25.127.070 Development standards | Pasco Municipal Code

25.127.070 Development standards.

(1) All structures, uses, and shoreline modifications shall comply with the City of Pasco Shoreline Master Program (Chapter 29.15 PMC), where applicable.

(a) Commercial, office, education and government uses: none.

(b) Residential uses: 14 units/net acre average for residential portions of Osprey Pointe (net acre excludes infrastructure, such as roads, utility easements, stormwater infrastructure, and excludes critical areas, and applies to the entire Osprey Pointe rather than to individual developments). Additionally, residential uses shall not comprise more than 50 percent of the gross land area within Osprey Pointe.

(c) Residential uses: the minimum density is seven units per net acre. For the purposes of this subsection, net acre excludes infrastructure (such as roads, utility easements, stormwater infrastructure), excludes critical areas, and excludes other unbuildable areas such as any required landscape buffer areas, fire lanes and parking lots, and applies to the entire MU district rather than to individual developments.

(a) Commercial, office, education and government uses: none.

(b) Residential uses: 1,000 square feet (single-family detached), 1,500 square feet per unit (duplex and single-family attached). There is no minimum lot area for multifamily dwellings.

(a) Commercial, office, education and government uses: none.

(b) Residential uses: 35 feet (single-family detached), 20 feet per unit (duplex and single-family attached). There is no minimum lot width for multifamily dwellings.

(5) Lot Coverage at Osprey Pointe. Dictated by parking requirements, setbacks and landscaping.

(6) Dimensional Standards for Lots Not Located at Osprey Pointe. The following standards shall apply except in cases of a binding site plan or zero-lot-line development (in which cases there are no minimums):

(i) Commercial, office, education and government uses: none.

(ii) Residential uses: 1,000 square feet (single-family detached), 1,500 square feet per unit (duplex and single-family attached). There is no minimum lot area for multifamily dwellings.

(i) Commercial, office, education and government uses: none.

(ii) Residential uses: 35 feet (single-family detached), 20 feet per unit (duplex and single-family attached). There is no minimum lot width for multifamily dwellings.

(a) Commercial, office, education and government uses: none.

(b) Residential uses: 10 feet (single-family detached and attached, and duplexes), 20 feet (garden-style apartments/condominiums), none for multifamily adjacent to commercial areas or in mixed-use buildings.

(a) Commercial, office, education and government uses: none.

(b) Residential uses: five feet (for primary structures in single-family detached and attached, and duplexes; however, the minimum yard setback is reduced to three feet where fire barriers are provided for buildings), 15 feet from other buildings (garden-style apartments/condominiums), none for multifamily adjacent to commercial areas, in mixed-use buildings or for zero-lot-line development.

(a) Commercial, office, education and government uses: none.

(b) Residential uses: 10 feet (single-family detached and attached, and duplexes; however, the minimum setback for detached garages is three feet), 20 feet from other buildings (garden-style apartments/condominiums), none for multifamily adjacent to commercial areas or in mixed-use buildings.

(i) Commercial, office, education and government uses: 60 feet.

(ii) Residential uses: 35 feet (single-family detached and duplexes), 40 feet (single-family attached and garden-style apartments/condominiums), 90 feet (multifamily adjacent to commercial areas or in mixed-use buildings).

(i) Commercial, office, education and government uses: maximum 85 feet, except a greater height may be approved by special permit.

(ii) Residential uses: maximum 15 feet for accessory buildings; maximum 40 feet for detached single-family, duplexes; maximum 45 feet for garden-style courtyard apartments/condominiums; maximum 90 feet for multifamily adjacent to commercial areas or in mixed-use buildings; except that in all cases a greater height may be approved by special permit.

(iii) Nothing in this chapter precludes the use of rooftop decks or permitted uses to be permitted on the roof; provided, that building codes are met.

(a) Fences and walls shall meet the requirements of Chapter 25.180 PMC, with the following exceptions:

(i) Fences and walls shall be constructed using a combination of natural materials such as wood, stone, or brick, including those on industrially used properties.

(ii) Barbed wire and electrified fencing are prohibited on all properties.

(a) All new uses in the MU district must provide parking in accordance with Table 25.127(1). The Community and Economic Development Director may approve ratios lower than the minimum if the new use provides bicycle parking, includes access to an improved bus stop, or will have shared parking spaces. See subsections (12)(d), (e), and (f) of this section pertaining to parking reductions. The Community and Economic Development Director shall determine parking requirements for unlisted uses. Uses which are not listed in the table shall have parking requirements of the nearest analogous use which is included in the table, as determined by the Community and Economic Development Director. If the number of minimum off-street parking spaces required in Table 25.127(1) contains a fraction, the number shall be rounded up if the fraction is equal to or greater than one-half, and rounded down if less than one-half.

