Remote Surveillance Trailer in Pasco, WA

Pasco school librarians and clerks are on edge this summer after some were notified that their positions could be eliminated for the 2025-26 school year.

The Pasco School District budget writers expect to present a nearly finished budget to the school board in two weeks and some of the district librarians are worried they could be the first positions to be eliminated.

“It is going to be physically impossible for one person to take care of the size of our libraries,” Chiawana High librarian Judy Hatchett told the school board at a recent meeting.

“People are going to suffer — our students are going to suffer, our staff are going to suffer. It’s just not physically possible for me to be in two or three places at one time.”

Hatchett says she’s had two “wonderful, highly qualified” clerks to help her at Chiawana High School.

Together, the three serve 3,100 students who attend Washington state’s largest public high school.

But she says her two assistants are at risk of being cut and she won’t be able to do classes, offer orientation and help students with their laptops.

“These people barely make $40,000 a year. That’s not a way to balance our budget,” Hatchett argued.

It’s unclear however how many library jobs could be on the chopping block.

People who spoke at the June board meeting spoke about their concerns for librarian positions at Pasco High School and at Stevens Middle School.

But Anna Tensmeyer, the district’s director of public affairs, told the Herald there have been no layoffs and that the district has not yet decided on librarian staffing for next school year.

“We are currently engaged in a collaborative process to assess staffing levels, instructional needs and budget constraints. This includes evaluating current vacancies and carefully considering input from staff, including librarians and library clerks,” she wrote in a statement.

Pasco is working to adjust spending to make up for a drop in revenue from various sources, including rapidly rising costs and stagnant state investments.

It recently took money from reserve funds to patch a $7 million gap so it could finish this school year with a balanced budget. Then, it expected to continue cutting expenses and vacant positions to save another $12 million to 15 million over the next three years.

The district is also coming to terms with an era of declining student enrollment after several decades of blistering growth.

Enrollment is important because it is directly tied to money the state pays school districts for each student who enrolls. Pasco serves more than 17,400 full-time students.

The Richland School District also has been wrestling with cutting its budget for this fall.

Five full-time nurses and six administrative assistants were laid off in Richland and won’t return for the 2025-26 school year. And the board also reassigned five secondary school librarians to fill teaching positions and paraeducators will manage library operations.

In Washington state, school librarians are a core part of student education. They are certificated teachers who serve as media specialists to help students access information and often organize and host programs.

Clerks support librarians with that work by assisting with library operations and helping students.

Stephanie Post, Virgie Robinson Elementary’s librarian, said at the June board meeting that research shows average test scores of impoverished, Latino and Black students are higher in states that invest in libraries.

There’s also an access gap between poorer, more-rural, racially diverse schools and urban, richer schools.

“I teach in a school where the majority are Spanish speakers. It’s unnerving to think that they will lose academic advancement because of a lack of librarians,” Post said.

“A 2015 Washington state study found that one key factor distinguishing high-performing, high-poverty schools from low-performing, high-poverty schools is a quality librarian program,” she continued.

Tracy Mattson, a teacher at Maya Angelou Elementary, told the board that librarians help both students and teachers to become better digital citizens and critical 21st century consumers of media.

At a time when teenagers are spending more of their time on social media and getting most of their local and world information from online sources — some questionable due to the rise of AI-generated videos and pictures — now is “not the time to cut the staff or programs,” she argued.

A prolific Northwest shopping center developer with a record that includes Portland’s Ikea-anchored Cascade Station is ready to make his mark in western Pasco.

Fred Bruning, founder and CEO of Elevated Property Co., confirmed his development company signed a letter of intent to buy vacant land bordering Broadmoor Boulevard from Broadmoor Properties LLC, owned by Kathy and Dale Adams.

A letter of intent signals an interest in buying property for development. It can lay out terms, but it is not binding, does not guarantee a sale will take place and does not include specific tenants.

It is, however, a noteworthy moment more than 10 years in the making.

“This is a milestone for the project,” said Dave Zabell, Pasco’s retired city manager. Zabell is temporarily filling the role again after his successor, Adam Lincoln, left to join the Port of Pasco.

Broadmoor is the area where Pasco is channeling growth, a process that started before Zabell first signed on with the city and that continues now that he’s returned.

The city, the Adamses and other owners have spent more than a decade preparing the area, about 1,200 acres in all, for the homes, shops, offices and parks needed as tens of thousands of new residents move to the city.

Bruning, with his 100+ shopping center projects worth billions, has been the retail developer of choice for the Broadmoor team almost since the beginning.

His projects are known for their plazas, fountains and marquee tenants — Ikea, Whole Foods, Crate & Barrel and many more.

