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HomeMy WebLinkAbout2023.01.19 Planning Commission Packet� Pd�4co I. CALL TO ORDER II. PLEDGE OF ALLEGENCE III. ROLL CALL: Declaration of Quorum IV. WELCOME AND ANNOUNCEMENTS V. APPROVAL OF MINUTES A. Meeting Minutes of December 15, 2022. VI. OLD BUSINESS None VII. PUBLIC HEARINGS A. Code Amendment B. Staff Report VIII. WORKSHOP A. Memo IX. OTHER BUSINESS X. ADJOURNMENT AGENDA PLANNING COMMISSION MEETING City Hall - Council Chambers 525 North Third Avenue Pasco, Washington THURSDAY, JANUARY19, 2023 6:30 PM Mixed Use Zoning District (CA2022-001) Broadmoor Master Plan Shoreline Master Program -Periodic Update This meeting is broadcast live on PSC-TV Channel 191 on Charter Cable and streamed at www.pasco-wa.comlosctvlive. Audio equipment available for the hearing impaired; contact staff for assistance. Please silence your cell phones. Thank you. I 4ci4co PLANNING COMMISSION MEETING MINUTES City Hall - Council Chambers 525 North Third Avenue Pasco, Washington THURSDAY, DECEMBER 15, 2022 6:30 PM CALL TO ORDER City of Pasco Planning Commission meeting was called to order at 6:30 p.m., by Chair Jerry Cochran. PLEDGE OF ALLEGIANCE Chair Cochran led the Pledge of Allegiance. ROLL CALL Commissioners Present: Jerry Cochran, Jay Hendler, Paul Mendez new members Rosa Torres, and Mitchell Moffitt; Telephone: Paul Mendoza quorum was declared. Commissioners Absent: Abel Compos, Kim Lehrman, and Rachel Teel Staff Present: Community & Economic Development Director Rick White, and Senior Planner Jacob Gonzalez and Administrative Assistant II, Carmen Patrick. Other: Emily Weimer, AHBL WELCOME AND ANNOUNCEMENTS Chair Cochran explained the Planning Commission is an advisory board made up of volunteers appointed by City Council. He further explained the purpose of the Planning Commission was to provide recommendations to City Council regarding changes to the City's Comprehensive Plan, Land Use Updates, Block Grant Allocations and Zoning Code. The Planning Commission is tasked with considering the long-term growth and development of the community, the impact of land use decisions on community, livability, economic opportunity, housing affordability, public services, and the environment. Chair Cochran reminded the audience tonight's proceedings were being broadcast live on City of Pasco's Facebook page and on Charter Cable PSC Channel 191 and will be rebroadcast several times during the next month. He stated the meeting was also being recorded and could be watched on City of Pasco's website, which is Pasco-wa.gov. Click on the VIDEO ON DEMAND link and make your selection there. Chair Cochran stated copies of the meeting agenda were available on the back table. He then asked that everyone silence cell phones to prevent interruptions during the meeting. For those present this evening, when you are given the opportunity to address the Commission, please come to the podium, speak clearly into the microphone, and state your name and city of address for the record. Chair Cochran reminded the audience and the Planning Commission that Washington State Law requires public meetings like the one being held this evening not only be fair, but also appear to be fair. In addition, Washington State Law prohibits Planning Commission members from participating in discussions or decisions in which the member may have a direct interest or may be either benefited or harmed by the Planning Commission's decision. An objection to any Planning Commission member hearing any matter on tonight's agenda needs to be aired at this time or it will be waived. Planning Commission Meeting Minutes Page 1 of 11 December 15, 2022 Chair Cochran asked if there were any Planning Commission members who have a declaration at this time regarding any of the items on the agenda. ❖ No declarations were made. Chair Cochran asked if anyone in the audience objected to any Planning Commission member hearing any of the items on the agenda. ❖ None heard, record shows there were no declarations. Chair Cochran stated the Planning Commission needed and valued public input explaining it helped the Commission understand the issues more clearly and allowed for better recommendations to City Council. Furthermore, in many cases, this could be the only forum for the public to get facts and opinions placed into the official record and City Council will use to make the Commission's decision. He encouraged those present to take full advantage of this opportunity. APPROVAL OF MINUTES Commissioner Hendler moved to approve the Planning Commission meeting minutes of November 17, 2022. Commissioner Moffitt seconded, and the motion carried unanimously. OLD BUSINESS