25.53 Leave Pasco 6.60
US 12 291.67 End I-182 at Pasco 293.21 Leave Pasco 1.54
SR 397 6.26 Benton Co. Line
at Pasco/Kenn Bridge 10.25 Jct. I-182/U.S. 395
at Pasco 3.99
Total Route Miles 21.28
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Freight and Goods Transportation
The movement of freights and goods plays an important role in the transportation
system of the City and the regional economy. There are over 60 trucking firms licensed
in Pasco, and while they are primarily located along industrial corridors, they have a
significant impact on the overall transportation system.
The Washington State Department of Transportation (WSDOT) has developed a
classification system for the statewide Freight and Goods Transportation System
(FGTS). This is a classification system for roadways, railways and waterways based on
freight tonnage (Figure T-9).
Figure T‐9. WSDOT FGTS Map
In addition to the Freight and Goods Transportation System, the City of Pasco also
establishes truck routes in the Municipal Code (PMC 10.80.040). Truck traffic and
vehicles with a gross weight of 14,000 pounds or more are restricted to the streets
identified in the transportation maps in Appendix A.
Traffic Volumes
The number of people traveling on our roadways is important in understanding how
our community is using the transportation system. Tracking the volumes and the
modes in which people are traveling can help with the maintenance of system in future
years and identify which corridors are operating at capacity. Volumes for city and state
transportation facilities are found in Table T-5.
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Table T‐5. Annual Average Daily Traffic (AADT) Comparison
Historical Average Daily Traffic Volume Comparisons
Roadway Location 2006 2010 2016 2018 %Change
North‐South Roadways
Road 68 Argent Rd to I-182 10,883 13,840 17,209
18,498 70%
Burden Blvd to Sandifur Pkwy 18,976 22,886 18,215
18,837 -1%
Sandifur Pkwy to North City Limits 8,177 9,883 10,444
11,142 36%
Broadmoor
Blvd Welsh Dr to St. Thomas Dr 6,418 7,576 9,994
9,986 56%
St. Thomas Dr to I-182 12,789 16,208 21,765
22,163 73%
I-182 to Sandifur Pkwy 10,472 10,255 21,596
22,434 114%
East‐West Roadways
Sandifur
Pkwy Road 68 to Valdez Rd -- 8,009 12,106
13,609 70%
Valdez Rd to Outlet Mall -- 9,135 11,507
13,449 47%
Outlet Mall to Broadmoor Blvd 6,724 9,931 12,208
14,211 111%
Burden
Blvd Road 44 to Road 60 6,457 9,353 7,657
7,614 18%
Road 60 to Robert Wayne Dr 7,770 11,455 15,233
17,044 119%
Road 68 Pl to Road 68 11,432 12,847 21,558
23,267 104%
Argent Rd 20th Ave to Road 44 -- 9,311 13,165
13,720 47%
Road 52 to Road 68 3,548 4,969 6,211
6,316 78%
Road 68 to Road 84 4,404 7,442 8,379
8,857 101%
Notes:
Benton-Franklin Council of Governments Regional Traffic Count Program
--: not applicable
The most traveled roadway in Pasco is Burden Boulevard, just east of Road 68, with a
total mid-week average of over 23,000 vehicles. Broadmoor Boulevard, just north of
Interstate I-182, experiences the second highest amount (22,434).
WSDOT publishes truck traffic volumes on the state highway system (estimated, not
actual counts) in their Annual Traffic Reports. The data includes truck percentages of
Annual Average Daily Traffic (AADT). Table T-6 shows estimated truck volumes, at
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selected sites in Pasco, on the state highway system between 2010 and 2016. The data
shows substantial increases in estimated truck volumes in the primary corridors.
Table T‐6. Average Daily Truck Traffic
Average Daily Highway Truck Traffic ‐ 2010 to 2016
State
Route Location 2010
Trucks
2012
Trucks
2014
Trucks
2016
Trucks
182 At Columbia
River Bridge 3,342 3,356 3,568 3,867
395
After ramp
SR 240 4,567 4,571 4,825 5,125
S/O Vineyard Dr. 3,151 3,190 3,375 3,656
Active Transportation (Non‐Motorized)
Active transportation is an umbrella term that refers to any non-motorized
transportation mode, for example, walking, biking, skateboarding, or using a
wheelchair. Understanding the locations where community members travel when not
in a vehicle is important in ensuring that the mobility needs of residents are met. The
following section provides information on city bikeways, pathways, and sidewalk
networks.
Similar to the decrease in public transportation ridership, data from the American
Community Survey shows that there has been a slight decrease in non-motorized
mode travel to work. In 2017, 0.7% of all trips to work were made by foot or bicycle,
compared to 2.1% in 2009 (Figure T-10).
Figure T‐10. Journey to Work (Bike/Walk)
0
0.5
1
1.5
2
2.5
PCT
2009 2010 2011 2012 2013 2014 2015 2016 2017
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Sidewalks
Walking may be the most important mode of transportation within the community. All
other modes of travel begin and end with people walking. A well-connected
community also includes safe access to sidewalks from our residential neighborhoods
and along our major travel corridors.
Sidewalks are required in all residential neighborhoods within city limits. In areas with
higher movements of people, sidewalks are required to provide adequate widths. For
example, Downtown Pasco has wider sidewalks, allowing residents and customers to
walk and enjoy a safer pathway as they shop downtown.
In total, the City of Pasco maintains over 360 miles of sidewalks. In 2019, the City
Council adopted Ordinance 4454, requiring adequate street improvements, including
sidewalks in all residential zoning districts.
Trails
There are over 35 miles of walking trails in the Pasco area including both separated
asphalt paths and City sidewalks. They consist of a 6.4 mile Sacajawea Heritage Trail, a
one-mile trail around the Road 68 softball complex, a 6.2-mile trail along the north side
of I-182, a .80-mile trail along the south side of Burden Boulevard, and a 2.2-mile trail
at the cross-country course off Road 36.
The Parks, Recreation, and Forestry Plan also includes a proposed trail along the FCID
irrigation canal right-of-way. This right-of-way is located midway between the
Columbia River and the north City limits and extends east to west for over five miles.
When the canal is fully enclosed in a pipe, the 50- to 100-foot-wide right-of-way has
ample room for pedestrian paths, bike paths, jogging paths, and equestrian trails. The
canal right-of-way would allow development of pathways, with few conflicts with
motorized facilities. The first two miles of the canal, from Road 111 and Court Street to
Road 88, is enclosed.
Sacajawea Trail
The City of Pasco participated with the Cities of Kennewick and Richland, Benton and
Franklin Counties, the Ports of Benton, Kennewick, and Pasco, as well as the Tri-Cities
Visitor and Convention Bureau, to develop the Sacagawea Heritage Trail Master Plan.
The purpose or vision of the Sacagawea Heritage Trail Plan is to implement and
maintain a multi-purpose recreation and transportation trail that engages trail users;
interprets cultural, historic, and natural elements; and enhances the Columbia River
and its shoreline within the community. This trail is approximately 14 miles long.
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Level of Service
Levels of service (LOS) are qualitative measures established for various types of
roadways using factors such as speed, freedom to maneuver, interruptions in the
traffic flow, and convenience. LOS ranges from A to F and are defined by the
Transportation Research Board. Table T-7 identifies the LOS and their definitions.
Table T‐7. Level of Service (LOS)
Category Definition
LOS A
Describes a condition of free flow with low volumes and higher speeds.
Freedom to select desired speeds and to maneuver within the traffic
stream is extremely high. Stopped delay at intersections is minimal
LOS B
Represents reasonably unimpeded traffic flow operations at average
travel speeds. The ability to maneuver within the traffic stream is only
slightly restricted and stopped delays are not bothersome. Drivers are
not generally subjected to appreciable tensions
LOS C
In the range of stable flow but speeds and maneuverability are more
closely controlled by the higher volumes. The selection of speed is now
significantly affected by interactions with others in the traffic stream
and maneuvering within the traffic stream requires substantial
vigilance on the part of the driver. The general level of comfort and
convenience declines noticeably at this level
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 107
Category Definition
LOS D
Represents high-density, but stable flow. Speed and freedom to
maneuver are severely restricted, and the driver or pedestrian
experiences a generally poor level of comfort and convenience. Small
increases in traffic flow will generally cause operational problems at
this level
LOS E
Represents operating conditions at or near the maximum capacity level.
Freedom to maneuver within the traffic stream is extremely difficult,
and it is generally accomplished by forcing a vehicle or pedestrian to
“give way” to accommodate such maneuvers. Comfort and convenience
levels are extremely poor, and driver or pedestrian frustration is
generally high. Operations at this level are usually unstable, because
small increases in flow or minor disturbances within the traffic stream
will cause breakdowns
LOS F
Describes forced flow operation at very low speeds and long delays.
Volumes exceed theoretical capacity. Vehicles may progress at
reasonable speeds for several hundred feet or more, and then be
required to stop in a cyclic fashion. Operations within a queue are
characterized by stop and go waves and are extremely unstable
The Benton-Franklin Council of Governments is required by the Washington Growth
Management Act to identify LOS standards. In Transition2040, BFCOG adopted
uniform urban and rural standards for the two-county region (Table T-8).
Table T‐8. BFCOG LOS Standards
Population Level of Service
> 5,000 LOS D
< 5,000 LOC C
The City of Pasco has adopted LOS standards for various streets as indicated in Table 9
below:
Table T‐9. City of Pasco LOS Standards
Functional Classification Level of Service
Local Streets LOS C
Arterials and Collectors LOS D
Transportation Concurrency
The Washington State GMA (RCW 36.70A.070) requires cities to “adopt and enforce
ordinances which prohibit development approval if the development causes the level
of service on a transportation facility to decline below the standard adopted in the
Transportation Element of the Comprehensive Plan, unless transportation
TRANSPORTATION ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 108
improvements or strategies to accommodate the impacts of development are made
concurrent with the development.”
The GMA further specifies that “concurrent with the development” means that
improvements or strategies are in place at the time of development, or that financial
commitment is in place to complete the improvements or strategies within six years.
To address the concurrency requirements, the City adopted Ordinance No. 3821,
establishing concurrency procedures for transportation facilities in conjunction with
new development. These procedures are located in PMC 12.36.
Deficiencies and Improvements
The City meets its transportation concurrency requirements by identifying deficiencies
based on the LOS standards established in Table T-9 and addressing deficiencies
through short and long-term improvements. The City plans to provide adequate
transportation facilities within its growth areas as growth occurs according to the
GMA. The Pasco Capital Improvement Program is updated annually to meet the needs
of growth.
For the purposes of this Comprehensive Plan, five primary sources are used to
evaluate the transportation system and identify deficiencies and short-range and long-
range improvements to address deficiencies:
Evaluation of 2018 traffic volumes and historic trends
2020–2025 Transportation Improvement Program
2015–2020 Capital Improvement Program
Broadmoor Area Environmental Impact Statement Traffic Impact Analysis
Evaluation of the BFCOG Regional Traffic Model
The following maps have been produced to help in this evaluation and are included in
Appendix A. Mapfolio:
Existing Functionally Classified Transportation Network
Existing Intersection Control
Existing Number of Lanes
Existing Average Daily Traffic Volumes
Existing PM Peak Hour Traffic Volumes
Existing Volume to Capacity Ratio
Existing Intersection Control Evaluation
Future 2038 Street Functionally Classification System
Future 2038 PM Peak Period Traffic Volumes
Future 2038 Volume to Capacity Ratio
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 109
Future 2038 Intersection Control Evaluation
Transportation Improvements
Short‐Term Improvements
Traffic volumes collected by the Benton Franklin Council of Governments in 2018 were
reviewed and evaluated at a planning level for both roadway segments and
intersection LOS to identify potential areas of concern that may not meet City
standards. These volumes represent the vast majority of functionally classified
roadway segments and intersections of functionally classified roads. In cases where
2018 volumes were unavailable, 2016 volumes, or volumes representing 2015 existing
conditions from the Regional Travel Demand Model were used. Capacities from the
regional model were also used for each roadway. The resulting roadway network
volume to capacity ratios are included in Appendix A. Intersection approach volumes
were also examined and evaluated for two conditions: 1) whether stop control is
adequate when comparing major street and minor street traffic volumes, comparing to
a Highway Capacity Manual (Intersection Control Type and Peak-Hour Volumes); and
2) for signalized intersections, entering volumes are compared with entering capacity
with an intersection adjustment factor to account for the fact that two roadways must
share the pavement within the intersection.
The City of Pasco annually prepares and updates a Six-Year Transportation
Improvement Program (TIP) that is designed to maintain the transportation network
and address known deficiencies and issues. Studies for various issues are often
identified in the TIP in order to determine appropriate solutions for known concerns.
The results of the analysis described above are compared with the current Transportation
Improvement Program (TIP) and it was found that each deficiency was addressed by a
project in the TIP (Table T-10).
