Pasco council hears Broadmoor master plan update as Visconti project advances

Ivan Baragon, the city planner presenting the Broadmoor master plan update, told the Pasco City Council at its workshop that the 1,240‑acre Broadmoor planning area is the city’s largest planned growth area and that the plan’s programmatic environmental impact statement evaluates anticipated impacts at build‑out. “The Broadmoor master plan was adopted by city council in April 2023,” Baragon said, and staff framed the presentation as informational only.

Baragon listed developments approved before adoption (Solstice, a 306‑lot single‑family subdivision; Affinity and Hydro, a 426‑unit apartment complex including senior housing; and The Dunes, a 222‑lot subdivision) and explained that post‑adoption applications include the Pasco Aquatic Center, The Grove (a 103‑lot subdivision), Desert Bloom (122 lots) and the Visconti project, which is undergoing review as the city’s first master site plan under the Broadmoor overlay.

He said the planning area remains largely undeveloped: about 292.87 acres are associated with approved or proposed development, roughly 24% of the Broadmoor area. Baragon added that a reclamation area within Broadmoor is expected to remain in place through about 2035, after which that land is anticipated to transition to medium‑density residential uses.

Council members focused questions on shoreline ownership, parks and zoning clarity. Mayor Pro Tem Perales noted earlier park proposals that were not completed and asked whether the city currently owns the shoreline parcels; staff said the Army Corps of Engineers holds some shoreline technical jurisdiction but that much of the developable land is privately owned and would require negotiation with landowners.

Several council members urged that the Broadmoor plan preserve opportunities for an entertainment or commercial core rather than allowing only “bedroom community” development. The council also asked staff to clarify district standards such as building heights, sidewalk widths and street‑tree requirements; Baragon said staff plans regulatory refinements to improve clarity and predictability and will evaluate residential transition (RT) zoning and state housing legislation implications.

Baragon told council that roughly 300 acres within the Broadmoor planning area remain unannexed and that an initiation of annexation for that acreage is scheduled for council consideration next week. The presentation closed with staff reiterating that the overlay will be refined over time to preserve the adopted vision while improving administrative clarity.

The workshop is informational; council has not scheduled formal action in this session. A public comment speaker raised access and river‑crossing questions and was told that additional river crossings are regional or federal in scope and would require broader coordination and funding.