West Richland staff outline Lewis and Clark Ranch planned-action EIS and form-based code option

City staff and consultants presented an update Tuesday on the Lewis and Clark Ranch subarea plan, the related planned-action environmental impact statement and a possible form-based code to guide long-term development.

Eric Mendenhall, speaking for the city, said the property owner first applied in 2020 to change comprehensive-plan and zoning designations for the northwest portion of the city and that the city has been developing a subarea plan, an EIS and code amendments since 2022. “The city is doing a EIS because when they received the application… they found that doing the scope of change in the application would likely result in significant environmental impacts,” Mendenhall said.

Casey Bradfield, a Burke consultant working with the city, explained that the planned-action EIS will study three alternatives: a business-as-usual baseline reflecting existing city plans and codes; the applicant’s proposal to provide coordinated zoning across the ranch (including one new mixed-use zone); and a third alternative developed with community input that emphasizes a gridded street network, walkability and mixed uses. Bradfield said the draft EIS is being prepared for publication in July, followed by a 30-day public comment period and later selection of a preferred alternative.

Consultant Firdos “Onezza” Onezza introduced form-based code as an implementation option that emphasizes building form, street connectivity and the public realm rather than only separating uses. “Form-based code… focuses on the built environment and the community’s experience,” Onezza said, adding that a hybrid approach could combine conventional land-use designations with updated street standards, housing-form guidance and commercial-form standards.

Bradfield described the planned-action ordinance process: the city will analyze initial-phase development in detail, adopt mitigation measures in the EIS and document those in a planned-action ordinance. If future project applications conform to that ordinance, projects would not need additional SEPA review. Bradfield said that the draft EIS will study feasible mitigation measures for the initial phase and that the city will later amend the comprehensive plan and city code for consistency with the final subarea plan and the planned-action EIS.

Staff timelines presented to the council showed the project paused while the city updated sewer and water plans and conducted additional transportation analysis; work resumed earlier in 2025. Bradfield said the city and consultant teams aim to finalize the EIS, planned-action ordinance and related code amendments for council and planning commission review in the fall and by year-end.

Mendenhall told council and planning-commission members that the draft EIS will open a formal public comment period in July and that additional public engagement opportunities will occur at planning commission and council public hearings when the city selects a preferred alternative and considers final documents.

The presentation noted practical constraints under study, including utility service limits: the consultants said the draft analysis reduced the size of the phase‑1 area where sewer service was not feasible, and that the city and applicant have coordinated on site access and technical scenarios. Bradfield said the planned-action approach is intended to require more analysis up front and permit more predictable, faster permitting for projects that meet the ordinance’s mitigation and design requirements.

No formal council action or vote took place Tuesday; the session was a presentation-only briefing and council members were asked to collect questions for future work sessions and hearings.