In 2018, the Pasco City Council approved the budget considerations for the development of
the city’s first Transportation System Master Plan (TSMP). The TSMP will be an extensive
technical and policy-oriented document that will evaluate the existing transportation system
and identify the most important improvements that will service the community in the future.
The TSMP is a more refined evaluation than what is prepared for the Comprehensive Plan.
Table T‐10. Short Range Transportation Improvements
Project Title Project Description Funding Source Total Cost ($)
Lewis Street
Overpass
Construct a new railroad
overpass between 2nd Ave
and Oregon Ave to replace
the existing deteriorating
underpass
Connecting
Washington,
Arterial Street Fund,
Street Overlay Fund,
I-182 Corridor Impact
Fund, REET, Water
Utility, Stormwater
Utility, TIB, Fed STBG
$32,016,000
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 110
Project Title Project Description Funding Source Total Cost ($)
Lewis Street
Corridor
Improvements
Tie Lewis Street Overpass
into other downtown
improvements for safety and
Pedestrian/Bicycle
accessibility
CDBG Grant, REET,
Stormwater Utility $1,625,000
Road 68/Burden
Blvd Intersection
Improvements
Channelization
improvements to reduce
queueing on westbound
approach and
access to I-182
Arterial Street Fund,
Fed STBG $260,000
Wrigley Drive
Extension
Extend from Clemente Lane
to Convention Drive
Fed STBG, Arterial
Street Fund, Water
Utility Fund,
Irrigation Utility
Fund, Sewer Utility
Fund
$310,000
Road 68 Widening
South of I-182
Widen from Argent Road to
I-182 to 5 lanes and
sidewalks
Fed STBG, Arterial
Street Fund $307,628
Argent Road
Improvements -
Phase 1
Widen from 20th Ave to
Varney/Saraceno to 5 lanes,
with intersection
improvements
Private, Arterial
Street Fund $2,015,000
Argent Road
Improvements -
Phase 2
Widen from
Varney/Saraceno to Road 36
to 5 lanes, with intersection
improvements
Private, Arterial
Street Fund $3,715,000
Burns Road
Pedestrian/Bicycle
Pathway Phase 1
12-foot-wide Pedestrian/
Bicycle pathway from
Road 100 to Road 90
REET, Safe Routes to
School $120,000
Burns Road
Pedestrian/Bicycle
Pathway Phase 2
12-foot-wide Pedestrian/
Bicycle pathway from
Road 90 to Road 84
REET, Safe Routes to
School $71,000
Burns Road
Pedestrian/Bicycle
Pathway Phase 3
12-foot-wide Pedestrian/
Bicycle pathway from
Road 84 to Road 68
REET, Safe Routes to
School $102,000
Pedestrian/Bicycle
Access Road 100
Interchange
Pedestrian/Bicycle facilities
on Road 100 from St
Thomas Dr to Harris Road
I-182 Corridor Impact
Fund, Arterial Street
Fund, State grant
$2,320,000
Pedestrian/Bicycle
Access Road 68
Interchange
Pedestrian/Bicycle facility
on Road 68 from Chapel Hill
Blvd to Burden Blvd
I-182 Corridor Impact
Fund, State grant $1,100,000
Sacajawea
Heritage Trail
Lower the levee and install
pathways for pedestrians REET, state grant $4,731,000
TRANSPORTATION ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 111
Project Title Project Description Funding Source Total Cost ($)
Levee from Road 52 to Road 72
Sandifur Pkwy
Widening
Widen from Road 60 to
Road 52
Street Overlay Fund,
Arterial Street Fund $425,000
Court Street/ Road
68 Intersection
Improvements
Improve safety, intersection
control, and capacity
Arterial Street Fund,
I-182 Corridor Impact
Fund, State
$860,000
Study Road
44/Argent Road
intersection
Study Road 44/Argent Road
intersection
I-182 Corridor Impact
Fund, State grant $65,000
Traffic Analysis for
I-182/US 395
Interchange
Traffic Analysis for I-182/
US 395 Interchange
I-182 Corridor Impact
Fund, State grant $265,000
Traffic Analysis for
US 12/Tank Farm
Road
Traffic Analysis for
US 12/Tank Farm Road
I-182 Corridor Impact
Fund, State grant $250,000
FCID Canal
Pedestrian/
Bicycle Pathway
Study
FCID Canal Pedestrian/
Bicycle/Pathway Study REET, state grant $870,000
Sandifur Pkwy
Extension Phase 1
From Road 100 west ~2,800
feet and modify current
Harris Road connection
Developer, Arterial
Street Fund $1,650,000
James Street
Improvements
Improve safety and
pedestrian features and
consolidate accesses
LID $483,000
Total $53,560,628
Future Functionally Classified Network
Growth in the City of Pasco is anticipated in several undeveloped areas, including
existing county islands south of I-182, as well as areas within the existing UGA north of
I-182, and areas in the proposed UGA Expansion further to the north. The City of Pasco
has planned a roadway network to serve these developing areas and many of the
improvements are anticipated to be paid for by private development.
The future functionally classified street system of roadways anticipated to serve the
City of Pasco is shown in Appendix A and is the network towards which the City is
working to provide in order to serve development. It includes the following mileages
of the various types of roads:
Interstate (18.92 miles)
Other freeway/expressway (17.99 miles)
Principal Arterials (33.3 miles)
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 112
Minor Arterials (31.29 miles)
Collectors (38.23 miles)
Local (residential) streets (234.8 miles, existing, future is yet to be determined)
Roadway System Deficiencies
The GMA requires that communities forecast anticipated growth in traffic volumes for
at least a 10-year horizon period, based on the adopted land use plan, to provide
information on the needs of future growth.
To assist with identifying future conditions, the BFCOG develops and maintains the
regional travel demand model. The model is a strategic planning tool that includes
population and employment forecasts, identifies transportation projects, and models
future conditions across the region. The outcome is a regional model that is adopted
by the BFCOG Board, of which the City of Pasco is a member.
The City of Pasco submitted to BFCOG updated population and employment forecasts,
by Transportation Analysis Zones, that reflect the expanded UGA and land uses
associated with the Comprehensive Plan. An updated traffic volume forecast, using the
regional travel demand model, was prepared but was not represented in the current
Regional Transportation Plan: Transition2040. This effort ensures that the Land Use
Element and the Transportation Element are consistent for the purposes of this
Comprehensive Plan. The results of this refined regional model provide insights and
better understanding as to how the transportation network will function with the
increase in population and employment. The regional model forecasts a two-hour
peak traffic volume.
A similar analysis to that of existing conditions was performed using the traffic volume
forecasts to evaluate both roadway segments and intersections to determine where
capacity needs are anticipated, based on the land uses built into the regional model. In
addition to the network that will be needed to serve future undeveloped areas of the
City in the expanded UGA, there are potential roadway capacity enhancements that
will be needed to serve forecasted travel volumes on Road 68, Road 100, Broadmoor
Boulevard, Court Street, Road 44, and Road 36. There are also approximately
50 intersections that are identified for capacity improvements. These range from
construction of exclusive turn lanes, traffic signals or roundabouts, or reconstruction
of an existing traffic signal to include additional lanes through an intersection.
The Future 2038 Volume to Capacity Ratio Map (Appendix A) identifies that several
roadway corridors will experience increased travel congestion. The most notable are
the I-182 interchanges at Road 100/Broadmoor Boulevard and Road 68. The US
395/I-182 interchange will also experience added levels of congestion.
The City of Pasco has been involved with discussions with WSDOT to evaluate the
I-182 interchanges to identify appropriate solutions. These solutions will likely need
to address congestion at each of the ramp terminals as well as capacity over I-182
itself.
TRANSPORTATION ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 113
The detection of forecasted congestion after discussion with WSDOT and other
regional stakeholders (BFCOG) significantly influenced the land use assumptions of the
Comprehensive Plan. Revised land uses now include higher housing densities and
additional employment and commercial uses, the result of which has reduced the per
capita demand on these two interchanges and I-182 over the Columbia, and similarly
US 395 over the Columbia River.
The City of Pasco is committed to additional demand management activities, discussed
elsewhere in this Comprehensive Plan, to preserve and protect the investments in
these major facilities.
The Comprehensive Plan will require improvement projects for both the short-range
as well as the long-range horizons to address LOS deficiencies and to serve the
growing population. Additional improvements will also be needed as part of the Plan’s
proactive strategy to encourage economic development. Projects also may be needed
to address safety or maintenance needs. Table T-11 shows the preliminary
recommended improvements to address LOS deficiencies, as well as projects
anticipated to be constructed to provide the future functionally classified network
(Appendix A). Potential funding sources are listed in Table T-11 as well, although
being a long-range forecast, these funding sources are not yet fixed or secured.
Long‐Term Improvements
This section will discuss the future transportation network to serve the anticipated
growth within the City. As mentioned on page 106, Pasco’s upcoming Transportation
System Master Plan will included additional data and analysis addressing intersection
movements and travel forecasts that may identify additional projects and insight of the
recommendations of this planning level analysis such that some may alter the projects
listed in Table T-11 (below).