(b) On-street parking or off-street public parking lots may be used in combination with dedicated off-street parking to accommodate parking demand from individual developments.

(c) On-street and off-street public parking may be time-limited, metered, or otherwise restricted in order to ensure that parking demand from individual developments does not adversely impact parking availability for the district as a whole and may be managed by either the Port (in the case of Osprey Pointe property), City or an association/business entity (depending on public or private ownership). Parking spaces must be located within 500 feet of the proposed use unless the use is listed under the “Recreational and Entertainment Use” category in Table 25.127(1) in which case parking may be located off site; provided, that if the parking facility is under different ownership, a written agreement or lease is required. No more than 30 percent of the minimum parking requirement for an individual use may be on-street spaces or off-street public spaces more than 500 feet away from the proposed use except as noted above.

(d) Bicycle Parking Reduction. For every five bicycle parking spaces provided, the number of vehicle parking spaces may be reduced by one up to maximum of 10 percent of the minimum number of spaces otherwise required.

(e) Transit Reduction. If a site is within one-quarter mile of a current, planned, or proposed public transportation facility or service, the required number of parking stalls may be reduced by 10 percent.

(f) Shared Uses. Owners of two or more uses, structures, or parcels of land within 500 feet of each other may share the same parking area when the hours of operation do not overlap. Whenever shared parking is allowed under this section, the parking lot shall be signed so as to reasonably notify the public of the availability of use, and spaces shall not be assigned, allocated or reserved between uses; a notarized and recorded parking agreement shall be required for shared parking between two or more separate tax parcels under separate ownership.

(g) Special event parking lots used on an infrequent basis such as those associated with seasonal play fields shall be exempt from provisions of this chapter.

(h) No boat, motor home, camp trailer, trailer, fifth wheel, pickup camper, snowmobile, or utility trailer as defined in this title shall be stored or maintained on any public street, right-of-way, or other public areas.

Table 25.127(1). Number of Minimum Required and Maximum Allowed Parking Spaces by Use in the MU District
Use Category	Minimum	Maximum
COMMERCIAL, OFFICE, EDUCATIONAL, AND GOVERNMENT USES
Churches, places of worship, clubs, fraternal societies	1 per 100 square feet of main assembly area	1 per 60 square feet of main assembly area
Commercial lodging (hotel, motel, bed and breakfast, short-term vacation rentals)	0.5 per room	1 per room
Educational Uses
Elementary schools	1 per classroom and 1 per employee	1.5 per classroom
Middle schools	1 per classroom	2 per classroom
High school	7 per classroom	10.5 per classroom
Universities, colleges, business, professional, technical and trade schools	0.3 per full-time student and 0.8 per employee	0.5 per FTE student and 0.8 per employee
Gyms or fitness centers	3 per 1,000 square feet of gross floor area	5 per 1,000 square feet of gross floor area
Museums and art galleries	2.5 per 1,000 square feet of gross floor area	4 per 1,000 square feet of gross floor area
Offices: administrative, professional, government	2 per 1,000 square feet of gross floor area when located on the ground floor; 1 per 1,000 square feet of gross floor area when located on floors above the ground floor	4 per 1,000 square feet of gross floor area when located on the ground floor; 1 per 1,000 square feet of gross floor area when located on floors above the ground floor
Portable food vendors/food trucks	None required	None required
Restaurants/bars/ breweries, wineries, and distilleries	0.5 per 3 seats	1.0 per 3 seats
Retail sales and services	3 per 1,000 square feet of gross floor area	5 per 1,000 square feet of gross floor area
Wholesale sales	3 per 1,000 square feet of gross floor area	5 per 1,000 square feet of gross floor area
RESIDENTIAL USES
Single-family detached	1 per unit	2 per unit
Accessory dwelling units	0.5 per unit	1 per unit
Single-family attached and two-family dwellings	1 per unit	2 per unit
Multifamily dwellings	0.75 per unit	1.5 per unit
Nursing homes and assisted living facilities	0.25 per bed	0.5 per bed
RECREATIONAL AND ENTERTAINMENT USES
Public and private parks and trails	To be determined during land use approval process
Event entertainment (indoor or outdoor)* *Does not apply to parking for special events such as but not limited to concerts or performances with conveyance options (such as shuttle buses or vans) or shared parking within walking distance	1 per 8 seats	1 per 5 seats
Theaters	1 per 4 seats	1 per 2.7 seats
INSTITUTIONAL USES
Hospitals and clinics	1 per bed or exam room	1.5 per bed or exam room
Police and fire stations	2 per 1,000 square feet of gross floor area	4 per 1,000 square feet of gross floor area

(a) Surface parking lots shall be landscaped in accordance with PMC 25.180.070.