None. PUBLIC HEARINGS A. Code Amendment Mixed Use District Amendment (CA2022-003) Good evening members of the Planning Commission. This item is a proposal to amend our existing Waterfront Development District. The proposal would establish a new Mixed Use Zoning District that would be applicable citywide. The original waterfront district, just for memory, was adopted by City Council in January of 2021 outside of the Waterfront Development District, which today is applicable only to the Osprey Point neighborhood where the Port of Pasco operates. Outside of that area, the City does not provide a development standard or regulations for mixed use projects, sites or buildings. So, the request for a text amendment would identify a set of modifications to the Waterfront Development District, amend it, rename it, and allow the facilitation of mixed use sites citywide and implement it under the Comprehensive Plan Mixed Residential and Commercial Land Use. The proposal implements and aligns with several policies, plans and projects of the City of Pasco, including the 2018-2038 Comprehensive Plan and the City Council goal specifically for economic vitality. View Emily Weimer with AHBL Consulting presentation here: Pasco - Document Center [civicweb.net} Planning Commission Meeting Minutes Page 2 of 11 December 15, 2022 ❖ Comments/Questions from Commissioners Commissioner Hendler asked why are cul-de-sacs not allowed? That seems a little restrictive. Emily Weimer stated we suggested that cul-de-sacs are not the best in this district because it's not just a residential district, it's a mixed use district and we want it to be walkable with good circulation. Chair Cochran asked so now we want to turn that into a mixed use, but we're still going to have all these sections and provisions for Osprey Point in the mixed use. Will this work somewhere else in the City? Jacob Gonzalez answered yes and no. The reason for not modifying specifically the Osprey Point Code and leaving that as is was the intent and really the end result if the Waterfront Development District are mixed use projects, mixed use sites. However, because Osprey Point is relatively constrained, the options are more limited even though the regulations are allowing quite a bit of flexibility, whereas allowing a Mixed Use District citywide which would be applicable or permitted under the Mixed Residential Commercial Land Use. You have to put in additional requirements to ensure because you're not constrained to just one or two parcels. Our hope is to write the code in a manner that which is easy to apply from a City staff perspective, and certainly easy to understand and move forward with from the private or the applicant side. Chair Cochran asked I saw in the PowerPoint 85, 90, 45, and 15. Is that like number of stories is like three story, two story, one story? Is that how that height is arrived at? Emily Weimer answered that's present in feet, and an average story is about 1 Oft. We did look at your existing code, too, so we didn't suggest anything that would be egregious or very different from what the City already allows. Commissioner Hendler asked going back for a minute to the height restrictions, sloping roofs, I'm sure there's some provisions in there as to where the height would be applied to a sloping roof. Rick White answered it's midway between the eaves and the peak, essentially. Commissioner Mendez asked it appears that you plan to revise or adopt changes to protect against unsafe signs. Did you mean unsafe signs from a safety perspective or were you talking about the content of the sign, something that could be objectionable? Emily Weimer answered this proposal is just for safety in terms of like, imitating road signs or location too close to the right of way, that sort of safety hazard issues. Planning Commission Meeting Minutes Page 3 of 11 December 15, 2022 •'• Public Comment: None Chair Cochran stated staff gave us two options. One option is to close the public hearing on this proposed code amendment and go ahead and recommend this to the Council as defined. Then there's also an option to continue the public hearing to next month and continue discussions on this. Commissioner Mendez made a motion to continue the public hearing on the proposed code amendment for the Mixed Use Zoning District (CA2022-003) to the January 2023 Planning Commission meeting. Seconded by Commissioner Hendler, motion passed unanimously. B. Staff Report Broadmoor Master Plan and EIS Greetings, members of the Planning Commission, staff is preparing to issue both the Broadmoor Master Plan and the associated non -project Environmental Impact Statement. The purpose of the staff report