Table T‐11. Long Range Transportation Improvements
Project Title Project Description Funding
Source Total Cost ($)
Pedestrian/Bicycle
Access Sylvester St
Overpass
Pedestrian/Bicycle facility
on
Sylvester St from
32nd Ave to 28th Ave
I-182 Corridor
Impact Fund,
State grant
$1,500,000
Road 100 widening Widen from Court St
to Chapel Hill Blvd
Arterial Street
Fund, I-182
Corridor
Impact Fund,
State
$4,125,000
Crescent Rd
Construct a new Road in the
Crescent Road Right-of-Way
to connect Road 108 and
Chapel Hill Blvd
Developer,
Arterial Street
Fund
$400,000
Sandifur Pkwy
Extension - Phase 2
From 2,800 feet west of
Road 100 to Dent Rd
Developer,
Arterial Street $1,650,000
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 114
Project Title Project Description Funding
Source Total Cost ($)
Fund
Road 76 Overpass
Extend Road 76 from
Chapel Hill Blvd to
Burden Blvd over I-182
I-182 Corridor
Impact Fund,
Arterial Street
Fund,
Connecting
Washington
successor
program
$30,000,000
Broadmoor Blvd
Widening
5-lane cross section; two NB
lanes; two SB lanes, two-way
left-turn lane from the I-182
WB Ramps to approximately
halfway between Burns Rd
and Dent Rd and signalize
intersection at Broadmoor
Blvd
Arterial Street
Fund, I-182
Corridor
Impact Fund,
Developer
$3,654,000
Future East-West
Connection (Deseret
Drive Alignment)
Located mid-way between
Dent Rd/Broadmoor Blvd
and Burns Rd/Dent Rd
Developer $2,755,000
Sandifur Pkwy
Extension
5-lane minor arterial
extending west from 5600 ft
west of Broadmoor Blvd
Developer $3,538,000
Broadmoor Blvd/
Dent Rd Traffic Signal
Install traffic signal and
widen each approach for
dedicated left turn lanes
Arterial Street
Fund, I-182
Corridor
Impact Fund,
Developer
$350,000
Broadmoor Blvd/
Burns Rd
Traffic Signal
Install traffic signal and
widen each approach for
dedicated left turn lanes and
dedicated EB right turn lane
Arterial Street
Fund, I-182
Corridor
Impact Fund,
Developer
$350,000
Sandifur Parkway/
Broadmoor Blvd
intersection
improvements
Add dual NB left turn lanes;
dual SB left turn lanes; dual
EB right turn lanes
Arterial Street
Fund, I-182
Corridor
Impact Fund,
Developer
$700,000
Broadmoor Blvd/new
east-west connector
traffic signal
New signal serving
approximately mid-way
between Dent Rd and Burns
Rd at new east-west
connector
I-182 Corridor
Impact Fund,
Developer
$350,000
TRANSPORTATION ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 115
Project Title Project Description Funding
Source Total Cost ($)
Broadmoor Blvd
Widening
Capacity improvements from
Deseret Drive to UGA
Arterial Street
Fund, I-182
Corridor
Impact Fund,
Developer
$2,535,000
Burns Rd Capacity improvements;
Broadmoor to Road 44 N
Arterial Street
Fund, I-182
Corridor
Impact Fund,
Developer, Fed
STBG grant
$13,804,000
Future Connection:
Deseret Dr
Capacity improvements;
Broadmoor to Road 44 N Developer $8,137,000
Capacity
Improvements;
Clark/Dent
Capacity Improvements and
widening; Dent Rd to Road
52
Arterial Street
Fund, I-182
Corridor
Impact Fund,
Developer
$8,019,000
Road 52 Capacity improvements;
Burns Rd north to UGA Developer $1,391,000
Road 60 Capacity improvements;
Burns Rd north to UGA Developer $2,781,000
Convention Drive Capacity improvements;
Burns Rd north to UGA Developer $2,781,000
Road 68
Capacity
Improvements/widening;
Sandifur Parkway to Clark
Rd
I-182 Corridor
Impact Fund,
Developer
$5,736,000
Road 84
Capacity
Improvements/widening;
Burns Rd to UGA
Developer $3,734,000
Road 90
Capacity
Improvements/widening;
Burns Rd to UGA
Developer $3,966,000
Future Connection;
Approx 2,600 ft west
of Broadmoor Blvd
Harris Rd to Dent Rd Developer $5,408,000
Dent Rd
New road Harris Rd to
Burns Rd, Capacity
Improvements; Burns Rd
to UGA
Developer $5,046,000
Hillsboro Rd Extension New road from east of
King Ave to UGA Developer $2,730,000
TRANSPORTATION ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 116
Project Title Project Description Funding
Source Total Cost ($)
Wernett Rd Extension New road from Rd 76
to Road 84
Arterial Street
Fund, Water
Utility Fund,
Sewer Utility
Fund
$1,365,000
Road 100/Argent Rd Install Traffic Signal
Arterial Street
Fund, I-182
Corridor
Impact Fund
$250,000
Lewis St/Heritage Ave Install Traffic Signal Arterial Street
Fund $220,000
Sandifur Pkwy:
Convention to Rd 68 Widen to 5 lanes
Arterial Street
Fund, I-182
Corridor
Impact Fund
$335,000
Burden Blvd/Road 60 Install Traffic Signal
Arterial Street
Fund, I-182
Corridor
Impact Fund
$30,000
Road 44/Burden Blvd Install Traffic Signal
Arterial Street
Fund, I-182
Corridor
Impact Fund
$190,000
Heritage Ave/A St Install Traffic Signal Arterial Street
Fund $220,000
Madison Ave/
Burden Blvd Install Traffic Signal Arterial Street
Fund $190,000
Road 44/Argent Rd Install Traffic Signal
Arterial Street
Fund, I-182
Corridor
Impact Fund,
State
$250,000
Harris Rd Realignment Broadmoor to Sandifur
Pkwy
Developer,
Arterial Street
Fund, I-182
Corridor
Impact Fund
$267,250
Dent Rd/Road 68,
Columbia River Rd/
Taylor Flats Rd/
Clark Rd Intersection
Improvements
Re-design/construct
intersection for all 5-legs
Arterial Street
Fund, I-182
Corridor
Impact Fund,
Developer,
State
$1,000,000
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 117
Project Title Project Description Funding
Source Total Cost ($)
Sandifur Pkwy/
Road 76 Intersection Improvements
Arterial Street
Fund, I-182
Corridor
Impact Fund,
State
$350,000
Burns Rd/Road 68 Intersection Improvements
Arterial Street
Fund, I-182
Corridor
Impact Fund,
State
$350,000
Sanidfur Pkwy/
Road 68 Intersection Improvements
Arterial Street
Fund, I-182
Corridor
Impact Fund,
State
$700,000
Chapel Hill Blvd/
Road 68 Intersection Improvements
Arterial Street
Fund, I-182
Corridor
Impact Fund,
State
$700,000
Argent Rd/Road 68 Intersection Improvements
Arterial Street
Fund, I-182
Corridor
Impact Fund,
State
$700,000
Wernett Rd/Road 68 Intersection Improvements
Arterial Street
Fund, I-182
Corridor
Impact Fund,
State
$350,000
Court St/Road 60 Intersection Improvements Arterial Street
Fund, State $350,000
Argent Rd/Road 52 Intersection Improvements Arterial Street
Fund, State $350,000
Court St/Road 52 Intersection Improvements Arterial Street
Fund, State $350,000
Sylvester St/Road 28 Intersection Improvements Arterial Street
Fund, State $700,000
20th Ave/A St Intersection Improvements Arterial Street
Fund, State $300,000
10th Ave/Sylvester St Intersection Improvements Arterial Street
Fund, State $50,000
10th Ave/A St Intersection Improvements Arterial Street
Fund, State $700,000
TRANSPORTATION ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 118
Project Title Project Description Funding
Source Total Cost ($)
10th Ave/
Ainsworth St Intersection Improvements Arterial Street
Fund, State $700,000
4th Ave/Ainsworth St Intersection Improvements Arterial Street
Fund, State $350,000
Cedar Ave/Lewis St Intersection Improvements Arterial Street
Fund, State $350,000
Road 68 Court St to
Argent Rd Capacity Improvements
Arterial Street
Fund, I-182
Corridor
Impact Fund,
State
$1,158,000
Court St Rd 84 to
Road 68 Capacity Improvements
Arterial Street
Fund, Street
Overlay Fund,
Water Utility
Fund, Sewer
Utility Fund
$2,841,000
Road 44 Argent Rd to
Madison Ave Capacity Improvements
Arterial Street
Fund, I-182
Corridor
Impact Fund,
State
$852,000
Road 36 Argent Rd to
Desert Plateau Drive Capacity Improvements
Arterial Street
Fund, I-182
Corridor
Impact Fund,
State
$1,748,000
I-182/Road 68
Interchange
Improvements
Interchange Reconstruction,
improve on and off-capacity
for EB and WB traffic,
widen bridge structure.
Connecting
Washington
successor
program,
Arterial Street
Fund, Street
Overlay Fund,
I-182 Corridor
Impact Fund,
REET, TIB, Fed
STBG
$40,000,000
I-182/Broadmoor
Blvd Interchange
Improvements
Interchange Reconstruction,
improve on and off-capacity
for EB and WB traffic,
widen bridge structure.
Connecting
Washington
successor
program,
Arterial Street
Fund, Street
Overlay Fund,
I-182 Corridor
$40,000,000
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 119
Project Title Project Description Funding
Source Total Cost ($)
Impact Fund,
REET, TIB, Fed
STBG
Court St/Rd 36 Signalized intersection /
capacity improvements
Developer,
Arterial Street
Fund
$700,000
20th Ave/I-182
eastbound ramps
Signalized intersection /
capacity improvements
Developer,
Arterial Street
Fund
$700,000
20th Ave/I-182
westbound ramps
Signalized intersection /
capacity improvements
Developer,
Arterial Street
Fund
$700,000
20th Ave/Argent Rd Signalized intersection /
capacity improvements
Developer,
Arterial Street
Fund
$700,000
4th Ave/I-182
Westbound ramps
Signalized intersection /
capacity improvements
Developer,
Arterial Street
Fund
$700,000
4th Ave/3rd Ave Signalized intersection /
capacity improvements
Developer,
Arterial Street
Fund
$700,000
Court Street/Harris
Road
Signalized intersection /
capacity improvements
Developer,
Arterial Street
Fund
$350,000
Court Street/Crescent
Road
Signalized intersection /
capacity improvements
Developer,
Arterial Street
Fund
$350,000
Court Street/Road 100 Signalized intersection /
capacity improvements
Developer,
Arterial Street
Fund
$350,000
Court Street/Rd 84 Signalized intersection /
capacity improvements
Developer,
Arterial Street
Fund
$350,000
Burns Rd/Convention
Drive
Signalized intersection /
capacity improvements
Developer,
Arterial Street
Fund
$350,000
Sandifur/Convention
Drive
Signalized intersection /
capacity improvements
Developer,
Arterial Street
Fund
$350,000
Sandifur/Road 60 Signalized intersection /
capacity improvements
Developer,
Arterial Street
Fund
$350,000
Wernett Rd/ Road 52 Signalized intersection /
capacity improvements
Developer,
Arterial Street
Fund
$350,000
Sylvester Street/ Road
36
Signalized intersection /
capacity improvements
Developer,
Arterial Street $350,000
TRANSPORTATION ELEMENT
CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 120
Project Title Project Description Funding
Source Total Cost ($)
Fund
Lewis Street/ 14th
Ave
Signalized intersection /
capacity improvements
Developer,
Arterial Street
Fund
$350,000
Lewis Street/1st Ave Signalized intersection /
capacity improvements
Developer,
Arterial Street
Fund
$350,000
Broadway Street/
Oregon Ave
Signalized intersection /
capacity improvements
Developer,
Arterial Street
Fund
$350,000
Ainsworth Street/
Oregon Ave
Signalized intersection /
capacity improvements
Developer,
Arterial Street
Fund
$350,000
Total $222,452,250
Bicycle and Pedestrian Facilities
In 2016, the Benton-Franklin Council of Governments adopted the Regional Active
Transportation Plan. The plan addresses existing conditions for non-motorized travel
in the region and identifies projects, plans, and policies for implementation
Specific issues for Pasco ranged from maintenance of existing facilities and locations,
as well as barriers such as gaps in the network and freeway barriers. While the Lewis
Street Overpass project will replace a dilapidated bridge and roadway, the new
crossing will include additional space for bicycles and pedestrian users that will
significantly improvement access between East Pasco and Downtown.
The Short-Range Transportation Improvements (Table T-10) includes improvements
on Argent Road that will provide safety enhancements adjacent to the PSC and
Columbia Basin College. A new pedestrian and bicycle pathway is identified on Burns
Road, on the northern edge of the current Pasco City Limits. A variety of other
considerations are also included in the Short- and Long-Range Transportation
Improvements tables to ensure there is adequate opportunity for all users of the
transportation system to travel where they need to.
Air and Rail Service
As identified earlier in the chapter, the PSC has experienced positive growth in
ridership levels and that trend will only increase as Pasco and the region grows.
Recently, the airport announced new daily flights to Los Angeles, California, and
Chicago, Illinois, further pointing towards the success of airport operations and
passenger demands. The Pasco Airport Master Plan calls for a runway extension to the
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 121
northwest in order to accommodate faster larger aircraft. This runway extension will
cause the Runway Protection Zone (RPZ) to be extended further to the northwest.
The Federal Aviation Administration (FAA) in recent years has taken significant
interest in development within Runway Protection Zones, and the City of Pasco has
worked cooperatively with the Port to update the Airport Overlay Zone to protect the
airport and create appropriate land uses surrounding the airport.
Demand for freight and passenger rail facilities could increase, depending on the type
of new commercial and industrial development the Plan’s economic strategy attracts.
The City of Pasco serves as a significant hub of rail activity. As needs expand, there
appears to be ample space in which the rail yard can expand to serve the needs.
Recommendations
Improvement Projects
The Comprehensive Plan will require improvement projects for both planning periods
to address level of service deficiencies. Additional improvements will be needed as
part of the Plan’s proactive strategy to encourage economic development. Projects also
may be needed to address safety or maintenance needs.
Some projects will be the City’s responsibility; others WSDOT facilities will be the
responsibility of WSDOT, and in many cases, developers will be required to construct
improvements associated with proposed subdivisions or other developments.
Finance
The City of Pasco receives funding for transportation projects from a variety of
sources, including, but not limited to the following:
Impact fees
City General Fund
Arterial and Urban Street Funds
Capital Improvement Fund
Transportation Improvement Board
Highway Safety Program
Federal Surface Transportation Program
Pasco’s Capital Improvement Program (CIP) is updated each year and helps the City to
be flexible by reassessing projects, timelines, and phasing due to changing conditions
and needs within the community. Seven guiding areas of concern in the CIP are
reviewed when selecting projects to be included:
Public Safety
Public Health
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 122
Legal Requirement
Related Projects
Consistency with the Comprehensive Plan
Net Impact on Future Operating Budgets
Other
Funding sources for all planned transportation projects are identified in Tables T-10
and T-11. A detailed list of various funding sources is available in Capital Facilities
Element, under subsection Funding Sources. Additional transportation specific funding
sources are described below.
Transportation Improvement Board (TIB) Grants
State Transportation Improvement Board (TIB) grants are available for roadway and
sidewalk projects caused by economic development or growth, development activities,
and partially funded locally. Grants are funded 80% State/20% Local.
• Urban Arterial Program (UAP) - best suited for roadway projects that
improve safety and mobility.
• Urban Sidewalk Program (SP) – Best suited for sidewalk projects that
improve safety and connectivity.
• Arterial Preservation Program (APP) – provides funding for overlay of
federally classified arterial streets in cities with a assessed valuation less
than $2 billion.
Transportation Partnership Program (TPP)
Transportation Improvement Board grants are available for projects to relieve and
prevent traffic congestion. Preference is given to projects that are structurally
deficient, congested by traffic, and has geometric deficiencies or accident incidents.
Grants are funded 80% State 20% Local.
Surface Transportation Program
WSDOT State Aid Division block grant revenue is available for road construction and
maintenance, transit capital projects, bridge projects, transportation planning,
research and development, participation in wetland mitigation and wetland banking.
Funds are distributed generally at 80% federal/20% local based on the highest
ranking projects from Regional Transportation Improvement Program list.
Federal Bridge Replacement Program
Grants (80% Federal/20% Local) issued by the Washington State Department of
Transportation (WSDOT) State Aid Division, are available for replacement of
structurally deficient of functionally obsolete bridges. The bridge must be on the
Washington State Inventory of Bridges.