(b) Single-family detached and attached residences and duplexes shall be landscaped in accordance with PMC 25.180.050(4).

(c) Single-use commercial property shall be screened in accordance with PMC 25.180.050(3). Commercially used property in multistory and/or mixed-use buildings is exempt from screening requirements.

(d) No landscape areas shall contain artificial grass, trees, plants or other artificial materials as a live vegetative substitute.

(e) There shall be at least one tree and three shrubs for every 300 square feet of landscaped area.

(f) All landscape maintenance shall comply with the provisions of PMC 25.180.120.

(i) Landscaped buffers on commercial properties adjacent to or across a public or private street or alley from residentially zoned properties must be a minimum of 15 feet in width and may additionally serve as a swale for stormwater; provided, that at least 50 percent of the total area is vegetated. Landscaped buffers may be substituted with a plaza with an average minimum width of 30 feet featuring two or more of the following features: street trees in pits, planters that are a minimum of three feet wide and three feet tall featuring vegetation, space for shaded outdoor seating (permanent or nonpermanent), benches, stamped concrete or pavers, protruding awnings, planted beds, ledges for seating, public art, monument signage, wayfinding signage; such plaza additionally serves to substitute for the need of any sidewalk; provided, that an eight-foot-wide unobstructed walking path is established and maintained.

(ii) Landscaping in the unused portion of the right-of-way shall match the established landscaping pattern and theme for the street.

(i) Excluding pedestrian connections through parking lots, walkways shall be landscaped their entire length. Trees shall be a minimum of three feet from sidewalks and curbs at the time of planting, except:

(A) Where tree wells are utilized.

(B) Where sidewalks exceed eight feet in width, in which case a five-foot walking area shall be reserved.

(a) The internal transportation network of Osprey Pointe shall be designed to maximize multi-modal travel options.

(b) All transportation infrastructure shall meet the intent of the City Complete Streets Ordinance (Chapter 12.15 PMC) and comply with the International Fire Code. Dedication of public right-of-way is not required when private streets are used.

(a) Applicability. This section applies to development located at Osprey Pointe.

(b) Speed limits: 20 miles per hour.

(i) Residential: minimum six feet.

(ii) Commercial/mixed use: minimum: 10 feet.

(i) Driving lane minimum width: 11 feet.

(ii) Parking lane minimum width: eight feet.

(iii) Dedicated bicycle lane: minimum width: five feet (where included).

(i) Minimum: 20-foot width.

(i) Private street improvements for streets providing access to uses which are not single-family residential shall meet the standards for local access roads, at a minimum, with the exception being that sidewalk must be present on at least one side and on-street parking must be present on one side. This will result in a roadway section, with curb and gutter, that measures 31 feet back-to-back of curb. Street lighting will be provided per the type chosen at the developer’s discretion.

(ii) Private street improvements for streets providing access to single-family residential uses shall be designed to meet International Fire Code requirements for fire apparatus, including pavement markings and signage for “No Parking – Fire Lane.” Sidewalks are not required when pedestrian paths are provided with a design accommodating pedestrian circulation which is separated from vehicle traffic movements. Streets lighting will be provided per the type chosen at the developer’s discretion.

(iii) Private streets must not interfere with vehicle, public transportation, or nonmotorized access to public areas, and may not preclude the connection of the transportation system.

(iv) Stormwater facilities must be designed to treat and retain all stormwater on site without any runoff entering City of Pasco right-of-way.

(v) Every private street within the district shall be named, and names shall be clearly posted in accordance with the Manual on Uniform Traffic Control Devices (MUTCD) standard.

(a) Applicability. This subsection does not apply to development located at Osprey Pointe.

(b) All street improvements, grades, widths, construction, and design shall comply with the standards and specifications as set forth in the City’s adopted Standard Specifications, except as otherwise contained in this section.

