At first glance, the Tri-Cities region looks wide open. We’re surrounded by rolling hills and big skies. The Columbia, Snake, and Yakima Rivers run right through our communities. From the outside, it feels like we have endless space to grow and all the water we could ever need.

But that perception masks a more complicated truth.

Our growth is hemmed in—not by mountains or deserts, but by invisible lines on a map and legal rights written decades ago. And unless we start planning with that reality in mind, we risk running headfirst into limits we can no longer ignore.

The Land Is There. The Access Isn’t.

In Washington, cities can’t simply expand wherever they want. They’re bound by Urban Growth Areas (UGAs)—legal boundaries established by the state’s Growth Management Act (GMA). These invisible lines determine where residential and commercial development is allowed, and where it isn’t. Expanding those boundaries is difficult, time-consuming, and often politically contentious.

Complicating things further are vesting laws that let developers lock in old zoning rules the moment they file a preliminary application. That means even when policies change for the better, cities can still be stuck approving outdated plans that no longer align with infrastructure needs or growth priorities.

As a result, communities that appear to have "room to grow" may find that much of that land is legally inaccessible, or already locked into sprawl-style projects that strain public services and budgets.

Water, Water Everywhere… But Not Without a Permit

Then there’s water. Despite living at the intersection of three major rivers, cities in our region can’t just tap into the flow. In Washington, water use is governed by a seniority-based rights system. Cities must purchase or inherit legal rights to divert water—and older “senior” rights holders are prioritized first.

This summer, for example, some irrigation districts are receiving less than half of their typical allocation because they’re junior rights holders. Meanwhile, cities like Pasco are spending millions to acquire new water rights to support housing growth.

It’s not just about the water itself. It’s about the legal right to use it. Without those rights, development can stall—regardless of how much land is available or how close the river runs.

Shared Constraints, Shared Solutions

Whether it’s land or water, the message is the same: we can’t rely on old systems to manage new growth.

If we want to keep building, we have to start rethinking. Fortunately, communities across the Northwest—including ours—are beginning to chart a more forward-thinking course. Some of the most promising approaches include:

• Infill Development
  Encouraging new housing on vacant lots or underused parcels within existing neighborhoods. This reduces infrastructure costs and traffic sprawl, while making better use of what we already have.
• Downtown Revitalization
  Strengthening city cores through mixed-use development, walkable communities, and commercial density. It’s cheaper to support growth in places that already have roads, schools, and services.
• Xeriscaping & Native Landscaping
  Promoting low-water landscaping as a default, not a niche. Voluntary watering schedules already show residents are willing to adjust when conservation is presented as a shared goal.
• Water Reuse Infrastructure
  Spokane has led the way with a state-of-the-art reclamation facility that treats wastewater for reuse in irrigation and streamflow support. A similar vision could help Tri-Cities prepare for future supply needs without relying solely on costly new water rights.

Embracing the Future We Actually Have

The path forward isn’t about scarcity. It’s about strategy.
Yes, we have rivers and land. But access is no longer guaranteed by geography—it’s earned through smart policy, coordinated planning, and public understanding.

Eastern Washington still has room to grow. But only if we learn to grow within our limits—and not beyond them.