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National Highway System Grants
WSDOT State Aid Division revenue is available for construction and improvement of
the National Highway System. The project must be on the Regional Transportation
Improvement Program (TIP) list and must be a component of the National Highway
System (NHS), including all highways classified as principal arterials. These funds are
available on an 86.5% Federal/13.5% Local match, based on the highest ranking
projects from the Regional TIP list.
Motor Vehicle Fuel Tax
RCW 82.36 authorizes this tax which is administered by the State Department of
Licensing and paid by gasoline distributors. Cities and counties receive 11.53% and
22.78%, respectively, of the motor vehicle fuel tax receipts. Revenues must be spent
for highway purposes including the construction, maintenance, and operation of city
streets, county roads, and State highways.
Local Option Fuel Tax
RCW 82.80 authorizes this countywide local option tax equivalent to 10% of the
statewide motor vehicle fuel tax and a special fuel tax of 2.3 cents per gallon. Revenues
are distributed back to the county and its cities on a weighted per capita basis (1.5 for
population in unincorporated areas and 1.0 for population in incorporated areas).
Revenues must be spent for highway purposes (construction, maintenance, operation).
Transportation Benefit District
RCW 35.21 225 authorizes cities to create transportation districts with independent
taxing authority for the purpose of acquiring, constructing, improving, providing, and
funding any city street, county road, or state highway improvement within the district.
Future Street Classification System
The Future 2038 Street Functional Classification System Map (Appendix A) displays
the major street plans for the UGA, and shall be considered during new development to
ensure compatibility.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 124
Non‐City Utilities Element
RCW 36.70A.070
Introduction
Consideration of utility needs is a mandated requirement of the GMA. In general
terms, the City is required to address the location, proposed location, and capacity of
all existing utilities within the planning area defined by the UGA. This element only
discusses non-City-owned utilities. City-owned and operated utilities are covered in
the Capital Facilities Element chapter.
The responsibility for planning for private utilities rests with the utility providers.
Unlike City utilities that are provided mainly to City residents, non-City operated
utilities are not limited to city limit lines for service areas. Consequently, service
boundaries for each utility provider will vary in size.
Some utilities are regulated by the Washington Utilities and Transportation
Commission (WUTC). The WUTC is a three-member board which regulates rates,
services, and practices of privately-owned utilities and transportation companies,
including electric, telecommunications, natural gas, water, and solid waste collection
companies. State law regulates the rates, charges, services, facilities, and practices of
these utilities. Any changes in policy regarding these aspects of utility provision within
Pasco require WUTC approval.
Utility Providers
Non-City-owned utilities include those utilities—whether owned privately or
publicly—that provide services. Non-City owned utilities serving Pasco are as follows:
Franklin County PUD
Big Bend Electrical Cooperative
Cascade Natural Gas
Charter
CenturyLink
Various wireless telephone providers
Basin Disposal Incorporated (BDI)
Franklin County Irrigation District No. 1
South Columbia Basin Irrigation District
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General Relationship
The general relationship between the City and these utilities is one of cooperation in a
continuing effort to address the needs of residents with minimum disruption of
service. This is largely accomplished in the day-to-day maintenance and construction
needs of the City and each utility provider. Notification, by one party to the others, of
intended changes in facilities which may affect other parties, is the key activity that
promotes the best service for residents.
Electricity
The primary supplier of electrical power to Pasco and the surrounding UGA is the
Franklin County Public Utility District (Franklin PUD) with offices located at 1411
West Clark Street. The Big Bend Electrical Cooperative, with an office in Mesa, also
provides service to a small portion of northwestern Pasco and the UGA in the vicinity
of Broadmoor Boulevard.
The Franklin PUD purchases power from the regional power grid (Bonneville Power
Administration) and distributes the power through substations and distribution lines
to end users.
The Franklin PUD and Big Bend Electrical Cooperative operate electrical transmission
and distribution systems and facilities—within public right-of-way—as well as
easements, all in accordance with state law. Electrical power needs in the Pasco UGA
are generally served by 10 miles of 115kV transmission lines, 7 substations, and 45
electric feeder lines. Each feeder supplies the needs of a number of defined geographic
areas within the community, often referred to as sub regions. The feeders are the basic
planning component within the two electrical supply systems. Each feeder supplies the
needs of approximately 850 houses.
Electrical consumption (load) is directly related to both local and regional land use
development. As local and regional development increases, the demand for electrical
power will also increase. With the future growth and anticipated addition of new
housing units within the planning horizon, Franklin PUD and Big Bend Electric,
together, will need to add about 11 new feeders and one substation over the next 20
years. For more detailed information on power planning needs, refer to Franklin PUD
Strategic Plan 2018-2023.
Natural Gas
Cascade Natural Gas corporation provides gas service to the Pasco UGA. Cascade
obtains its gas from the Williams interstate line through two reduction and gate
stations within the Pasco UGA. The original gate station is located at the northwest
corner of Court Street and Road 76. To serve the needs of an expanding community, a
second gate station was constructed in 1995 east of the Soccer complex and south of
Burden Boulevard. From these two stations, natural gas is conveyed through the Pasco
UGA in a distribution system of smaller lines and regulators. Cascade supplies natural
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 126
gas to 4,600 residential and 1,022 commercial customers in Pasco. Some of the less
densely developed areas of West Pasco do not have gas service.
Natural gas consumption is directly related to both local and regional land use
development. As local and regional development increases, the demand for natural
gas also increases. Based on current trends and projected population growth, Cascade
Natural Gas projects that the system can be expanded to meet community growth
needs. Future extensions of the natural gas distribution system will occur on an as-
needed basis as development warrants.
Telecommunications
Telecommunications include conventional telephone, cellular phone, and cable
television. Interstate and international telecommunication activities are regulated by
the Federal Communications Commission (FCC), an independent Federal Government
agency.
Conventional Telephone
Telephone service to Pasco is provided by Qwest Communications International, Inc.
(Qwest). Qwest facilities within the Pasco UGA include a switching station, trunk lines,
and distribution lines. The switching station is located in a building at the corner of
5th Avenue and West Lewis Street. Four main feeder cable routes extend out from the
switching station. Connected to these main feeder routes are branch feeder lines. The
branch feeders connect with thousands of local loops that provide dial tone to every
subscriber. These facilities may be aerial, or buried, and copper, or fiber optic. Local
loops can be used for voice or data transmission.
While Qwest is involved with its own planning efforts, much of the system necessary to
accommodate future growth will be constructed on an as-needed basis.
Cellular Telephone
Cellular telephone service is provided by broadcasting and receiving radio signals to
and from cellular facilities and cellular phone handsets. Cellular telephone service is
licensed by the FCC for operation in Metropolitan Services Areas (MSAs) and Rural
service Areas (RSAs). The FCC grants several licenses within each service area.
Current licensed cellular service providers for the Pasco area include Verizon, Sprint,
Cingular, T-Mobile, Qwest, and Nextel.
A number of cellular base stations and antennas are located within the Pasco UGA.
These base stations connect cellular phones to the regional network. Cellular antennas
must be placed at a height that allows them to broadcast throughout their local area.
In Pasco, the antennas are located on the Housing Authority high rise apartment, on
the city water tanks, on the Sacajawea Apartments building, on school, college and
County property, and on freestanding communication towers.
Expansion of cellular facilities is demand driven. Raising the density of transmission
and reception equipment to accommodate additional subscribers follows, rather than
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 127
proceeds, increase in local system load. Cellular companies therefore maintain a short
response time and a tight planning horizon.
Cable Television
Cable television service is provided in Pasco by Charter Communications, with a
central office in Kennewick. Charter Communications currently has a franchise to
service Pasco residents. Most residential neighborhoods within the City are currently
served by Charter.
The provisions of the franchise agreement between the City and Charter requires that
the Charter make service available upon request to any residential property within the
current or future boundaries of the City. Under the current terms of the franchise, the
Charter would be required to provide service to accommodate the project growth
within the Pasco UGA.
Internet Providers
There are over a dozen internet service providers in the Pasco area. These internet
companies provide a variety of data networking options for business and personal use.
These services include standard dial up service, DSL, broadband, business voice
services, web hosting, secure data centers, inter-office networks, and high capacity
data transport. Community internet access is available free of charge at the Pasco
Library and for students at local schools.
Solid Waste Collection
Solid waste collection services are provided in Pasco through a franchise agreement
with Basin Disposal Inc. (BDI). BDI provides automated curbside services to all
residential properties. Refuse is collected in the community and taken to the Transfer
station on Dietrich Road. The transfer station tip-floor has a capacity of about 1,200
tons per day. BDI delivers approximately 646 tons per day of waste to the transfer
station each day. Any waste that is economically recyclable is diverted at this point,
and the remainder is placed in specially constructed trailers and transported to the
regional landfill in Morrow County, Oregon.
Garbage service in the City is mandatory and is required for all businesses and
residential structures. The residential service is often referred to as total service in
that homeowners may set additional bags, boxes, or bundles beside their standard
garbage can on collection day for pick-up at no additional charge. Garbage pick-up
occurs weekly for all residential customers and may occur more than once a week for
commercial customers. BDI also provides two coupons a year to residential customers
that can be used for free dumping at the transfer station.
BDI, through Basin Recycling, provides recycling services in the community.
Newspaper, mixed paper, aluminum, tin, and cardboard are all recycled at Basin
recycling. BDI maintains 10 neighborhood recycling centers in convenient locations
around the community where residents can recycle glass, newspaper, mixed paper,
cardboard, tin cans, and aluminum. There are over 300 cardboard-only drop-box
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 128
recycling containers that BDI regularly services for cardboard recycling. In addition,
BDI also maintains a paper recycling service that provides weekly wastepaper pick-up
at major employment centers such as the City Hall and other City related facilities, and
Columbia Basin college.
Through their franchise agreement, BDI must provide solid waste collection service to
all households and businesses in Pasco. As the community grows, BDI’s service must
expand concurrently to accommodate the growth. It is anticipated that BDI will
continue to expand solid waste collection and disposal services on an as needed basis.
Franklin County Irrigation District
The Franklin County Irrigation District No.1 (FCID) provides irrigation water to almost
7 square miles of land within the Pasco UGA. Most of the properties within the FCID
are located west of Highway 395 and south of the FCID canal. Some properties located
between Highway 395 and 22nd Avenue also receive irrigation water from the FCID.
The FCID is a municipal corporation formed under the laws of the State of Washington.
It is governed by an elected board and managed by an administrative staff. The FCID
succeeded the Pasco Reclamation Company that was incorporated in 1909 to bring
water from the Snake River west to irrigate more than 10,000 acres of land around
Pasco. The original mission of the FCID was to provide irrigation water to farm fields
mainly west of Pasco. That is no longer the case. With the expansion of urban growth,
and the conversion of farmlands into housing developments in West Pasco, the
mission of the district has changed to that of an urban service provider, bringing
irrigation water to more and more residential properties.
The FCID main pumping station is located on the Columbia River near the intersection
of Court Street and Road 111. The pumping station, with a 450-horsepower pump and
a 200-horsepower pump, lifts water from the river to a 60-inch main line that carries
the water to an irrigation canal located near Road 88. The canal runs east from Road
88 to a tail water pond on Road 36. Through a series of trunk lines, water is drawn
from the canal and distributed throughout West Pasco. The FCID maintains 36 miles of
pipeline and 3.35 miles of canal. Long-range plans of the FCID call for the remaining
portions of the canal to be replaced by a pressure pipe.
New subdivisions within the FCID service area must install the irrigation lines
necessary to connect to the existing system. The FCID has ample water rights to serve
future development through and beyond the 20-year planning horizon. All system
expansions will occur concurrent with development.
South Columbia Basin Irrigation District
South Columbia Irrigation District provides irrigation water to 230,000 acres of land
mainly in Franklin County. Some lands within the Burbank area of Walla Walla County
are also served by the District.
The South Columbia Irrigation District offices are located on Hillsboro Street in Pasco;
however, the District service area is mainly outside the City limits to the north and
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 129
northwest of the northern City limits. The District was established to provide irrigation
water to farmland. These lands produce, grain, fruit, vegetables, melons, and oilseeds.
The District cannot serve residential development with irrigation water unless the
water goes through a conversion process, enabling it to be used for domestic and
industrial purposes. The Archer Estates subdivision in the northwest portion of the
Pasco UGA is now served by South Columbia Basin Irrigation water.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 130
Parks and Open Space
Element
RCW 36.70a. 070(8)
Introduction
The planning goals of the GMA encourage communities to retain open space, enhance
recreational opportunities, conserve fish and wildlife habitat, increase access to
natural resource lands and water, and develop parks and recreation facilities. The
purpose of this Element is to fulfill these goals and meet the mandate for required
Comprehensive Plan Elements. This Element, in concert with the City of Pasco 2016
Parks, Recreation, and Forestry Plan (Parks Plan), guides the future of park acquisition,
development, and management to meet the service needs of the City.