(c) Street layout must be designed for street connectivity between neighborhoods, be pedestrian and bicycle friendly, and promote function, safety and aesthetics with minimum adverse environmental impact.

(d) Block Length. Blocks shall not exceed 660 feet unless no other practicable alternative is available, as determined by CED Director.

(i) Exemptions may be permitted when one or more of the following conditions are met:

(A) Physical characteristics preclude a block length of 660 feet or less. These conditions may include topography or the existence of physical features, including but not limited to wetlands, ponds, streams, channels, rivers, lakes or steep grades, or a resource under protection by state or federal law.

(B) Buildings or other existing development on adjacent lands, including previously subdivided but vacant lots/parcels that physically preclude a block length of 660 feet or less, considering the potential for redevelopment.

(C) Where the extension of a public street into the proposed development would create a block length exceeding 660 feet, the total block length shall be as close to 660 feet as possible.

(D) Where block length exceeds the provisions of this section, a mid-block pedestrian and bicycle connection or accessway shall be provided.

(e) Cul-de-Sac Streets. Cul-de-sacs are not permitted. However, subject to the following, a cul-de-sac street may be allowed where the CED Director determines that environmental or topographical constraints, existing development patterns, legal restrictions, or compliance with other applicable City requirements preclude a street extension. Where the City determines that a cul-de-sac is the only reasonable option, all of the following standards shall be met:

(i) Cul-de-sac streets shall have a maximum length of 300 feet measured from their centerline intersection with the public access street right-of-way to the turnaround.

(ii) The cul-de-sac shall provide, or not preclude the opportunity to later install, a pedestrian and bicycle access way between it and adjacent developable lands.

(f) Private Streets. Private streets may be allowed subject to the following:

(i) Private street improvements shall meet the standards for local access roads.

(ii) An enhanced pedestrian path may be provided in lieu of sidewalk construction where the design to accommodate pedestrian circulation is separated from vehicle traffic movements.

(iii) Street lighting will be provided per the type chosen at the developer’s discretion.

(iv) Private streets must not interfere with vehicle, public transportation or nonmotorized access to public areas, and may not preclude the connection of the transportation system.

(v) Stormwater facilities must be designed to treat and retain all stormwater on site without any runoff entering City of Pasco right-of-way.

(vi) Every private street within the district shall be named, and names shall be clearly posted in accordance with the Manual on Uniform Traffic Control Devices (MUTCD) standard.

(a) Applicability. This subsection does not apply to development located at Osprey Pointe.

(b) Intent. The intent of this subsection is to implement the goals and policies of the Comprehensive Plan by promoting high quality development using aesthetically pleasing designs, creating a safe pedestrian-oriented streetscape, upgrading Pasco’s visual identity, and reducing the impact of parking lots and blank walls.

(c) All buildings within a multi-building complex must achieve unity of design through the use of similar architectural elements, such as roof form, exterior building design and materials, colors and window patterns.

(d) All new buildings shall have exterior walls that are constructed of at least one but not more than three of the following materials: wood, brick, stucco, steel, block, glass, or composite materials and shall have textured, embossed, sculpted or painted finishes. Exterior walls must include more than two of the following architectural features: columns, pilasters, belt courses, brackets, arches, decorative molding, quoins and similar architectural features. Changes in materials shall occur at inside corners and not outside corners.

(e) All new retail buildings shall have windows, doors or display areas that cover 50 percent of the ground floor frontage wall area (walls that face frontage streets). Structures facing residential zones or developments are not required to have a minimum amount of glass or display area but must have architectural design features and/or building modulation.

(f) Pedestrian entries for all structures shall be visible from the frontage street, driveways, and off-street parking areas. Pedestrian entries must be emphasized through landscaped entry approaches consistent with the building design and theme, by the use of modulation to emphasize indentation or protrusion of that portion of the building containing the entrance, or by the inclusion of porte-cochere or other covered entry methods.

(g) Signage affixed to the building must be no higher than the roofline of the building.

(h) Wall-mounted electrical and mechanical equipment shall be located on the less visible side of the building and obscured from public view.

(i) Sidewalk Seating. Any food or drink establishment may provide sidewalk seating for its customers adjacent to the place of business meeting the following provisions:

(i) Five feet of unobstructed sidewalk must be maintained at all times for through travel.

(ii) If the sidewalk is located in the right-of-way, the placement of tables shall be subject to the filing of a satisfactory hold-harmless agreement and primary liability insurance policy suitable to the City Attorney which will indemnify the City and release it from liability.

