25.97.110 Permit review.
Development permits shall undergo a site plan permit and review process for all nonresidential developments in commercial and open space land uses, and residential developments of multi-unit developments in medium density residential land uses.
Residential development such as subdivision applications within medium density residential land use shall comply with Pasco’s subdivision regulations (PMC Title 21) and related application processes.
Developments in the mixed residential and commercial land use shall follow requirements in PMC 25.97.110.
(1) Site Plan Review Process. The following information must be submitted as deemed applicable by the Community and Economic Development Department:
(a) Site Description.
(i) Physical characteristics of the site such as slope, vegetation, etc.
(ii) Infrastructure facilities and capacity, including water, sewer, roads.
(b) Existing Site Conditions Map. The existing site conditions map must include the following information on site and within 150 feet of the proposed master plan boundary (as applicable):
(i) The applicant’s entire property and the surrounding property. The property boundaries, dimensions and gross area must be identified. Existing aerial photos may be used;
(ii) Ownership of master plan area and ownership of all property within 150 feet of the proposed master plan;
(iii) Topographic contour lines shown at one-foot intervals for slopes of 10 percent or less. For slopes greater than 10 percent, contour lines must be shown at two-foot intervals. Slopes greater than 25 percent must be identified;
(iv) The location, names, and widths of existing public and private streets, alleys, drives, sidewalks, bike lanes, multi-use trails, transit routes and facilities, rights-of-way, and easements. Existing aerial photos may be used;
(v) The location of existing irrigation canals and ditches, pipelines, drainage ways, waterways, railroads, and any natural features such as rock outcroppings, wooded areas, and natural hazards. Existing aerial photos may be used;
(vi) The location of existing sanitary and storm sewer lines, water mains, septic facilities, culverts, and other underground and overhead utilities;
(vii) Potential natural hazard areas, including any areas identified as subject to a 100-year flood, areas subject to high water table, and areas mapped by the City, County, or state as having a potential for geologic hazards;
(viii) Resource areas, including wetlands on the City’s local wetlands inventory, streams, surface mines, and wildlife habitat identified by the City or any natural resource regulatory agencies as requiring protection;
(ix) Locally or federally designated historic and cultural resources on the site and the adjacent parcels;
(x) Date, north arrow, scale, names, and addresses of all persons listed as owners on the most recently recorded deed; and
(xi) Name, address, email address, and telephone number of project designer, engineer, surveyor, and/or planner, if applicable.
(c) Proposed Site Plan.
(i) Description of the following:
(A) Development boundary subject to the Broadmoor Master Plan.
(B) Project description, types of uses proposed, approximate location, and approximate timing of each proposed phase of development. The phasing plan may be tied to necessary infrastructure improvements. May also reference submitted maps or diagrams.
(C) How the proposed water, sewer, and street system will serve the size and type of development and uses planned for this area.
(D) How the location and sizing of water and sewer facilities on site will be consistent with existing and planned facilities.
(E) How water flow volumes will be provided to meet fire flow and domestic demands.
(F) The function and location of any private utility system.
(G) Description of adjacent land uses within one-quarter mile distance.
(ii) Scaled maps, diagrams, and illustrations that include the following information:
(A) Development boundary.
(B) Phasing plan with land uses.
(iii) Site plan drawing shall include the following:
(A) Property boundaries and dimensions.
(B) Adjacent property(s) land use and zoning.
(C) Names and location of all existing streets abutting the site.
(D) Building envelopes and square footage.
(E) Distance from property lines and existing structures to building envelope area.
(F) Vehicle, biking, and walking circulation system, including cross-sections, and where these facilities will connect with the existing and planned system.
(G) Transit routes and facilities within one-quarter mile.
(H) Parking, loading, and service areas, including loading and service areas for waste disposal.
(I) Parking lot area(s) with proposed parking stall count including the number of proposed accessible spaces. Must include proposed landscape island locations.
(J) Location and size of existing and/or proposed public sidewalks, curbs and gutters adjacent to or on the property.
(K) Pedestrian connections.
(L) North arrow and scale.
(M) Location, type and size of any easements.
(N) Location and dimensions of proposed and/or existing driveway approaches, mid-block connections, and/or any internal circulation.
(O) Other information necessary to show how the site plan meets the Broadmoor Master Plan.
(iv) Landscape plan including parking lot landscape, groundcover (soft or hard surface), tree and plant species, size at maturity.
(v) Architectural concept plan (e.g., information sufficient to describe architectural styles, building heights, and general materials).
(vi) Sign and lighting concept plan (e.g., locations, general size, style, and materials of signs).
(vii) SEPA checklist.
(2) Mixed-Use Project Review Process.
(a) Single Mixed-Use Project (Vertical or Horizontal).
(i) A mixed-use project that is either vertical or horizontal and contained within a single building and single site shall be reviewed through the site plan review process indicated in subsection (1) of this section.
(3) Multiple Building and Multiple Site Mixed-Use Development Projects.
(a) If the project is horizontally integrated on more than one site and/or in more than one building, a mixed-use master site plan is required according to subsection (4) of this section in addition to all the site plan requirements in subsection (1) of this section.
(4) Mixed-Use Master Site Plan Requirements.
(a) Development of a multiple building mixed-use site or phased development of a mixed-use site shall require submittal and approval of a mixed-use master site plan, unless it is already subject to a previous mixed-use master site plan approval. Mixed-use master plans shall include the following:
(i) All submittals according to the site plan review requirements.
(ii) Mapping and written description of the mix of uses, such as residential and commercial or nonresidential portions.
(iii) If applicable, description of proposed future phasing.
(iv) Written description of the proposal’s consistency with transportation and other service requirements.
(v) A parking plan with written descriptions and graphics describing how residential and nonresidential uses can provide sufficient and coordinated parking to avoid impacts on adjacent areas.
(b) The overall mix of land uses within a mixed residential and commercial land use area shall be reviewed to allow a minimum of 20 percent residential and 20 percent of nonresidential use. Proximity to another use can be accounted for in the mix of uses according to applicable sections of PMC 25.97.060(1).
(c) The Director of Community and Economic Development may allow flexibility in the site use or allocation of use if the project meets the intent of the Broadmoor Master Plan. [Ord. 4659 § 2, 2023.]