Parks and Recreation Plan
In this discussion, "open space'' is used as generic term for all types of parks, game
fields, and trails, and certain vacant lands. The Parks Plan was updated in 2016 and
includes an inventory, needs analysis, park goals and policies, and supporting
background information.
There is a marked difference in the availability of park lands provided in the City from
those areas within the unincorporated portion of the UGA—there are no neighborhood
or community parks within the unincorporated portion of the UGA. Table PO-1
indicates existing parks and recreational facilities within the City.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 131
Level of Service Factor
The supply of open space lands within the Pasco UGA has expanded with the
population growth. Seven new parks have been added to the park system since 2000.
The City of Pasco also assumed the management and maintenance of Chiawana Park,
after the County did not renew its lease with USACE in 2003. Future park needs, or
LOS factors, have been set in the adopted park ratios of the Park Plan. Table PO-2
identifies future park standards and needs through the 20-year planning period. The
City is in the process of updating its Parks Plan to modify the levels of service
standards for parks.
This Comprehensive Plan recognizes that the current standards for parkland can cause
a much higher need of parkland and can cause a larger boundary for the UGA area. In
order to optimize the parkland needed in an urban setting within the UGA, the City
considers a LOS in terms of distance from the park instead of acres per population
standards. A park buffer analysis was performed using GIS as shown in Figure PO- 1,
with quarter mile and half mile buffers from existing, planned, and future parks.
Figure PO‐1. Parks Service Area Analysis
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 132
Parks and Sports Fields
The City of Pasco has a strong neighborhood park system providing park areas within
walking distance of most neighborhoods. Neighborhood parks are only one of seven
types of park facilities included within the Parks Plan. Parks facilities existing and
planned include neighborhood parks, community parks, large urban parks, regional
parks, linear parks, trails, and special use facilities.
Neighborhood Parks
Neighborhood parks include playgrounds and parks designed primarily for
non-supervised, and non-organized recreation activities. Neighborhood parks are
generally small (3 to 7acres) and serve a radius of approximately one-half mile.
Total Neighborhood Park Acreage: 105.00
Community Parks
Community parks are typically designed for organized activities and sports, although
individual and family activities are encouraged. Community parks can also provide
indoor facilities to meet a wider range of recreation needs. Community parks can
double as a neighborhood park, although they serve a much larger area. The service
area of a community park is about a one-mile radius.
Total Community Park Acreage: 70.77
Large Urban Parks
Large urban parks, like Chiawana Park, are designed to serve the entire community.
They are similar to a community park, but much larger. They provide a wide variety of
specialized facilities such as large picnic areas, water related activities, indoor
recreation facilities, and sports fields. They require more support facilities such as
parking, restrooms, and play areas. Large urban parks usually exceed 50 acres in size.
Total Large Urban Park Acreage: 127.00
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 133
Regional Parks
Regional parks are large recreational areas that serve the entire city or region. These
parks can be very large and often include one specific use or feature. Sacajawea State
Park is the only regional park in Pasco. Columbia Park in Kennewick, Howard Amon
Park in Richland, and Hood Park in Walla Walla County are examples of other regional
parks in the Tri-City region. These parks offer riverfront and boating facilities as well
as passive recreation opportunities and are within a short travel time for Pasco
residents.
Total Regional Park Acreage: 284.00
Linear Parks
Linear Parks are land areas that generally follow a drainage corridor, ravine or some
other elongated feature such as a power line or railroad right-of-way. This type of
park often contains various levels of a trail system, and sometimes includes greenbelts.
Total Linear Park Acreage: 25.00
Special Use Areas
Special use areas include miscellaneous sites that do not fit into any other category of
park designation. These areas include specialized single purpose fields, sports
complexes, and land occupied by major recreation structures.
Total Special Use Areas Acreage: 277.68
Trails
Pathways and trails are designed to provide walking, bicycling, and other non-
motorized means of linking various parts of the community. The trail system includes
unpaved foot trails used for walking, hiking, mountain biking, and horseback riding,
while paved trails are used for biking, walking, and hiking. The system can consist of
both off-street and on-street trail segments. Many of the current off-street segments
already exist along the waterfront and Interstate 182.
Total Trails Length (Miles): 19.60
Table PO-1 indicates the inventory of park and recreation facilities in Pasco.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 134
Table PO‐1. Park and Recreation Inventory
Parks Acres
Special Use Areas
Cable Bridge Park 1.0
City Hall Activity Center 0.5
Dust Devil Stadium/Soccer Complex/Softball Complex 99.0
Library Park 1.0
Martin Luther King Community Center 0.5
Peanuts Park 0.5
Riverview Park 17.0
Road 36 Soccer Fields 10.0
Schlagel Park 3.0
Sun Willows Golf Course 135.18
Volunteer Park 7.0 7.0
Wade Park Boat Launch 3.0
Total 298.68
Neighborhood Parks
Capital Park 5.0
Casa Del Sol Park 5.0
Centennial Park 2.0
Chapel Hill Park 5.0
Desert Dunes Park 5.0
Heritage Park 5.0
Highland Park 10.0
Island Park 5.0
Kurtzman Park 7.0
Liberty Park 5.0
Lincoln Park 5.0
Lucas Park 2.0
Mariposa Park 5.0
McGee Park 10.0
Mercier Park 3.0
Richardson Park 5.0
Sunny Meadows 5.0
Sylvester Park 3.0 3.0
Tierra Vida Park 5.0
Vintage Park 8.0
Total 105
Community Parks
Memorial Park 13.0 13.0
County Soccer Park 5.0
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 135
Parks Acres
Cross Country Course Park 52.77
Total 70.77
Linear Parks
Wade Park 25.0
Total 25.0
Large Urban Parks
Chiawana Park 127.0
Total 127.0
Regional Parks
Sacajawea Park (State) 284.0
Total 284.0
Trails Miles
FCID-proposed Trail 6.4
Sacajawea Heritage Trail 7.0
I-182 Trail 6.2
Total 19.6 Miles
Park Standards and Needs
Table PO‐2. Summary of Park Land and Facilities Needs
Park/Facility
Type*
Adopted
Standard
2018
Inventory
2018
Demand
2018
Need
2038
Demand
2038
Need
Neighborhood
Parks
2.00
ac/1,000
pop
110 acres 147 37 244 134
Community
Park
2.10
ac/1,000
pop
70 acres 155 85 256 186
Large Urban
Parks
2.99
ac/1,000
pop
127 acres 220 93 364 237
Regional
Parks
8.93
ac/1,000
pop
284 acres 657 373 1,088 804
Linear Parks
1.56
ac/1,000
pop
25 acres 115 90 190 165
Special Use
Areas
5.80
ac/1,000
pop
298 acres 427 129 707 490
Total Parks
23.38
ac/1,000
pop
914 acres 1,721 807 2,848 2,016
Youth
Baseball
1
field/2,900 10 fields 25 15 42 32
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 136
Fields pop
Adult Softball
Fields
1
field/3,000
pop
9 fields 24 15 41 32
Soccer Fields
1
field/2,000
pop
30 fields 36 6 61 31
Tennis Courts
1
court/1,500
pop
29 courts 48 19 81 52
Trails
0.50
miles/1,000
pop
19 miles 36 17 61 42
Notes:
*This table is based on the 2018 OFM population estimate of 73,590 and the OFM projection of
121,828 for 2038.
Future Plans
The Parks, Recreation, and Forestry Plan is scheduled to be updated in 2021 to
address current and future parks and recreational needs. The adopted standards (LOS)
do not take into consideration the benefit school playgrounds provide in fulfilling park
and open space needs. Depending on where various types of parks are located there
could be an overlap in use that is also not reflected in the standards. A community
park could also fulfill neighborhood park needs for residential subdivision adjacent to
community parks. Likewise, a large urban park may double as a community park,
limiting the need for acquiring additional park lands.
When the Parks, Recreation, and Forestry Plan is updated in 2021, additional
refinement of the standards should be considered. For the purposes of the
Comprehensive Plan update it will be assumed there will be overlapping use of various
parks to satisfy the LOS. Also, the park buffer analysis, as discussed under the LOS,
considers about 113 acres of additional park land (Table PO-3). Approximately 75
acres of this additional land are already planned in the City limits, and approximately
37 to 40 acres of land will be needed in the UGA area. This doesn’t include the need for
additional recreational facilities.
Table PO‐3. Planned Parks and Facilities List
Park/Facility Description Acres Proposed in the City/UGA
A Street Sports Complex 39 City
RD 48 Fire Station/Park 19 City
Chapel Hill Boulevard 4City
RD 84 Pasco/Pasco School District 3City
Burns Road 10 UGA
Multiple parks 37 UGA
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Airport Reserve and Other Park Lands
To protect the public investment and future use of the PSC, the Port has acquired over
400 acres outside the operating boundaries of the airport. The bulk of these
protection lands are located north of I-182, west of the airport, and north of Burden
Boulevard. Because these properties were purchased to prohibit or severely restrict
development, they are ideal areas for designated open space.
Two hundred and twenty acres of the northern reserve area has never been farmed or
developed. These lands are in a native state, except for minor portions that have been
damaged by off-road motorized vehicle activities. These lands are located in Section 2
and Section 11 of Township 9 North, Range 29 East.
The land located in Section 14, between Road 44 and Road 36, is developed with the
Golf Land driving range and golf course—a 10-acre soccer park maintained by the
City—and a 14-acre research and training farm operated by Columbia Basin College.
The balance of the land (53 acres) is in a natural state, with the Big Cross cross-country
track occupying 2.2 acres. This land is now under lease with the City. The City has
installed a disc golf course in the middle of the trails. The cross-country track is used
by the Pasco School District for track meets and is maintained by the City. The general
public also uses the track as a walking and jogging trail.
All of the airport reserve property south of I-182 is being used as a grape vineyard.
The Port purchased the described lands to preclude development that is not
compatible with airport operations. The land use chapter identifies these lands as
severely restricted for development and as such suggests they be designated as open
space areas. As Airport needs change and future plans are developed, not all of the
airport reserve lands may be needed to protect airport operations.
The City has also owned 28 acres on A Street. This land is slated for additional
multi-use sports fields once financing is identified.
Parks and Recreation Plan: Adopted by Reference
The 2016 City of Pasco Parks, Recreation, and Forestry Plan, and any amendments or
updates thereto, is hereby adopted and appended to this Comprehensive Plan and
should be referred to for detailed actions related to the planning and development of
parks, recreation facilities, and sports fields within the Pasco UGA. The Parks,
Recreation, and Forestry Plan is also scheduled to be updated in 2021 to address
current and future parks and recreational demands.
Preservation of Open Space
The preservation of open space is a key component of protecting our environmental
quality, disaster mitigation, local goods production, and compact communities. The
adopted Park Parks, Recreation, and Forestry Plan states that the availability of natural
areas and open space enhances the community’s connection to the outdoors and offers
a variety of recreational opportunities.
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Many of the goals and policies identified in the Land Use, Transportation, and Capital
Facilities Elements of the Comprehensive Plan encourage the preservation of our
natural environment and open space.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 139
Resource Lands Element
RCW .70A.170
Introduction
The maintenance and enhancement of natural resource-based industries is a goal of
the GMA. As a result, the GMA requires cities planning under the Act to adopt
regulations to assure the conservation of natural resource lands, including mineral
resource lands. This element of the Comprehensive Plan describes and designates
mineral resource lands within the UGA.
Resource Lands Defined
Resource lands are those agricultural, forest, and mineral lands which have long-term
commercial significance. It is the intent of the Growth Management legislation that
these resource lands be protected and preserved for future generations. This chapter
provides the framework from which future regulations will be developed and
maintained to preserve resource lands.
Agricultural Lands
Agricultural production occurs within the City and its UGA as a non-conforming
permitted use. Wheat, alfalfa, potatoes, corn, and onions are the primary crops
produced within the UGA.
Due to the proximity of urban development, the location of major utility lines, the
location of I-182 and other major roadways, the agricultural lands within the City and
UGA do not have long term commercial significance.
The UGA was established for the purpose of facilitating and accommodating urban
growth. Lands outside of the growth area are to be protected for rural activities such
as long-term agricultural production. By establishing the UGA, agricultural lands of
long-term commercial significance are being protected.
Mineral Resources
The GMA requires each county and each city in the State to designate, where
appropriate, “mineral resource lands that are not already characterized by urban
growth and that have long term significance for the extraction of minerals.” (see RCW
36.70A.170).
The Washington Administrative Code defines mineral resources as lands primarily
devoted to the extraction of minerals or that have known potential long-term
commercial significance for mineral extraction (WAC 36.190.030[14]).
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The Department of Natural Resources (DNR) Handbook Mining Regulations in
Washington (DNR 20007) states that the definition of surface mining in RCW 78.44
specifically excludes the on-site processing of minerals, such as concrete batch plants,
asphalt batch plants, rock crushing, and chemical processing. The Handbook explains
that local jurisdictions can regulate these activities.