“He’s been pretty open with us about how underserved the Tri-Cities is for high-end commercial retail and entertainment,” Zabell said.

Zabell said the team updated Bruning every step of the way, making a case he should build at Broadmoor.

One year, it shared it had extended city sewer service to the area. Later, it discussed a local improvement district that had formed.

Later, it confirmed the city council approved a $39 million package of projects to build utilities, streets and a new freeway connection to Interstate 182.

An Elevated Property development is a key to the future. But Zabell credits the Adamses for setting the stage by keeping the site intact. They could easily have sold off parcels over the years.

The result is a rarity: A large property with freeway access and city services, irresistible to developers.

In May, the city sent representatives to Las Vegas for the annual conference of ICSC, formerly the International Council of Shopping Centers, an influential gathering of the hoi polloi of retail development.

“At the ICSC conference last month, we had more interest in Broadmoor than in the past 10 years the city has had a presence,” Zabell said.

Bruning’s interest is no secret. Brokers have long touted him as a prime candidate for Pasco.

This week, Bruning told the Tri-City Herald he was waiting for the right moment, when streets, utilities and freeway connections were ready, or getting close.

That moment is now.

The city has largely completed a $7 million interchange at I-182, installed water, sewer and irrigation systems and is working to extend Sandifur Parkway and Road 108 into the interior.

Bruning isn’t sharing potential tenants. Rather, the letter of intent is starting point to formalize what the project might look like.

That hasn’t stopped Elevated from touting the project it calls “The Shops at Broadmoor” on its web site as “the perfect location for your next business venture.”

Generic renderings include the word “signage” where store names would normally appear.

Bruning said renderings and a firmer vision should be ready by mid-July.

Bruning is an important figure in the retail development world and his involvement in Pasco raises expectations the future center will be unique.

He began as real estate representative for Sears, even working on the former Sears location at Kennewick’s Columbia Center mall.

He founded a development firm called CenterOak Properties. He renamed it “CenterCal” when the California State Teachers Retirement System or CalSTRS stepped in to finance his projects.

Fueled by the California retirement money, CenterCal produced dozens of upscale shopping centers across the western U.S. Many are familiar to Tri-Citians.

Valley Mall in Union Gap, anchored by Macy’s and Nordstrom Rack, a local example.

Cascade Station Shopping Center, the Ikea-anchored center near Portland International Airport, is another CenterCal project.

Bridgeport Village in suburban Portland is yet another and was one of the Northwest’s original “lifestyle” centers — an outdoor mall with top-drawer retailers along with dining and entertainment.

Bruning said said Broadmoor will be similar in scale to Cascade Station but closer to Bridgeport Village in terms of the mix of retailers and other tenants.

After Bruning retired from CenterCal, he teamed with a new group to create Elevated Property, with a focus on the Intermountain West. That’s the region generally bordered by the Cascade and Sierra Nevada ranges to the west.

A more recent project, The Village at Meridian, Idaho, is another glimpse at what a Pasco project might look like.

It includes a mix of shopping center fixtures — think Michaels and Ulta Beauty — local brand names and gathering spots such as a fire pit. The Boise Co-op is its grocery anchor.

The Broadmoor area is the area roughly bordered by Broadmoor Boulevard to the east, the Columbia River to the south and west, and Burns Road to the north.

Pasco, one of the region’s fastest growing cities, looked to its sandy dunes to accommodate the growing population. The current population of 82,000 is expected to top 120,000 by 2040, according to a city transportation study.

Dale Adams couldn’t be reached via his broker. However, the city’s Zabell credits him with holding out even as the area developed around him.

Zabell said Adams shared the city’s view that his property would be more valuable if it was developed in a planned fashion.

The first step was to extend sewer lines. The city completed that project about seven years ago, linking Broadmoor to the wastewater treatment system via an extension along Court Street.

The next step was to connect the other utilities and create a road network. In 2022, the Pasco City Council approved a $39 million package of projects to carry out the work.

It was funded by a new state program that lets governments finance development with taxes on the increased property values, called Tax Increment Financing.

Richa Sigdel, Pasco’s deputy city manager, has been the point person on Broadmoor.

The city sold bonds in 2024 and has used the money to invest in a $7 million interchange update, utilities and the ongoing construction of roads.

The utility work is mostly complete. Road 108 will fully connect Burns and Harris by next spring. That’s key, she said.

The Pasco Public Facilities District is constructing its $37 million, voter-approved aquatics center there and it’s slated to open by Memorial Day.

Sigdel said the road will be ready for the big day.

Zabell said Broadmoor will function far better than Road 68. The city, he acknowledged, made mistakes as development overtook Road 68 and shopping complexes were allowed to add driveways to the busy street, among other challenges.

Broadmoor will have no driveways.