today is to provide the Planning Commission with an update on the progress of both the Master Plan and the EIS itself. Issuance of both the plan and the EIS are expected to occur tomorrow afternoon. With regard to the Master Plan: ➢ Identifies vision and purpose ➢ Integrates and aligns current and new planning policies with vision/purpose context and needs ➢ Identifies specific standards necessary for implementation ➢ Is intended to be updated/amended With regard to the Environmental Impact Statement: ➢ Current conditions, constraints, challenges ➢ Identifies necessary mitigations, being transportation and infrastructure, and habitat ➢ Alignment with Council goals, Municipal Code and Comprehensive Plan The preferred alternative, which differs from the Comprehensive Plan land use, had variety and much more land use allocations. So, what we've done is simplify that and then we did have to reallocate a lot of the land uses. We have to shift a little bit of where the open space was, where the commercial was, where the residential was, etc., because of the development that happened throughout the planning effort and also reacting to forecasts and market demand. So, you see here a much more refined and simplified land use. The proposal for the street network in the Broadmoor area incorporates proposed infrastructure associated with: ➢ Transportation System Master Plan ➢ Comprehensive Plan ➢ Tax Increment Finance District ➢ Existing/Pending Developments Planning Commission Meeting Minutes Page 4 of 11 December 15, 2022 There is a similar plan for our bike PED, our multimodal transportation network, which will for the most part follow the street network but will be differentiated by multiuse pathways, multiuse pathway in Pasco. This is implementing the TSMP, the Comp Plan, supported with the Tax Incremental Finance District and again aligning with the existing and pending development. So, each element required in the draft Environmental Impact Statement requires the City to identify mitigation measures. Now these may change based on public and agency feedback we get over the next 30 or so days, but in total we have 105 total mitigation measures. You will notice on transportation there is 47 and that represents projects, code standards, improvement requirements, etc. We believe that our EIS that's been developed for this really represents a refined project here. And here's an example of what you would see for kind of summarized mitigation measures. On transportation, you can look at the bottom promoting multimodal transportation by adopting connectivity standards similar to the mixed use district. I think the idea of having a walkable accessible neighborhood or part of the City is going to require the necessary utility, in this case the road network itself, to support that kind of growth, especially being located right off of the Interstate 182 and the growing demands on that facility. It's important for us to take what we can and build the appropriate facilities to accommodate all that growth. DEIS-Proposed Mitigation Type: ➢ Historical and Cultural Resources: The City has determined that an off -site mitigation strategy to offset impacts from habitat loss would best meet the goas and objectives of the Broadmoor Subarea Master Plan. ➢ Land and Shoreline Use: Provide shoreline public access in conformance with adopted Rivershore Linkage and Amenity Plan. ➢ Population, Housing, and Employment: Create and ensure conformance with design and development standards that accommodate forecasted growth targets. ➢ Transportation: Promote multi -modal transportation by adopting connectivity standards So, next steps in process. As I stated earlier, the intent is to issue both the plan and the EIS tomorrow and so a public notice will go out and that it kicks off the public comment period. There's a 30 day public comment period as required by state law, Department of Ecology and then that will wrap up in January. ❖ Comments/Questions from Commissioners Commissioner Hendler asked if the draft will show where proposed parks and riverfront access. Jacob Gonzalez answered in regard to parks, to an extent. We don't show specifically where neighborhood parks are going to be, but we did reserve space on the shoreline for open space. And then one of the mitigation measures is ensuring that our level of service for parks is maintained. For instance, our parks plan has a specific level of service for what kind of facility based on the number of people. So, if a development comes through with 1000 dwellings and you average that by the number of members per household, you'll get 3000 people, and the level of service says you need X amount of space