The City of Pasco is relying on direction of the GMA and the Department of Natural
Resources has defined mineral resource lands for the purposes of comprehensive
planning as those lands devoted to the extraction of minerals.
Designation of Mineral Resource Lands
The Mineral Resources Map found in the Franklin County Growth Management
Comprehensive Plan (Franklin County 20088) indicates there are 21 mineral resource
sites within Franklin County. The mineral resource lands were identified through a
review of local conditions,
DNR surface mining data
(DNR Permits), U.S. Geological
Survey (USGS) mapping and
Soil Conservation Service soils
data. Of the 21 sites identified
in the Franklin County map,
three are located within the
City of Pasco. The Pasco
Shops site, located near the
southwest corner of Argent
Road and Stearman Avenue, is
in fact a stockpile site for the
County Road Department and
not a mineral extraction
location. The other two sites
are located on the western
edge of the community near Harris Road in Section 12, Township 9 North Range 28
East; and Section 7, Township 9 North Range 29 East. The sites (land owned by
different owners) are part of the Central Pre-Mix pit that is used for mineral extraction.
These are the only known mineral resource lands of commercial significance within
the UGA. These lands contain one of the best gravel deposits in Franklin County. Gravel
has been mined at this location since the early 1950s. Prior to that time, it has been
reported that gold mining occurred in the area.
7 DNR (Washington State Department of Natural Resources – Washington Division of Geology and Earth
Resources), 2000. Mining Regulations in Washington. September 2000.
8 Franklin County, WA, 2008. Franklin County Growth Management Comprehensive Plan. February 27,
2008.
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Presently, American Rock Products is mining the lands and producing various types of
crushed rock. American Rock Products also produces ready mix concrete utilizing
gravel the company mines. The crushed rock and sand that are derived from the
American Rock pit are used throughout the region in the construction industry.
Because of the importance of gravel for construction activities and the lack of other
known mineable sites, there is a need to protect the lands located in Section 12 and
Section 7 for mineral extraction. With the Pasco UGA population project to increase by
about 50,148 over the next 20 years, there will be an ever-increasing need for mineral
resources for new infrastructure, and residential, commercial, and industrial
development.
American Rock estimates that there are enough resource materials in these lands that
mining could continue for another 20 to 25 years. The mining activities on Farm Unit
84, Irrigation Block 1 will bewas completed in 2018, enabling the City to reduce the
size of the designated resource lands. With the completion of mining on Farm Unit 84,
the mineral resource lands can be reduced from 492 acres to 330 acres. The current
permit expires in 2025. The city is not aware of American Rock’s plan of not extending
its mineral permit. After operation, this area can be reclaimed which may take more
that the timeframe of this Plan.
Through past planning activities, the City has indicated the mined-out lands would be
an appropriate location for a lake or marina surrounded by a mixed use commercial
and residential neighborhood. This would allow the mined area to have a useful
purpose once the mining operations cease.
While the lands described above have been designated for mineral extraction, such use
designation is considered an overlay use only. Upon completion of the mineral
extraction, the intended and ultimate use of the land is as shown on the land use map
discussed in the Land Use Chapter and as shown in land use map (Appendix A).
Mineral Resource Protection
Mineral resource lands, once designated, are to be protected for the extraction of
minerals RCW 36.70A.060 (1)(a). In addition to controlling the density and uses
around the designated mineral resource lands, the City will protect mineral resources
through implementation of the notification requirements of RCW 36.70A.060(1)(b).
All plats, short plats, binding site plans, and developed plans approved or issued for
development activities within 500 feet of designated mineral resource lands will
contain the following notice:
“This (plat/short plat/etc.) is near a designated mineral resource area on which a
variety of commercial activities may occur that are not compatible with residential
development for certain periods of limited duration. An application might be made for
mining-related activities, including mining, extraction, washing, crushing, stockpiling,
blasting transporting, and recycling of minerals.”
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Extraction of Mineral Resources
Due to their industrial nature, gravel pits, mining, and quarries are not permitted uses
in any zoning district. They are considered unclassified uses that are deemed to
require special review, on a case by case basis, to consider their impacts on adjacent
uses and upon surrounding infrastructure. The granting of a conditional use
permit/special permit for mineral extraction does not guaranty or include using
mineral resource lands for the operation of an asphalt batch plant or concrete pre-mix
batch plant.
Asphalt batch plants, hot mix asphalt batch plants, or concrete pre-mix batch plants
are industrial uses permitted only within I-3 Heavy Industrial Districts or upon
approval of a conditional permit in the I-2 District. Under limited circumstances, such
uses may be considered for a conditional permit/special permit in association with the
extraction of minerals on designated mineral resource lands only. Special permit
applications for the location of asphalt batch plants, hot mix asphalt batch plants, or
concrete pre-mix batch plants, in association with the extraction of minerals on
designated mineral resource lands, may not be approved due to the location of the
resource lands within the UGA. In reviewing an application, the City will consider the
impacts of noise, fumes, vibrations, dust, traffic, air borne toxins, and the issues listed
in PMC 25.86.060.
Other Resource Lands
Other than the mineral lands discussed above, there are no known resource lands
within the Pasco UGA.
Resource Lands Map
The map identifying Mineral Resources Lands in the Pasco UGA can be found in
Appendix A: Map CA-1 of the Comprehensive Plan, 2018–2038.
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Critical Areas/Shorelines
Element
RCW 36.70A.170 (Critical Areas)
RCW 36.70A (Shorelines)
Introduction
Critical areas are defined by the GMA (RCW 36.70A.030 [5]) as wetlands, aquifer
recharge areas with critical recharging effect on aquifers used for potable water,
frequently flooded areas, fish and wildlife habitat conservation areas, and geological
hazard areas. In an ecological or natural sense, these lands provide beneficial values
and functions by restoring ground water levels (as in an aquifer recharge), serve as
flood protection zones (wetlands), and provide critical food production areas for
sustaining fish and wildlife (habitat).
Geologically hazardous areas are deemed critical in the sense that they present
hazards to life and property. These areas include lands that are susceptible to erosion,
landslides, earthquakes, and other geological hazards.
The City, under the provisions of the GMA, is required to identify critical areas and
adopt regulations for the protection of these areas. The City uses the best available
science in developing policies and development regulations to protect the functions
and values of critical areas and give special consideration to conservation or
protection measures. Maps of designated critical areas are shown in Appendix A.
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Critical Areas
Wetlands
Wetlands are defined in the GMA (RCW 36.70A.030 [21]) as areas that are saturated
with surface water or ground water at a frequency and duration sufficient to support,
and under normal circumstances do support, a prevalence of vegetation typically
adapted to life in saturated soil conditions. Wetlands generally include swamps,
marshes, bogs, and similar areas. Wetlands perform key ecological functions for water
quality, hydrology, and habitat as described in Table CA-1.
Table CA‐1. Wetland Functions
Key Functions Wetland Functions
Water Quality
Reduces siltation and erosion
Provides water filtration
Moderates water temperature
Hydrology Stores water to reduce flooding and contributes to base flows
Habitat Provides aquatic and woody vegetated habitat for fish and
wildlife
Development of the Columbia Basin Project has directly and indirectly caused the
formation of many of the wetlands within the County through water management
actions and associated facilities. The GMA specifically excludes artificial wetlands
intentionally created from non-wetland sites, including but not limited to irrigation
and drainage ditches, grass-lined swales, canals, detention facilities, wastewater
treatment facilities, and farm ponds.
Many wetlands are considered unintentional wetlands, resulting from localized
conditions such as seepage from irrigation ditches. These types of wetlands are
considered jurisdictional wetlands regulated by state wetland law. Improving water
management practices (e.g., implementation of water conservation practices)—which
is happening through projects and practices implemented in Franklin County and even
in some areas of the City—affects the size and number of wetlands and associated
habitats. However, if the irrigation practices are changed (e.g., implementation of
water conservation practices), and the wetland dries up and no longer performs
wetland functions, then no mitigation is required (Ecology 20109).
In Franklin County, wetlands can be found along the margins, side channels and
islands of the Columbia and Snake Rivers. Wetlands mapping and characterization of
functions and values were prepared as part of the City’s SMP update (Anchor QEA
9 Ecology (Washington State Department of Ecology), 2010. Ecology (Washington State Department of
Ecology), 2010. Focus on Irrigation-Influenced Wetlands. Ecology Publication Number: 10-06-015. July
2010.
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201510). Wetlands primarily exist along the Columbia River shoreline, but some
interior wetlands also are present, established either directly or indirectly from
irrigation water. Of the 48 acres of wetlands mapped within the City, approximately 29
acres are within shoreline jurisdiction.
The shoreline maps identify wetlands within the Pasco UGA in areas along the river
shore, particularly in Sacajawea State Park and in the lowlands on the Columbia River
bend. There are some locations between these two areas that are also highlighted as
possible wetlands. These maps were produced with the use of imagery which,
according to the map instructions, has an inherent margin of error. The instructions
caution that an on-the-ground inspection is needed to verify the imagery for accuracy.
Much of the Pasco shoreline has been altered due to the construction of the levees that
line the shoreline with large basalt riprap. Levee service roads, drainage facilities, and
pumping facilities are located directly behind the levees. The areas between the levees,
without riprap, have been altered by the removal and replacement of soils with a clay
barrier, designed to keep the river from seeping into the community.
However, even with these alterations, some riparian and floodplain wetland areas still
exist along the Columbia and Snake rivers and continue to support a variety of plant
and animal species. Black cottonwood is the dominant plant species in lowland
riparian areas and plays a key role in the integrity of riparian systems (USBR 200811).
Other species include a variety of willow species, red-osier dogwood, aspen, water
birch, serviceberry, as well as invasive species such as Russian Olive. Reptile and
amphibian species found in these habitats include western painted turtle, spotted frog,
gopher and garter snakes, and others. Small mammals include beaver, river otter,
muskrat, mink, porcupines, raccoons, skunks, and bats. Common avian species include
Wilson’s phalarope, belted kingfisher, peregrine falcon, and woodpeckers. Species of
waterfowl that utilize the wetland and riparian habitats within the affected area
include mallard, American wigeon, pelicans, and others (USFWS 2008, 201212).
Fish and Wildlife Habitat Conservation Areas
Two types of habitat conservation areas exist within the City—aquatic and upland
(riparian and shrub-steppe habitat).
10 Anchor QEA, LLC (Anchor QEA), 2015. City of Pasco Shoreline Master Program. June 2015, Revised
October 2015.
11 U.S. Bureau of Reclamation (USBR), 2008. Yakima River Basin Water Storage Feasibility Study
Final Planning Report/Environmental Impact Statement. December 19, 2008
12 U.S. Fish and Wildlife Service (USFWS), 2008, 2012. The Final Hanford Reach National Monument
Comprehensive Conservation Plan and Environmental Impact Statement. September 24, 2008.
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Aquatic Habitat
The aquatic habitat within the City and UGA consists of the Columbia and Snake rivers.
The quality of the aquatic habitat within these systems is controlled by a number of
key ecosystem features that combine to provide important ecological functions (or
ecosystem services) and support an interconnected array of species, including
numerous salmonids species listed as threatened under the ESA. Aquatic habitat
features that support healthy salmonids stocks likely also support other
aquatic-dependent and aquatic-associated birds and terrestrial species. Some
ecosystem features applicable to aquatic habitat, within the shoreline management
jurisdiction of the City, include water quality (including presence of contaminants as
well as water temperature); water depth; instream cover (such as presence of large
rocks and woody debris); substrate size; aquatic and riparian vegetation; and
floodplain extent and health.
While there are no known spawning beds in the UGA, upper Columbia and Middle
Columbia Steelhead, Upper Columbia Spring-Run Chinook, Sockeye, and Bull
Trout/Dolly Varden spawning occur in the rivers. The US Fish and Wildlife Service lists
the Bull Trout as a threatened species. The National Marine Fisheries Service lists the
Snake River Sockeye, Spring/Summer Chinook, and Fall Chinook as threatened species.
The Steelhead is also listed as a threatened species. The river system through the UGA
is listed as a critical habitat for the listed anadromous fish species (BergerABAM
200813).
The listed fish species migrate by Pasco as juveniles from April to July, and as adults
from April to October. Waterfowl also pass through Pasco during their annual
migration.
Shrub‐steppe Habitat
Shrub-steppe upland habitat is the largest native land cover type in Franklin County
and is also found within the City as small remnant patches. In some areas, shrub-
steppe communities abut or nearly abut shoreline areas, and there are small remnants
of shrub-steppe habitat interspersed among the irrigated agricultural fields that
displaced the original habitat. The primary remaining shrub-steppe plant association
type in the City area is big sagebrush-bunch wheatgrass.
