Here are some overheads from Bing.com to complement the plan above. 

First up, a shot of the Cold Store warehouse that is served by UP from the east and BNSF from the south. The outside track is the BNSF lead, which joins the UP off to the right. All cars get spotted on the track closest to the doors, but driveways must be kept clear.

Next is an overview of the warehouse with BNSF tracks headed to the wye on the left and the UP switching lead on the right.

The large Chevron plant is to the east of Cold Store on the prototype, but I had to move it above the warehouse on my plan. The plant has its own switcher that maneuvers cars dropped by BNSF and UP.

Kalan bridge is normally in the raised position, and is lowered for the rail traffic. It will be a modeling challenge.

Villard Jct is as basic as it gets. 3 turnouts, 1 siding, but sees interchange of BNSF and UP cars.

The Boise Cascade mill is huge. Chips and chemicals go in from Attalia up top, and finished paper exits in boxcars on the lower RH side. Cars are stored in both the BNSF Attalia and UP Wallula yards. Mill switching has been done by WATCO owned BMRR shortline or alternated between UP and BNSF on six month contracts.

There are scenery options involving water as Lake Wallula of the Columbia River is nearby most of these locations.

There is another pair of chemical plants in the area around the Findley Cold Store warehouse that were potential customers.

Here is an overview of the Wallula UP yard with the mill in the background.

And if you are curious, I live in Virginia, so I'm pretty amazed at what I could find about a pretty out of the way location via the internet. Still not sure the railroad in my design will be busy enough in an operating session to be worth the space, and am looking for ways to more efficiently design the staging. The Wallula wye makes creating a model of that location tricky. Thanks for any feedback anyone provides.

You've clearly researched your subject thoroughly and that gets you an A. However, I will have to agree that the trackplan doesn't seem to have a sense of belonging anywhere and trains may tend to meander aimlessly looking for an industry to switch or another railroad to interchange with.  First things first, you're modeling in N but your yards and lengthy mainlines are more appropriate for a larger scale.  With the amount of space you have, I'd consider reworking the plan to include multiple peninsulas inside an around-the-wall layout for continuous operations.  Or, if you prefer to avoid the duckunder/swing/lift bridge (who doesn't) have a long peninsula jut out from the wall adjacent to the doorway.  This way, you maximize your layout room space and allow for a walk-in style train room which is always the ideal.

It's difficult to tell where everything is on this plan.  The right side, as you noted, could definitely utilize the space more efficiently. Where do the tracks in the upper left corner lead?  Do they end there in a point-to-point fashion or is there more to this room than is depicted?

The upper right corner suffers the same as the right side.  The lower industries seem to be well laid out but I feel the staging(?) yard in the corner could utilize the space better and be constructed in such a way to allow for industry expansion.

If your focus leans more towards operations and switching, I'd make room for a large hidden staging yard and one large modeled yard to handle your classifications.  Everything else should focus on the industries you've researched.  May I suggest reworking the benchwork to maximize your space - keep a minimum aisle width in mind in doing so - and try to visualize where each industry should sit before you start arranging your track.  By the way, what planning software is that?  I've been using XTrackCAD and have found, after the learning curve, that the images are more clear than a few of the other software offerings out there.

In your first picture, I see a few CRYX reefers.  I'm planning to build and paint a few reefers in the CRYX scheme as there are literally hundreds of them out there in every corner of the country.  Fun fact: each one is named after a city; the name can be found at the top of each door.

Keep up the research!  That is the only way to have a quality, operationally-sound railroad!

Thanks for the feedback, Johnny. The software used was Atlas RightTrack. It's not easy to get a good quality image from the program. If you click on the plan, it does open up an image that you can zoom in on but the file didn't upload with as much clarity as it has on my computer.

Aisle width is set for 36 inch standard, with wider areas and a few choke points that may briefly pulse down to 30 inches.

Bottom left hand corner will be staging hidden in the closet under the stairs. 

I have drawn alternate plans with a J shaped peninsula coming down from the top wall, and another with an h shaped peninsula coming off the right wall into the center of the room.

On the prototype the area saw 2 BN trains and a 1/2 dozen or so UP runs including mainline trains headed from Spokane south to UP's big yard at Hinkle in Hermiston, Oregon. The Wallula yard (at bottom right) stores cars for the paper mill and serves as a base for local operations there, in the industries in Finley, and further up the old Yakima branch to Kennewick, Washington. Throw in some Blue Mountain RR shortline interchange and switching and there may be enough operations to keep a small crew busy. I envision the layout occupying 2-4 operators in a session, but also allowing solo switching. It doesn't do much for mainline running, but your comments gave me an idea I may try. I am by no means sure I am set on this plan as my final selection. Other ideas focus on main line running with several towns, but I wanted to try my hand at designing a layout with minimal mainline based on local switching opportunities.

