By Kerwin Jensen, Development Services Director, City of Richland, Washington

When I relocated to Richland, Washington a few years ago, I realized that even though I would become a new resident of the Evergreen State, the area that I moved to experiences semi-arid conditions and receives only seven inches of rain—far less annual precipitation than the western part of the state. So when I cracked open the zoning code for the first time and noticed a zoning district titled “Waterfront,” I was a bit skeptical.

Richland is located in southeastern Washington in the Columbia River basin and is one of the three communities in an area known as the “Tri-Cities.” Richland, Washington was officially incorporated in 1958 following a unique relationship with the United States government during World War II when plutonium was produced at the Hanford Nuclear Site 20 miles north of town. After years of management by the federal government, the residents of Richland could finally administer themselves. As an added bonus, this infant community inherited thousands of acres of land from the federal government. From around 20,000 people at incorporation, the city now occupies around 42 square miles and has an estimated population over 57,000 (2018 Census Estimates).

The City of Richland’s Waterfront zone is a direct result of being in the Columbia River basin—one of the largest drainage basins in North America. The headwaters of the Columbia River originate in British Columbia and drain portions of that province as well as portions of Washington, Oregon, Idaho, Montana, Wyoming, Nevada, and Utah.

Columbia Point is the area in light blue

Much of the Columbia River waterfront along the city boundaries is preserved as natural open space or for parks and recreation. In January 2000, the Waterfront zone was created with the intent of orienting primary uses toward the Columbia River, secondarily to the public street, and facilitating public access to the waterfront. This zone “encourages mixed special commercial and high-density residential uses to accommodate a variety of lifestyles and housing opportunities (Richland Municipal Code, 23.22.010 E.).” This has been accomplished by the creation of this unique mixed-use zoning district and the fact that the City of Richland controls a significant portion of waterfront property through land leases, development agreements, or fee simple ownership.

The Waterfront zone encourages high density residential development through minimizing setbacks while still holding to minimum dwelling unit size of 500 sqft. In addition to more obvious water-oriented uses like marinas, it permits a wide variety of uses aimed at making it a vibrant destination such as art galleries, stores, theaters, restaurants, micro-breweries, street fairs, and multiple residential types.

Three areas are currently included in the Waterfront zone, but combined they make up less than 0.5% of the land in the city: Columbia Point, Island View, and Willow Point. The Columbia Point area has been a major focal point of the desired waterfront development which accompanied this new zone. Anthony’s Restaurant at Columbia Point opened its doors in 2004 and created the anticipated jump-start that began to move the area forward in favorable fashion. In the subsequent years, other high-end restaurants entered the scene as well as retail businesses, coffee shops, wine tasting rooms, and hotels. Citizens throughout the region flock to Columbia Point as a destination for fine dining experiences. Today, the area is almost totally built out, developed with its “mix of shops, hotels, restaurants, offices, condominiums, and recreational amenities. Recreational amenities include a golf course, park, marina, and waterfront trail (Richland Comprehensive Plan, 2017).”

Currently, there are only thirty acres of available land remaining for development at Columbia Point; twenty-five acres are owned by the City of Richland, while five acres are held in private ownership. The City is currently in the very early stages of working with developers to finish the final pieces of the puzzle. The vision of the City Council is to bring a use to the area that will create a regional draw.

While much of the development has been focused on the Columbia Point area, the Island View area to the south of the Yakima River delta also used the Waterfront zone to help revitalize the area with a mix of residential types, commercial businesses and a marina.

Since the creation of the Waterfront zone, the City of Richland has seen millions of dollars invested in one of the most unique settings in eastern Washington. Today, there are five hotels that line the shores of the Columbia River in Richland. This includes the most recent hotel that opened in 2017. Escape Lodging (based in Cannon Beach, Oregon) spent nearly ten years planning their marque hotel in Richland known as The Lodge at Columbia Point, which is an 82-room boutique hotel that carried a price tag of over $8.5 million.

The Lodge at Columbia Point, courtesy of the Lodge.

This is an area where residents can live adjacent to the Columbia River in their upscale condominiums and have direct access to their private pleasure boats. Although there are over 200 condominiums along the waterfront, there are plenty of other amenities as well. Columbia Point also sports an 18-hole golf course and a shared-use path that traverses the banks of the Columbia River for miles. Just north upstream of the Columbia Point area, the city boasts the Community Center and Howard Amon Park. The park, which is the top-ranked park in the Tri-Cities, is also a favorite stopping point for four different cruise lines who operate on the Columbia River.

Additionally, the city operates a public commercial dock where weekend skippers can park their boats and enjoy the amenities of the area. If dinner on the water sounds enjoyable, a rather unique evening can be spent in a 99-foot dinner cruise boat that docks at Columbia Point and takes diners up and down the Columbia River.

As with most projects in our profession, the timeline from initial idea to inception to fruition may take decades. In the case of Columbia Point, the residents of Richland can thank city leaders for the vision that was created so many years ago. The development that has taken place along the waterfront is the result of progressive land use planning and the dedication of dozens of city councilmembers to “stay the course” and develop this unique environment. Today, the residents of the Tri-Cities are reaping the benefits of those who came before us; and this is what makes our jobs in land use planning so rewarding.

About the Author: Kerwin Jensen currently serves as the Director of Development Services for the City of Richland, Washington. Kerwin has worked for local governments for 31 years also serving in Montana, Colorado, and Utah.

Successful Waterfront Zoning in a Semi-Arid Environment