“We learned from that,” he said.

While the city worked through its project list, the Adamses hired Marcus & Millichap, a commercial real estate brokerage, to market nearly 700 acres.

Residential developers responded quickly and both apartments and homes have been built.

The Goat at Broadmoor, with more than 220 apartments, opened at 1602 Burns Road in 2024. Affinity at Broadmoor has 170 units serving to residents ages 62 and over next door.

Single-family homes are being built in subdivisions to the west.

Commercial development has been slower to materialize, though there was one early and high-touted exception: Costco Wholesale.

In 2021, a broker confirmed Costco had signed a letter of intent for 27 acres at Sandifur and Broadmoor for its second Tri-Cities store.

Unlike Bruning, who confirmed Elevated Property signed an intent letter, Costco never confirmed any interest in Pasco.

In 2023, Costco chose land owned by the Washington Department of Natural Resources in Richland’s Queensgate area for its second local store. The $25 million warehouse store and fueling station is on track to open later this summer.

“There’s been some disappointment where people thought we had a development that went elsewhere,” Zabell said, without referring to Costco by name. Now, he’s holding out for something better.

“Once people see what this is, they’re going to be pretty darned excited about it and they may forget their disappointment.”

This story was originally published June 13, 2025 at 5:00 AM.

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June 2, 2025 11:05 AM

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In a split vote, the Pasco City Council rejected buying a $1.4 million piece of land for a new Road 108 overpass in west Pasco.

Some of the council hope to buy a smaller portion of the property.

The overpass is expected to improve access to the rapidly growing west Pasco area and to ease congestion at the current overpasses at Road 68 and Road 100.

The overpass would connect the Broadmoor shopping area to residential neighborhoods to the south and east. It would connect from Chapel Hill Boulevard to Harris Road, passing over Interstate 182.

The council voted 4-2 against the purchase on Monday night, with council members Melissa Blasdel, Charles Grimm, Peter Harpster and Leo Perales opposed.

Mayor Pete Serrano and Mayor Pro Tem David Milne voted to buy the land. Councilwoman Blanche Barajas was absent.

The property is on a critical four acres for the project. The city says that the west side of the parcel is the most and, possibly only, viable option for the Road 108 overpass.

But some on the council felt that the city should hold off and buy a smaller parcel.

“I think it would be foolish to spend almost $1.4 million on what may or could happen,” said Councilman Peter Harpster.

He recommended buying 30,000 square feet of the property and said that the seller, Gage Properties LLC, should be responsible for dividing the parcel.

“Once we have some preliminary engineering done, I would feel much more comfortable spending this amount of money on this purchase,” Harpster said. “We’re paying ‘apartment dirt’ rates and we don’t have any intention of building apartments there.”

After the vote, Interim City Manager Dave Zabell suggested the city consult with engineers to get a better sense of how much land is absolutely necessary to build the overpass.

City staff raised concerns that private developers have expressed interest in the land and could snap it up for their projects.

It’s a parcel that the owner once floated as an option for the aquatic center, which is now being built in the Broadmoor area.

The city plans to build the overpass with money from the I-182 Corridor Traffic Impact fund.

Transportation impact fees, which are paid when applying for permits, would fund the project. The overpass is one of 20 projects approved by the city recently to receive the impact money.

Richa Sigdel, Pasco’s deputy city manager, has been the point person on the west Pasco’s Broadmoor project.

The city sold bonds in 2024 and has used the money to invest in a $7 million Road 100-I-182 interchange update, utilities and the ongoing construction of roads in the Broadmoor area.

The utility work is mostly complete. Road 108 will fully connect Burns and Harris by next spring. That’s key, she previously told the Tri-City Herald.

The area is prime for major retail. A Northwest shopping center developer with a background that includes building Portland’s IKEA-anchored Cascade Station is looking to make his mark in west Pasco.

Earlier this month, Fred Bruning, founder and CEO of Elevated Property Co., confirmed his development company signed a letter of intent to buy vacant land bordering Broadmoor Boulevard from Broadmoor Properties LLC, owned by Kathy and Dale Adams.

A letter of intent signals an interest in buying property for development. It can lay out terms, but it is not binding, does not guarantee a sale will take place and does not include specific tenants.

The future Pasco Aquatics Center took a giant leap forward when workers began building walls this month.

The walls will contain the future natatorium — the indoor swimming area that comprises 60% of the facility.

The natatorium is the heart of the aquatics center and will give patrons a place to swim year-round.

The $40.4 million aquatics center has a target opening date of May 25, 2026 — Memorial Day.

Matt Watkins, who is leading the project as manager of the Pasco Public Facilities District, said the rising walls make it more visible to the public. They also beg an explanation.