(a) Applicability. This subsection does not apply to development at Osprey Pointe or residential development.

(b) All equipment, material or goods not housed or stored within the primary structure shall be within a 100 percent sight-obscuring fence, wall or structure, with the exception that outdoor garden sales areas associated with retail buildings must additionally incorporate false walls in the fencing design that match or complement the architectural features of the main building walls.

(c) Gas meters, electric service boxes and other mechanical equipment shall be screened from public view by sight-obscuring fence, walls, or planting materials. All equipment must remain accessible for the applicable utility.

(a) Applicability. This subsection does not apply to development at Osprey Pointe.

(b) Temporary businesses are only permitted on lots that are fully developed with curb, gutter and sidewalk and improved with parking lots, landscaping and buildings.

(d) Goods, wares and merchandise of any kind can only be displayed or offered for sale from the temporary business vehicle or conveyance.

(e) Limited ancillary or accessory equipment may be utilized with a temporary business and must be temporary in nature and easily removable, such as coolers, umbrellas, tents, tables, and chairs. The following types of ancillary or accessory equipment are not permitted to be used with a temporary business, including but not limited to: benches, picnic tables, propane tanks, awnings, carport structures, satellite dishes, recreational equipment, amusement devices, entertainment equipment, portable or temporary shelters, portable heaters, temporary lighting fixtures, decorative lighting, freezers/refrigerators not located on the business vehicle, carpet, fencing, and faux landscape elements.

(f) Signage is only permitted on the temporary business vehicle and not on public right-of-way or in parking lots.

(g) No advertising for services, activities and products that are not available on or from the temporary business vehicle is permitted.

(h) Temporary businesses must be located at least 25 feet from any public right-of-way.

(i) Temporary businesses must locate in an area of the parking lot that will not impede fire lanes or the use of drive aisles within and around parking lots.

(j) Required off-street parking cannot be diminished by the location and operation of a temporary business except such parking spaces may be used for temporary businesses on weekends or holidays.

(a) Applicability. This subsection does not apply to development located at Osprey Pointe.

(b) No sign shall be erected, re-erected, constructed, painted, posted, applied or structurally altered except as provided in this section and pursuant to the approval of the Director of Community and Economic Development. All signs shall comply with the International Building Code and PMC Title 17 and conform to the following.

(i) Signs, which by coloring, shape, wording or location resemble or conflict with traffic control signs or devices; and

(ii) Signs that create a safety hazard.

(i) Permanent subdivision signs or area name signs of a permanent character at street entrances or entrances to a specific area or development. These signs shall not exceed six feet in height;

(ii) Temporary banners, flags, pennants which are maintained in good condition;

(iii) Contractor, architect or engineer signs that identify the project are permitted during the period of construction;

(iv) Standard official, directional, informational, warning, or safety signs and street signs; and

(v) Portable reader boards, flashing, movable, or moving signs; provided, that such signs must not be located in view of any residentially zoned land located within 300 feet of the sign.

(i) Signs that were permanently installed and legally erected prior to the adoption of the ordinance codified in this chapter shall be allowed to remain in use so long as they are continuously maintained.

(i) Where relief is sought from the provisions of this subsection pertaining to signage standards, an application shall be made in the form of a letter explaining the relief sought and the reasons therefor, accompanied by a scaled site plan and a $100.00 fee. The complete application shall be filed with the Director of Community and Economic Development. Within 15 working days from the date of receipt of a complete application, the Director of Community and Economic Development shall issue a written decision to approve, approve with modifications, or deny the request for relief. Any decision of the Director of Community and Economic Development may be appealed to the City Council if written notice of appeal, which shall include all and exclusive reasons for said appeal, is filed with the Director of Community and Economic Development within 10 working days from the date of the decision. In the event a written decision is not issued by the Director of Community and Economic Development within the required time period, the application for relief shall automatically constitute a qualified and properly filed notice of appeal and shall be considered by the City Council in accordance with this section. The City Council, within 30 calendar days from the date of filing of the appeal, shall consider the appeal at a regular meeting thereof, but such consideration shall be limited to the reasons included in the written notice of appeal and shall include the written decision of the Director of Community and Economic Development and the reasons therefor. The City Council may affirm, modify or reverse the decision of the Director of Community and Economic Development. [Ord. 4668A § 2, 2024; Ord. 4668 § 2, 2023; Ord. 4514 § 2, 2021.]