The lift out, unfortunately, is probably a must, as that is in front of a sliding door to the back yard. Much as I would love never to go out there, the garden needs tending and the grass cutting. :)

Looking at your trackplan a bit closer, I have a few more suggestions for you that will hopefully help inspire you.

First of all, how closely are you following the prototype?  I see that the paper mill and the coldstore facility are the predominant industries but what else, if anything, do you intend to include?  I feel that these two industries, although very interesting, may become a bit boring after some time, especially for multiple operators.

What is going to be on the upper level? Is this solely for staging?  Also, I feel that a helix in the dead center of your room will detract from the layout's overall appearance and operations. Perhaps moving the helix to the corner below the cold store facility will be a better option for you.  This way, you can place a second deck over the peninsula and the left wall which will really utilize all the space gained by the addition of a helix.  Installing a scenic divider down the peninsula will aide in portraying a longer mainline run as well.

At first I wanted to suggest to you that the paper mill should be placed against the wall with some brilliant selective compression.  However, I really feel that the wye adds a great element to the scene and should be included in your final plan.  I will suggest to you that the plant itself should be isolated on its own peninsula and the mainlines should be moved alongside the wall. The paper complex is a key revenue producer for your pike and should include multiple tracks for a plethora of car types.  Also, looking at the unloading track for your woodchip pile concerns me as I feel it will be difficult for you to work this siding with the current placement of the turnout.  If you were to isolate this on a peninsula, you could have the woodchip pile on the table edge which will A) take up less room, and B) allow for improved access to the unloading track.

This is a nice segue into my next suggestion: the upper right staging yard seems redundant especially considering its proximity to the very large staging yard in the lower right of the plan.  I feel that you can easily do away with this staging area and, in its place, have additional mainline running or a small yard that will serve the paper mill. Since we're dealing with N scale, 18" radii allow you to add peninsulas wherever you see fit and this location begs for some additional track!

I'm stuck on your plan.  I like the flow of the room and your ideas seem to be melding well. With a little more planning, you're going to have an amazing layout.

First of all, how closely are you following the prototype?  I see that the paper mill and the coldstore facility are the predominant industries but what else, if anything, do you intend to include?  I feel that these two industries, although very interesting, may become a bit boring after some time, especially for multiple operators.

Johnny, as drawn the layout has only prototypical elements except the loop on the end of the peninsula around the outside of the possible helix, which would allow track to climb to a second level only over that peninsula for industries and interchange in downtown Kennewick. 

The Chevron plant tracks in the top LH corner should be where Hedges is if the layout were totally prototype based, but it didn't really fit there. That is a third major industry, and I am counting the interchange between the two class I railroads and Blue Mountain RR shortline as another industry. UP and BN also interchange at Villard Jct, so there are 5 industries.  I could also add a car repair facility in the area that would get me a prototypical return loop. 

The chip track layout in the paper mill is prototypical, based on a sketch drawn by a BNSF engineer and mailed to me with some photos. I wish the mill were on the other side of the tracks in real life, as it would make modeling it much easier. Now I'd probably do it with flats and a backdrop, but with it aisle side, that won't work. Some can be said to be in the aisle, ala the paper mill at Durbin on Tony Koester's old Allegheny Midland, but I want to model some of the industrial jungle. Having it up close will be a challenge, but a unique opportunity.

I do have spots for boxcars for finished paper, and tank cars for various chemicals. I could also require the local to block other cars in the yard for unmodeled spots in the mill. They would become the empties returning to the yard while sitting waiting while the local switches the modeled portion.

 Installing a scenic divider down the peninsula will aide in portraying a longer mainline run as well.

​On the prototype, there is only a screen of thin trees between Cold Store and the Chevron plant. They are basically across the street from each other in real life, so a scenic divider, while usually worth adding, actually messes up the prototype flavor on that area.

This is a nice segue into my next suggestion: the upper right staging yard seems redundant especially considering its proximity to the very large staging yard in the lower right of the plan.  I feel that you can easily do away with this staging area and, in its place, have additional mainline running or a small yard that will serve the paper mill. Since we're dealing with N scale, 18" radii allow you to add peninsulas wherever you see fit and this location begs for some additional track!

The plan is definitely yard heavy on the right side. I felt I needed a place for northbound mainline trains to go to get off the layout. They certainly could start in the Wallula yard, although prototypically they would come into the yard from the south after leaving the huge Hinkle yard at Hermiston.