Riparian Areas
Riparian areas are located along the shorelines of the City, with varying levels of
structural diversity and productivity in terms of organic material, with reductions in
diversity and productivity due to levees and upland developed areas. Habitat
characteristics of healthy riparian areas include a connected corridor for fish and
wildlife travel, vegetation types adapted to wetter soils, occasional flooding, and
natural disturbance regimes. Riparian areas also offer important functions for species
13 BergerABAM, 2008. Port of Pasco Industrial Center Shoreline Master Plan SEPA. 2008.
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that inhabit the shrub- steppe, as well as species more limited in range to the riparian
zone. For shrub-steppe species, they provide a critical water source and often a more
productive environment for forage, escape, thermal cover, and nesting sites. For many
species, they provide critical winter habitat.
Habitat Modifications
Similar to wetland habitat, the native or natural landscape and environment within the
Pasco UGA has been subject to high levels of disturbance because of ongoing
agricultural production, industrial and commercial activities, and other forms of urban
development for over 100 years. The construction and operation of the transportation
system (barge, rail, highway, and airport); mineral extraction; development of urban
parks, schools; and other concentrated urban development has significantly
diminished the functions and values of natural areas for habitat. The remaining natural
sites containing remnants of the original shrub-steppe environment are fragmented in
areas that pose serious conflicts for the encouragement of wildlife habitat. The areas
enclosed within the PSC (the third busiest airport in the state) are marginal habitat.
For the safety of airport operations, and the threat these operations pose to wildlife,
encouraging the protection of habitat around the runways is not appropriate. The site
at the northwest corner of Broadmoor Boulevard and Harris Road is occupied by a
farming operation, South Columbia Irrigation District facilities, and the Central Pre-Mix
mineral extraction facility. Much of this area is reserved for the production of mineral
resources (Resource Lands Chapter).
The riparian environment in the Pasco UGA has been significantly altered over the
years such that its values and functions have been seriously diminished. The
Sacajawea State Park and the low-lying areas west of Shoreline Road and north of
Harris Road are the exceptions. The State Park and the Columbia Bend area are both
adjacent aquatic systems (Columbia and Snake Rivers) that contain elements of both
aquatic and terrestrial ecosystems which mutually influence each other. The western
portion of Chiawana Park may also provide some beneficial functions and values for
riparian habitat.
Aquifer Recharge Areas
Pasco obtains most of its water from the Columbia River, as opposed to ground water
aquifers. Water is pumped upstream from the Cable Bridge and treated at the filter
plant located on West “A” Street. A secondary diversion point for pumping water from
the river is located at the far western edge of the City, south of Harris Road. This
pumping facility is currently used for irrigation water. The City also operates a number
of wells that provide untreated water for irrigation purposes. The irrigation water
from these wells comes from aquifer sources.
The Franklin Conservation District has identified four primary aquifer recharge areas
in Franklin County: 1) the irrigated portions of the county; 2) the Scooteney-Eagle
Lakes area; 3) areas behind the Snake River dams; and 4) the Washtucna Coulee. The
only areas of Pasco that may be considered for aquifer recharge, per the Conservation
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District, are the few remaining irrigated farm fields. These fields do not have long-term
commercial significance for farming and are not unique geologic features that
naturally support aquifer recharge. Without the irrigation and farming activity, these
lands would not be considered significant recharge lands. All significant aquifer
recharge areas within Franklin County are located outside the Pasco UGA.
Frequently Flooded Areas
The last damaging floods to occur in Pasco were in the late 1940s, early 1950s. Since
the construction of the Columbia and Snake River dams and levee system, Pasco has
not experienced a major flood. According to the Franklin County Growth Management
Comprehensive Plan (Franklin County 2008; page 35), areas most susceptible to
flooding in Franklin County are the Esquatzel Coulee and the Kahlotus Creek areas.
Both of these flood prone areas are located north of the Pasco UGA. The southern end
of the Esquatzel Coulee disappears into the farm circles around the north end of the
PSC.
Approximate flooded hazard areas for the Pasco UGA are identified on the Flood
Insurance Rate Maps prepared by FEMA. These maps classify floods by category. Most
of the UGA is located in flood zone “C”—areas designated as minimal flood hazard.
Certain areas of the UGA, such as the Juvenile pond (the Corp of Engineers Drainage
pond south of “A” Street), are located in flood zone “A”—areas designated as special
flood hazard. Special flood hazard areas are also located in Sacajawea State Park and
along the shoreline in the Columbia Bend area. There are some areas behind the levees
that are incorrectly identified on the Flood Rate Maps as zone “A”. The City is in the
process of requesting a map revision to correct the inaccurate designation. Due to the
limited number of areas of potential flooding, the Critical Areas Map, in the
Comprehensive Plan (Appendix A), does not reflect those areas. Please refer to the
Federal Emergency Management Agency (FEMA) maps for that information.
Geological Hazardous Areas
A geological hazard is a natural geologic structure or event that places life and
property in danger. The GMA defines geologically hazardous areas as “areas that
because of their susceptibility to erosion, sliding, earthquake, or other geological
events, are not suited to the siting of commercial, residential, or industrial
development consistent with public health or safety concerns” [RCW 36.70A.030(9)].
Each year in the United States, geologic or natural hazards cause hundreds of deaths,
and cost billions of dollars in property damage and disruption of commerce. These
hazards include earthquakes, landslides, mud flows, rockslides, volcanic eruptions,
liquefaction, land subsidence (sinkholes), and expansive soils.
There are a number of canyons, coulees, unique rock formations, and cliffs within
Franklin County, none of which are in the Pasco UGA. It is within these geological
features that most of the County’s hazards related to erosion, landslides, and
rockslides can occur. There are no cliffs, canyons, or coulees within the Pasco UGA.
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Slopes of 15% or more can be found to the west of Dent Road in the northwest portion
of the UGA, and to the west of the PSC in Sections 11 and 14 in Pasco.
The three principal natural factors that influence landslide related hazards are
topography, geology, and precipitation. As noted, the Pasco UGA is devoid of cliffs,
canyons, coulees, and other geological features that pose threats to life and property—
from rockslides or various types of landslides. There are, however, slopes in excess of
15% in Sections 11 and 14 west of the airport and along the west side of the
north/south portion of Dent Road. The third natural factor to influence landslides is
precipitation. Slope saturation by water is the leading cause of landslides. Pasco
receives from 5 to 7 inches of precipitation a year, an insignificant amount to cause any
concern about slope saturation.
A majority of the earthquakes in Washington occur around Puget Sound. Eastern
Washington experiences low seismic activity except for the western edge of the
Columbia Basin and the Washington-Oregon border areas. The most recent
earthquake of note to occur near Pasco was located northwest of Othello and occurred
on December 20, 1973. This was 4.4 magnitude earthquake.
Liquefaction susceptibility is influenced by the process that created various soil
deposits. Saturated alluvial soils or Aeolian soils are most susceptible to liquefaction.
According to mapping prepared by the DNR, there are two areas within the Pasco UGA
that may be susceptible to liquefaction. These areas include the low-lying lands in the
Columbia Bend area and a band of land stretching southeasterly along the Columbia
River, from Road 52 to the Snake River. The Critical Areas Map (appendix A) is a
generalized location of lands that may be susceptible to possible liquefaction. This map
can only be considered a general guide and should not be used as a substitute for on-
site investigation. Past on-site studies (Shannon and Wilson 200814) have shown the
composition of the soils within the mapped liquefaction area are not all prone to
liquefaction.
In addition, the Port formally requested an amendment to the Plan to remove the
critical areas designation from their Osprey Pointe development area—based on a
2009 on-site geotechnical investigation from Landau Associates—concluding the area
is not at widespread risk for liquefaction. This area has been removed from the
liquefaction zone as shown in Appendix A, Map CA-1.
In summary, the risk of a geological event is minimal. For such an event to occur, the
ground would have to be saturated to coincide with the timing of an earthquake.
Present development standards are in place to address this issue.
14 Shannon and Wilson, 2008. Technical Memo on Geotechnical Conditions in certain areas of the City, on
file with the City of Pasco. July 2008
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Critical Areas Map
The Critical Areas Map located (Appendix A) identifies general locations of probable
critical areas. Additional onsite investigation may be required at the time of
development to determine the full extent of these critical areas.
Introduction ‐ Shorelines
Shoreline Management Act (SMA)
The State Shoreline Management Act (SMA)
was established in 1971 and approved by a
voter referendum in 1972. The goal of the
SMA was “to prevent the inherent harm in an
uncoordinated and piecemeal development
of the state’s shorelines.” Shorelines include
all marine waters, streams with flow of more
than 20 cubic feet per second, lakes 20 acres
and larger and shorelands that extend 200
feet upland from the water’s edge.
In developing Shoreline Master Programs,
local jurisdictions are required to give
preference to uses along shorelines in the following order (RCW 90.58.020):
1. Recognize and protect the statewide interest over local interest
2. Preserve the natural character of the shoreline
3. Results in long term over short term benefit
4. Protect the resources and ecology of the shoreline
5. Increase public access to publicly owned areas of the shoreline
6. Increase recreational opportunities for the public in the shoreline
7. Provide any other elements as defined in RCW 90.58.100 deemed
appropriate or necessary
Growth Management and Shorelines
The goals and policies of the City’s SMP are considered an element of this
Comprehensive Plan—according to RCW 36.70A.480—along with the shorelines
regulations.
There are eight land use and water elements within the Shoreline Master Program.
The implementation goals for each element are as follows:
1. Economic Development: Economic development is to be encouraged
along the shoreline with minimal disruption to the environment while
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enhancing the quality of life. The Port of Pasco Master Plan for
redevelopment of the Port supports this element.
2. Public Access and Recreation: While preserving ecological systems,
diverse, convenient, and adequate recreational opportunities are
encouraged for all residents. The City and Franklin County recently
completed construction on new a new boat launch, dock, and parking
facilities at Road 54 to enhance access to the river. The Marine
Terminal/Boat Basin Plan, approved by Pasco city Council in December of
2010 (Resolution 3292), and the Rivershore Linkage and Amenity Plan,
approved by council in July of 2012 (Resolution 3413), also address issues
of river access in support of this element.
3. Circulation: This element deals with the location and extent of major
streets and transportation routes through the community. The goal is to
assure efficient movement of people, goods, and services with minimum
disruptions to the shoreline environment. The City and the Port have
collectively added trails along the shoreline to complete the Sacajawea
Heritage Trail on the Pasco side of the Columbia River. The Marine
Terminal/Boat Basin Plan and the Pasco Bicycle and Pedestrian Master
Plan, adopted by council in October 2011 (Resolution 3347), support this
element.
4. Shoreline Use and Modification: The Shoreline Use and Modification
Element considers the pattern and distribution of land uses on the
shorelines and uses associated with the rivers. The goal is to encourage the
best possible land and water use allocations without diminishing the quality
of the natural and human environment. The Rivershore Linkage and
Amenity Plan also supports this element.
5. Conservation: This element deals with the preservation of the natural
shoreline resources. The goal is to conserve and enhance the renewable
resources of the region, to conserve fragile, scenic areas, and to restore
damaged ecosystems where feasible.
6. Historic, Cultural, Scientific, and Educational Resources: The History
and Cultural Element deals with the natural restoration of areas blighted by
abandoned and dilapidated structures. Part of the goal is to provide
protection to objects, sites, and structures that are significant to history,
architecture, archaeology, or culture.
7. Flood Hazard Management: The Flood Hazard Management Element is
designated to protect public safety within river floodways and floodplains,
and to protect natural systems. This is done by preserving the flood storage
function of floodplains, and the purpose is to diminish potential hazards
that may be caused by inappropriate development in areas where severe
and costly flooding is anticipated to occur. It is acknowledged that water
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 152
levels in Columbia and Snake rivers next to the City are generally stable as
part of the USACE McNary Pool project
8. Private Property Rights: The Private Property Rights element recognizes
and protects private property rights in shoreline uses and developments
consistent with the public interest.
Goals and Policies
Goals and Policies are contained in Chapter Two of Volume I, Comprehensive Plan
2018-2038, and in the City’s adopted Shoreline Master Program. Shoreline goals and
policies are incorporated by reference as part of the Comprehensive Plan goals and
policies.
Implementation
Pasco’s shoreline consists of approximately 515 acres of land on the Columbia and
Snake rivers shoreline. A SMP was developed and adopted by the Pasco City Council
and approved by the Department of Ecology in 2016. This Comprehensive Plan
incorporates the SMP by reference. The SMP aims to utilize Pasco’s shoreline for
various water-oriented uses and facilities while protecting the ecological functions and
cultural and historic values of the shoreline. The SMP designates seven shoreline
environments as follows:
1. Aquatic
2. Natural
3. Urban Conservancy
4. Recreation
5. Shoreline Residential
6. Public Flood Protection
7. High Intensity
The SMP includes shoreline use and modification regulations, along with critical areas
regulations specific to shoreline areas, to guide development, maintain no net loss of
ecological functions, and provide for continued public access.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 153
Goals
Policies
Regulations and
Programs
Implementation
RCW 36.70A.180
Introduction
The Introduction contained in Volume I of this Comprehensive Plan contains
information on the various means the City of Pasco employs to implement the Plan.