for every 1000 people. And that's how we would ensure that park space is provided in the Broadmoor area. Planning Commission Meeting Minutes Page 5 of 11 December 15, 2022 Rick White stated the waterfront is owned wholly by the Corps of Engineers and it's my understanding that what they are doing with it now is what its intended to be done with it forever, which is mitigate impact of the McNary pool. Chair Cochran stated you mentioned the bike and PED paths is there a deliberate plan to try to link that up or model that after, say, Chiawana side? Jacob Gonzalez answered I think in the future, certainly that will be a topic to discuss and warrants further discussion. In fact, the Master Plan and the draft EIS, identifies that the shoreline area between Court and Burns, probably needs further study. Again, I point out that 1200 acres is a fairly significant piece of land, and there's the increased development pressures the closer you get to the Interstate and Broadmoor Boulevard. So that's a significant piece of land, but we wanted to be careful not to over prescribe too far into the future. Forecasting is already difficult, and that's part of the reason why we wanted to make sure that this plan is written in a way that is that it can be updated and adaptable for needs in the future. So, I would expect that, particularly on the shoreline where we have received significant comment with different projects and plans for the City, that there's going to need to be additional effort on the shoreline in the Broadmoor area. ❖ Public Comments: My name is Courtney Witten. I am coming to you from Spokane, I'm located at 601 West Riverside. But I am an attorney who represents American Rock Products. Many of you may be familiar with the American Rock Products in the area, but they have an interest in the Central Premix site located on a significant chunk of the Master Plan area, primarily in the middle, and they operate the concrete plant and an office. And then there's also an affiliate of American Rock Products who runs a retail business storefront at the site as well. And American Rock Products is currently able to do all of those things through special use permits. And so why I'm here tonight is to ask the commission to consider American Rock Products plans for going into the future as they implement this Master Plan. You can see on I don't know if you can see the screen, but I can see the screen. You can see this area where American Rock Products has mined for years in the past, and they are reaching the point of beginning the reclamation process, but they fully intend to continue their business and operations, the concrete plant, the retail front, and their business office building for at least the next ten years. And so, what they would ask of the commission and then of the City, is that as they implement this plan and what I see from Mr. Gonzalez tonight is that where they are currently located would be a mixture of residential zoning. And so American Rock Products would ask that staff look at this again, that they perhaps could designate that area as light industrial, which would allow yes, exactly. American Rock Products to essentially wrap up its operations at the site with some certainty that would be allowed through that zoning and not have to worry about applying for and being Planning Commission Meeting Minutes Page 6 of 11 December 15, 2022 granted the special use permits. And so, they also see this kind of wrapping up process that will be mutually beneficial to the City if it implements the Broadmoor plan, because they will have a concrete cement plant right smack in the middle as they're building the infrastructure to implement this plan. So that is why I'm here. And they would just ask that you keep them in mind as this is written and in hopes that they can continue in that mutually beneficial partnership and make the transition as smooth as possible. And then, as Mr. Gonzalez stated earlier, they will wrap up, finish the reclamation project, and then, of course, the area could be rezoned to residential, however dense that is or whatever that may look like in the future for the City. So that's why I'm here tonight, and we're happy to work with the city going forward on this project. Commissioner Moffitt stated, you said that they are functioning on special use permits, and you said that they plan to continue on for at least the next ten years, but it's all very broad and very vague on when their final shutdown plan is, if there is one. My question is, if you want this considered to continue business as they do, is there an end date? Are we talking at least ten years from now? But it could be 30. It's just too broad