My minimum is an 18 inch curve, except on the north leg of the wye, which is a very sharp turn on the prototype, so I drew it in at 12 inches. 15 might be better though. Even with 18 inch curves, I want to avoid narrow aisles and a plethora of peninsulas that clutter the room. The idea is a relaxed design that doesn't try to crowd too much in.

The top RH staging yard irks me still. I am going to try to redesign to add some of the main north of the wye, as there are two industries just north of the wye: one is another cold storage warehouse, and another is a feed mill for a beef producer. If I go far enough I could end with the UP yard at Ayer, which held interchange traffic for the Camas Prarrie RR. There is also the huge Joso Bridge there as well, but it might be too large for a medium sized layout.

I'm stuck on your plan.  I like the flow of the room and your ideas seem to be melding well. With a little more planning, you're going to have an amazing layout.

Thanks. I am not certain I build this one or not. It needs more work. I think it has a potential to be significantly different from the typical model railroad layout most people build. That's not a requirement of mine, but it would be a nice bonus. The BNSF engineer says the area around Cold Store nails the prototype setup, as a BNSF local comes in just to switch those two industries and then return to Pasco.

First of all, how closely are you following the prototype?  I see that the paper mill and the coldstore facility are the predominant industries but what else, if anything, do you intend to include?  I feel that these two industries, although very interesting, may become a bit boring after some time, especially for multiple operators.

Johnny, as drawn the layout has only prototypical elements except the loop on the end of the peninsula around the outside of the possible helix, which would allow track to climb to a second level only over that peninsula for industries and interchange in downtown Kennewick. 

The Chevron plant tracks in the top LH corner should be where Hedges is if the layout were totally prototype based, but it didn't really fit there. That is a third major industry, and I am counting the interchange between the two class I railroads and Blue Mountain RR shortline as another industry. UP and BN also interchange at Villard Jct, so there are 5 industries.  I could also add a car repair facility in the area that would get me a prototypical return loop. 

The chip track layout in the paper mill is prototypical, based on a sketch drawn by a BNSF engineer and mailed to me with some photos. I wish the mill were on the other side of the tracks in real life, as it would make modeling it much easier. Now I'd probably do it with flats and a backdrop, but with it aisle side, that won't work. Some can be said to be in the aisle, ala the paper mill at Durbin on Tony Koester's old Allegheny Midland, but I want to model some of the industrial jungle. Having it up close will be a challenge, but a unique opportunity.

I do have spots for boxcars for finished paper, and tank cars for various chemicals. I could also require the local to block other cars in the yard for unmodeled spots in the mill. They would become the empties returning to the yard while sitting waiting while the local switches the modeled portion.

 Installing a scenic divider down the peninsula will aide in portraying a longer mainline run as well.

​On the prototype, there is only a screen of thin trees between Cold Store and the Chevron plant. They are basically across the street from each other in real life, so a scenic divider, while usually worth adding, actually messes up the prototype flavor on that area.

This is a nice segue into my next suggestion: the upper right staging yard seems redundant especially considering its proximity to the very large staging yard in the lower right of the plan.  I feel that you can easily do away with this staging area and, in its place, have additional mainline running or a small yard that will serve the paper mill. Since we're dealing with N scale, 18" radii allow you to add peninsulas wherever you see fit and this location begs for some additional track!

The plan is definitely yard heavy on the right side. I felt I needed a place for northbound mainline trains to go to get off the layout. They certainly could start in the Wallula yard, although prototypically they would come into the yard from the south after leaving the huge Hinkle yard at Hermiston.

My minimum is an 18 inch curve, except on the north leg of the wye, which is a very sharp turn on the prototype, so I drew it in at 12 inches. 15 might be better though. Even with 18 inch curves, I want to avoid narrow aisles and a plethora of peninsulas that clutter the room. The idea is a relaxed design that doesn't try to crowd too much in.

The top RH staging yard irks me still. I am going to try to redesign to add some of the main north of the wye, as there are two industries just north of the wye: one is another cold storage warehouse, and another is a feed mill for a beef producer. If I go far enough I could end with the UP yard at Ayer, which held interchange traffic for the Camas Prarrie RR. There is also the huge Joso Bridge there as well, but it might be too large for a medium sized layout.

I'm stuck on your plan.  I like the flow of the room and your ideas seem to be melding well. With a little more planning, you're going to have an amazing layout.

Thanks. I am not certain I build this one or not. It needs more work. I think it has a potential to be significantly different from the typical model railroad layout most people build. That's not a requirement of mine, but it would be a nice bonus. The BNSF engineer says the area around Cold Store nails the prototype setup, as a BNSF local comes in just to switch those two industries and then return to Pasco.