He expected the contractor to build the indoor features, including pool, first, then wall it all in. Instead, the work proceeds in reverse.

Watkins said workers are building from the outside in — walls first, then steel trusses, then the pool.

“You don’t see any pool on the inside, but that is on purpose,” he said.

Watkins flagged another fresh development on the west side of the construction site.

An outdoor shower is being built with rammed earth walls.The builder is incorporating materials from throughout the region to give it a Tri-Cities look. Watkins called it an important design element that ties the project to the community.

Pasco voters approved the aquatics park in 2022 when they approved the facilities district’s request to raise the local sales tax by two-tenths of a percent, or two cents on a $10 purchase.

The district settled on two parcels totaling 13 acres in the area west of Broadmoor Boulevard, closing the $4.7 million deal about a year ago.

Its address will be 5204 Road 108 once the new road comes into existence. Watkins expects to paving to begin this fall.

The city of Pasco is extending both Road 108 and Sandifur Parkway into the greater Broadmoor area amid a development blitz that’s adding homes and in time, retail, to the 1,200 acres between Broadmoor and the Columbia River.

The city is funding infrastructure and street development by selling bonds it will repay with the increased property values through the state’s newish Tax Increment Financing (TIF) program.

The city has pledged the roads will be ready when the aquatics center opens.

The project includes nearly 47,000 square feet of indoor and outdoor features. There is an indoor leisure pool, an outside activity pool, a party room, classroom, concessions area and locker rooms. Future phases will add more amenities, including an outdoor competition pool.

Bouten Construction is the contractor. NAC Architecture is the designer.

Follow the project on Facebook or go to pasco-wa,gov.

This story was originally published June 20, 2025 at 11:08 AM.

An intriguing building perched above the Columbia River at the Port of Pasco’s barge dock is now available for private gatherings.

Wheelhouse Event Center, a partnership between Corina Manzano and Joey Jordan, renovated the vacant restaurant at 1350 S.E. Road 20 E., off Dock Street.

Wheelhouse offers about 1,700-square feet and deck space next to the Columbia River for groups of up to 70 people. Manzano said it’s already hosted a memorial service, small quinceanera celebration and has booked birthday parties, retirement gatherings and other groups.

Manzano and Jordan will celebrate their new business with the Pasco Chamber of Commerce, which will hold a ribbon cutting and opening celebration from 3-6 pm., June 19.

Manzano and Jordan both are Pasco natives and had long been intrigued by the deteriorating building that’s practically over the water. It once housed a restaurant serving the marina area, but had fallen into disrepair.

In it, they spied an opportunity to bring something fun to Pasco’s east side that would complement the eventual development of homes and businesses at Osprey Pointe, which is nearby.

They contacted the Port of Pasco, which owns it, about doing something.

In time, the port advertised for contractors to repair the vacant structure. Manzano and Jordan both are general contractors. They submitted the lowest bid and jumped into the project.

The building needed everything but a roof, Manzano said.

They replaced floors, rebuilt walls, replaced the electrical and HVAC systems. The tore out the old restaurant kitchen, including walk-in refrigerator. They rebuilt bathrooms, constructed a kitchenette and repainted everything.

They hope to eventually replace the aging docks. For now, they’re in precarious condition and are off limits to guests.

A long-closed 7-Eleven once crowned the “Slurpee King of the World” is reopening as Slushee King .

The new business is owned by Gurjeet Bimal, a Walla Walla vape and convenience store operator. Bimal acquired the 2,500-square-foot former convenience at 3606 W. Clearwater Ave., under the name Bimal13 LLC.

Property records indicate the $765,000 sale closed in 2023, about two years after 7-Eleven closed

Building permits indicate Slushee King is giving the property a modest makeover with new kitchen, fire and other systems. A sign was posted at the store this spring.

The former 7-Eleven was crowned “Slurpee King of the World” in 2007 after beating out competitors in Detroit, Mich., and Winnipeg, Manitoba, Canada, for the title, according to a report citing Franchising.com, an industry publication.

In addition to icy drinks, Slushee King will sell beer, deli items and tobacco and vape products. There is no business by that name listed in state corporation databases

‘Slurpee’ is a trademark owned by 7-Eleven Inc.

Cafe Magnolia, the European style cafe, will leave its prominent spot at the Cynergy Centre in Kennewick for a newly-built space around the corner.

Cafe Magnolia will move to 2403 S. Quillan St., it said on a Facebook post.

Owner Nena Cosic aid they were planning to expand their current spot, 4309 W. 27th Place, Kennewick. They were concerned Cafe Magnolia would outgrow it.

The new space will have almost 5,000 square feet, which will accommodate both a cafe and an event venue and catering. it is expected to open this fall.