This Plan will not only be implemented through the goals and policy statements
contained herein, but also through the use of regulatory measures, concurrency
management, annual capital budgeting, and administrative actions.
Goals and Policies
The Goals and Policies of the Plan are found in Volume I and are
used to guide the decision-making processes related to land use
and the physical development within the Pasco UGA. Goals and
policies have been adopted for land use, housing, capital
facilities, utilities, transportation, economic development, and
implementation and monitoring.
Regulatory Measures
Regulatory measures used to implement the Plan include all
regulations (development or otherwise) dealing with the use
and development of land within the City. Code RCW 36.70A.030 (7) defines
development regulations as “the controls placed on development or land use activities
by a county or city, including, but not limited to, zoning ordinances, critical area
ordinances, shoreline master programs, official controls, planned unit development
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 154
ordinances, subdivision ordinances, and binding site plan ordinances together with
any amendments thereto.”
The following Pasco Municipal Codes are the regulatory measures used to implement
the Plan:
PMC Title 4, Permit Process
PMC Title 5, Business Licenses and Regulations
PMC Chapter 9.60, Public Nuisances
PMC Title 12, Streets and Sidewalks
PMC Title 13, Water and Sewers
PMC Title 14, Public Works
PMC Title 16, Building and Construction
PMC Title 17, Sign Code
PMC Title 19, Residential Parks (Mobile Home Parks)
PMC Title 207, Historic Preservation, and the Shoreline Master Program.
PMC Title 216, Pasco Urban Area Subdivision Regulations
PMC Title 23, Environmental Impact (including Critical Area regulations)
PMC Title 24, Flood Plain
PMC Title 25, Zoning
Capital Improvements
The City’s annual capital project process is used to identify major projects necessary to
address urban development needs within the city. Capital improvement projects
include water, sewer, parks, streets, and similar facilities that support urban levels of
service. It is through the CIP that the City is able to maintain the adopted levels of
service. Development activity can support the goals and policies of this Comprehensive
Plan.
Administrative Actions
Administrative actions include development review, development permitting,
preparation of reports, making information available to the public, and review of
projects for concurrency.
The principle Administrative Actions or documents used to implement the Plan are as
follows: Administrative Order No. 76 (Building Permit/Development Review Process);
Power of Attorney for Covenant on Utility Services (Outside Annexation Agreements);
City of Pasco Standard Specification (street and utility standards); and plat and utility
plan review processes as used by the City Planning and Engineering Departments.
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 155
Growth Monitoring
The City monitors the growth within the City limits and UGA in order to review how
development occurs, especially in the unincorporated UGA. The City and County
intends to on a growth monitoring program in order to have a clear picture of where
growth is occurring and whether the assumed densities are achieved.
Concurrency
Concurrency is discussed in the Transportation Element of Volume II. Under the GMA,
concurrency must be established for transportation facilities; however, jurisdictions
may establish concurrency for any public facility or service. The City of Pasco adopted
Ordinance No. 3821 establishing concurrency procedures for transportation facilities
in conjunction with new development.
The City will monitor the cumulative impacts of new development by taking periodic
traffic counts on selected streets. The City may also undertake periodic studies to
assess the overall circulation system and or utility system within the City for
compliance with the adopted level of service standards.
Amendments
Amendments to the Comprehensive Plan are legislative actions requiring City Council
approval. With a few exceptions, amendments cannot be considered more often than
once per year. Major Plan updates occur by legislative action on a seven-year cycle as
prescribed by RCW 36.70A.130 (4) (d). For Pasco and the other cities within Franklin
County, this seven-year cycle began on December 1, 2007, with the next major update
to be completed by December 1, 2014. However, due to general economic decline
experienced throughout the Tri-Cities during the late 2000s recession, the City of
Pasco was granted an extension with the agreement that an update to the
Comprehensive Plan would occur by 2018 at the latest.
Amendments to the Comprehensive Land Use Plan or map are generally not to be
considered more often than once per year, although there are exceptions to this rule.
Amendments can be requested by the City or by private individuals (PMC 25.215.020).
Multiple applications for amendments will be considered in a single legislative review
process, in order to evaluate the potential cumulative effect of the requests.
Applications for amendments are accepted from January to August. Planning
Commission review begins no later than October, with City Council action occurring by
the end of the calendar year.
Annual amendments will address proposed changes to the goals, policies, and text of
the Comprehensive Plan, changes to supporting data and implementation, changes to
the land use and other maps, and changes to the inventories.
Every ten years the annual amendment review may be combined with the required
review of the UGB pursuant to RCW 36.70A.130 (3).
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 156
Amendments may be considered and approved outside the standard annual process
whenever an emergency exists or when necessary to resolve an appeal filed with the
Growth Management Hearings Board or the court (RCW 36.70A.130).
Specific Implementation Tools
Table IMP-1 describes various tools to implement the Elements of this Comprehensive
Plan.
Table IMP‐1. Implementation Tools
Elements / Tasks Implementation Tools / Documents
Land Use
Annexations PMC 25.220 Annexation Procedure
RCW 35A.14 Annexation by Code Cities
Zoning PMC 25 Zoning Regulations
PMC 4 Permit Process
PMC 23 Environmental Impact (SEPA)
PMC 28 Critical Areas Ordinance
PMC 29 Shoreline Regulations
Subdivisions PMC 21 Pasco Urban Area Subdivision Regulations
City of Pasco Standard Drawings and Specifications
PMC 4 Permit Process
PMC 19 Mobile Homes
PMC 3.4 Impact Fees
PMC 3.45 School Impact Fees
PMC 3.501 Park Impact Fees
PMC 23 Environmental Impact (SEPA)
PMC 28 Critical Areas Ordinance
PMC 29 Shoreline Regulations
Streets PMC 12 Streets and Sidewalks
PMC 12.36 Concurrency
PMC 3.40 Impact Fees (Traffic)
Resolution 1372 Right-of-Way Dedication
City of Pasco Standard Drawings and Specifications
Capital Improvement Plan
Washington State Department of Transportation
Design Manual
Water and Sewer PMC 13 Water and Sewers
City of Pasco Standard Drawings and Specifications
Capital Improvement Plan
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 157
Elements / Tasks Implementation Tools / Documents
Building PMC 16 Building and Construction Regulations
PMC 4 Permit Process
PMC 17 Sign Code
PMC 19 Residential Parks
WAC 51-11C State Energy Code
PMC 23 Environmental Impact (SEPA)
Businesses PMC 5 Business Licenses and Regulations
Peace and Safety PMC 9.56 Dust Control
PMC 9.60 Nuisances
PMC 9.62 Noise Regulations
Other Area Master Plans Comprehensive Water Plan
Comprehensive Sewer Plan
Comprehensive Stormwater Plan
Comprehensive Park, Recreation, and Forestry Plan
Broadmoor Area Master Plan
Boat Basin and Marine Terminal Plan
Tri- Cities Rivershore Master Plan
Pasco Bicycle and Pedestrian Master Plan
Historic Preservation PMC Title 20 Historic Preservation, and the Shoreline
Master Program
PMC 20.25 Review and Monitoring of Properties for
Special Property Tax Valuation
Housing
Land Use PMC 25 Zoning Regulations
PMC 21 Pasco Urban Area Subdivision Regulations
Broadmoor Area Master Plan
PMC 23 Environmental Impact (SEPA)
PMC 28 Critical Areas Ordinance
Construction PMC 16 Building and Construction Regulations
PMC 4 Permit Process
PMC 19 Mobile Homes
WAC 51-11C State Energy Code
Fair Housing Tri-Cities Analysis of Impediments to Fair Housing
Benton-Franklin Counties Continuum of Care for the
Homeless 2015-2019
Consolidated Community Development & Affordable
Housing Plan
PMC 9.68 Discrimination in Housing
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 158
Elements / Tasks Implementation Tools / Documents
Peace and Safety PMC 9.56 Dust Control
PMC 9.60 Nuisances
PMC 9.62 Noise Regulations
Utilities PMC 12 Streets and Sidewalks
PMC 12.36 Concurrency
City of Pasco Standard Drawings and Specifications
Capital Improvement Plan
Washington State Department of Transportation
Design Manual
PMC 13 Water and Sewers
Capital Facilities
Phasing and Priorities Through the annual CIP process the City Council
prioritizes capital projects
PMC 21 Pasco Urban Area Subdivision Regulations
Facility Construction PMC 16 Building and Construction Regulations
PMC 4 Permit Process
PMC 12 Streets and Sidewalks
Resolution 1372 Right-of-Way Dedication
PMC 12.36 Concurrency
PMC 26 Pasco Urban Area Subdivision Regulations
City of Pasco Standard Drawings and Specifications
PMC 3.132 Impact Fees (Traffic)
PMC 3.133 School Impact Fees
PMC 3.133-1 Park Impact Fees
PMC 23 Environmental Impact (SEPA)
Comprehensive Water Plan
Comprehensive Sewer Plan
Comprehensive Stormwater Plan
Comprehensive Park, Recreation and Forestry Plan
Resolution 1373 Park Planning in Riverview Area
Resolution 1149 Water Utility Extension Beyond the
City Limits
Resolution 3590 Sewer Utility Extension Beyond the
City Limits
Capital Improvement Plan
Other Area Master Plans Comprehensive Water Plan
Comprehensive Sewer Plan
Comprehensive Stormwater Plan
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 159
Elements / Tasks Implementation Tools / Documents
Comprehensive Park, Recreation, and Forestry Plan
Boat Basin and Marine Terminal Plan
Tri- Cities Rivershore Master Plan
Pasco Bicycle and Pedestrian Master Plan
Non‐City Utilities
Utility Review & Siting PMC 16 Building and Construction Regulations
PMC 4 Permit Process
PMC 12 Streets and Sidewalks
PMC 6.04 Garbage Regulations
Resolution 1372 Right-of-Way Dedication
PMC 12.36 Concurrency
PMC 26 Pasco Urban Area Subdivision Regulations
(Plats)
City of Pasco Standard Drawings and Specifications
Franchise Agreements between the City and Utility
providers
Transportation
Airport Port of Pasco Tri-Cities Airport Master Plan
PMC 25.190 Airport Overlay District
Airport Reserve designation on the Land Use Map
Streets PMC 12 Streets and Sidewalks
PMC 12.36 Concurrency
PMC 3.132 Impact Fees (Traffic)
Resolution 1372 Right-of-Way Dedication
City of Pasco Standard Drawings and Specifications
Finance Capital Improvement Plan
PMC 12.36 Concurrency
PMC 3.132 Impact Fees (Traffic)
Transportation Improvement Plan
Other Area Master Plans 2017 Benton-Franklin Council of Governments
Metropolitan / Regional Transportation Plan
Comprehensive Stormwater Plan
Parks and Open Space
Parks services and maintenance Comprehensive Park, Recreation and Forestry Plan
Resolution 1373 Park Planning in Riverview Area
PMC 3.133-1 Park Impact Fees
Capital Improvement Plan
PMC 21 Pasco Urban Area Subdivision Regulations
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CITY OF PASCO COMPREHENSIVE PLAN – VOLUME II 160
Elements / Tasks Implementation Tools / Documents
Public Services
Service Provisions Capital Improvement Plan
Pasco Annual Operating Budget
The Emergency Services Master Plan 2016, Pasco Fire
Department
Police Services Strategic Plan
Resource Lands
Protection of Resource Lands Resource Lands Map (Designating Resource Lands)
PMC 25 Zoning Regulations
PMC 21 Subdivision Regulations
PMC 23 Environmental Impact (SEPA)
RCW 36.70A.170 (Resource Lands Designation)
RCW 36.70A.060(1)(b) Plat and Short Plat
Requirements
Critical Areas & Shorelines
Protection, use and maintenance PMC 28 Critical Areas Ordinance
Pasco Shoreline Master Program
PMC 29 Shoreline Regulations
PMC 23 Environmental Impact (SEPA)
RCW
Economic Development
Resources Capital Improvement Plan
Comprehensive Economic Development Strategy
Project (BFCOG)
Historically Underutilized Business Zones (SBA)
Opportunity Zones
Other Area Master Plans Comprehensive Water Plan
Comprehensive Sewer Plan
Comprehensive Stormwater Plan
Comprehensive Park, Recreation, and Forestry Plan
Boat Basin and Marine Terminal Plan
TRIDEC Plan of Work
Tri- Cities Rivershore Master Plan
Pasco Bicycle and Pedestrian Master Plan
Transportation System Master Plan
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ADOPTED June 7, 2021 (Ordinance No 4537)Page 234 of 584Exhibit B