for me right now. Courtney Witten commented I don't have a specific end date for you, but I do not believe that they intend to be operating in the same 30 years. Commissioner Torres asked considering that, has there been any plans, or anything shared with either staff or maybe anything drafted that you could share at this point with the staff or the Commission on their future plans? Courtney Witten answered my understanding is it's just in winding down. So, the lease of the mining, the lease that's on the land you can see in green there is about to be expired, and they will not be mining for gravel there any longer. So that's about all I have. We can certainly send the City some more information if you like. We're happy to share and give you guys more specifics to help answer those questions. Chair Cochran stated I would probably encourage you to continue working with staff, maybe give them some more concrete kind of timelines and plans, and that might help in their planning and development. Rick White stated I think Ms. Witten's concern, if I can paraphrase, she can correct me if I'm not doing it correctly. The conditional use permit for the mining operation and for the batch plant and the lease, I believe, expire either the same time or roughly the same time. American Rock will be assuming the lease is extended, and that provides them the opportunity to apply for extending the conditional use permit. A conditional use permit is probably not a preferred method of vesting for, let's say, a ten year period. The certainty for American Rock would come in their ability to have a land use designation that allows the operations outright. Chair Cochran closed the public meeting. Planning Commission Meeting Minutes Page 7 of 11 December 15, 2022 WORSHOP A. Staff Report 2022 Comprehensive Plan Amendments Greetings again members of the Planning Commission. The purpose of this report is to provide the Planning Commission with an update on the 2022 Comprehensive Plan Amendment docket. This is the second of two workshops to discuss the individual amendment proposals and evaluate them for the requirements of the Pasco Municipal Code. The specific criteria identified in the Pascal Municipal Code in which to evaluate each application are: ➢ The proposed amendment bars a substantial relationship to the public health, safety, welfare and protection of the environment. ➢ The proposed amendment is consistent with the requirements of Chapter 36.7A RCW and with the portion of the City's adopted Comprehensive Plan not affected by the amendment. ➢ The proposed amendment corrects and obvious mapping error; or ➢ The proposed amendment addresses an identified deficiency in the Comprehensive Plan. The additional factors for consideration when basing decision to recommend approval, denial or modification of each of the applications prepared for the docket cover a wide variety of topics, including compatibility with surrounding land uses and neighborhoods, impact on community facilities, public utilities, infrastructure such as transportation or parks, the quantity and type of a proposed land use amendment, and the effect on the Comprehensive Plan itself. These criteria will be those that staff uses to help us provide initial recommendations to the Planning Commission at a public hearing in January. You may recall that there were 18 to begin with, after council recommendations and establishment of the docket, that was pared down to 16. There are ten private applications initiated by members of the public and six initiated by the City. The amendments are: ➢ CPA2022-001 Kidwell (Broadmoor Blvd & Burns Rd.) Future Land Use Map Amendment: Medium Density Residential to Mixed Residential and Commercial, parcel 11518065, 3.89 acres, determination of non -significance 6/7/22. ➢ CPA2022-002 Jankelson (Road 68 & Argent) Future Land Use Map Amendment: Low Density Residential to Mixed Residential & Commercial, parcels 117642098, 117642105, 2.18 acres, Determination of Non - Significance issued 06/07/2022. ➢ CPA2022-003 Broetje Orchards (A Street) Future Land Use Map Amendment: Industrial to Mixed Residential & Commercial, parcels 112470014, 112430012, 112430021, 112462078, 112462096, 197 acres, Determination of Non -Significance 06/04/2022; DEIS issued. ➢ CPA2022-004 Lavrentiev (Broadmoor Blvd) Future Land Use Map Amendment: Low Density Residential to Medium Density Planning Commission Meeting Minutes Page 8 of 11 December 15, 2022 Residential, parcel 115180075, 32.26 acres, Determination of Non -Significance, issued 06/07/2022. ➢ CPA2022-006 Olberding 2 (Expanded UGA) Future Land Use Map Amendment: Commercial to Mixed Residential & Commercial, parcel 114330048, 12.82 acres, Determination of Non -Significance, issued 06/07/2022. ➢ CPA2022-007 Mullen (Clemente Lane) Future Land Use Map Amendment: Commercial to Mixed Residential and Commercial, parcel 116160080, 2.5 acres, Determination of Non -Significance, issued 06/07/2022. ➢ CPA2022-008 Blake (Chapel Hill Blvd) Future Land Use Map Amendment: Commercial to Mixed Residential & Commercial, parcels 115480078, 115480079, 4.6 acres, Determination of Non -Significance, issued 06/07/2022. ➢ CPA2022-009 Alford (Broadmoor Blvd) Future Land Use Map Amendment: Low Density Residential to Mixed Residential & Commercial, parcel 115180055, 19.93 acres, Determination of Non -Significance, issued 06/07/2022. ➢ CPA2022-010 McClory (N 28th Ave) Future Land Use Map Amendment: Commercial to High Density Residential, parcel 119312083, 8.48 acres, Determination of Non -Significance, issued 06/07/2022. ➢ CPA2022-011 Lavrentiev (Court St & Road 68) Future Land Use Map Amendment: Commercial to Mixed Residential & Commercial, parcel 118501041, 6.68 acres, Determination of Non -Significance, issued 06/07/2022. ➢ CPA2022-013 Downtown Pasco Land Use Future Land Use Map and Text Amendment: Establish Downtown Land Use, various parcels, 153 acres. ➢ CPA2022-014 Broadmoor Master Plan Future Land Use Map and Text Amendment: Broadmoor Master Plan, various parcels, 1,200 acres, Determination of Significance, issued March 2017, revised July 2021. ➢ CPA2022-015 Ramgar Estates Map Correction: Commercial to Mixed Residential & Commercial, various parcels (Heritage Blvd), 8.13 acres. ➢ CPA2022-016 Court Street Map Correction: Commercial to Mixed Residential & Commercial, various parcels (W Court St N 14'h Ave-N 19th Ave) 9.25 acres. ➢ CPA2017 S 10`h Avenue Map Correction: Industrial to Mixed Residential & Commercial, various parcels (S 10'b Ave: W A Street-W Washington Street) 4.29 acres. ➢ CPA2022-018 Land Use Descriptions & Criteria Future Land Use Text Amendment: Future Land Use Map Descriptions, citywide parcels & area, Not issued, a Determination of Non -Significance is anticipated. Next on the timeline is the public hearing and recommendation in January 2023. And then those recommendations, if acted on, would then be forwarded to City Council in February and March. Planning Commission Meeting Minutes Page 9 of 11 December 15, 2022 ❖ Comments/Questions from Commissioners Commissioner Hendler asked are some of these project's kind of overlapping the Broadmoor Master Plan? And is there any conflict there? Jacob Gonzalez answered no, certainly no conflict. It's more of a logistics effort where, in order for the Broadmoor Master Plan to be adopted, the Comprehensive Plan amendment associated with it needs to be adopted so we can't move forward with the plan without it being amended, because we're amending the Comprehensive Plan, so we have to do one before the other. OTHER BUSINESS January Meetings: There will be two meetings in January, the original meeting, which is Thursday, January 19th at 6:30pm, and Wednesday, January 250' at 6:00pm. 2023 Work Plan and Schedule: Rick White stated upcoming Planning Commission items are the Downtown Master Plan. You'll be getting a series of code amendments for murals in the downtown area, most likely not for a citywide effort, but it'll probably be focused on the downtown area that you saw probably on the expanded boundaries just a few minutes ago. You'll have a number of items with the Downtown Plan implementation. We proposed in the 2023-2024 budget that the City contract out for that with the same consulting firm that did the Downtown Master Plan itself. Because they're here, they're familiar with the area, they have a real desire to see a plan that they have helped prepare, get seen to its Tuition. And then, of course, we talked about the Broadmoor Master Plan EIS. We had our first public forum Tuesday on the Housing Action and Implementation Plan, so that will be further work at increasing housing accessibility and affordability. We had a stakeholder meeting Tuesday. I think there were maybe 20 attendees, a mix of private and public agencies that was well attended and they offered a lot of information and perspectives. The Shoreline Master Plan, as I was mentioning to Commissioner Moffatt earlier today and Commissioner Torres, probably not very deep or complex. It's a series of mandated state amendments to the Shoreline Master Program that will be considered by the Commission. The Economic Development Plan brand new effort will probably have a consultant chosen within the next couple of weeks. The City of Pasco's first Economic Strategy Plan. We've kind of operated on the coattails of the Comprehensive Plan for a number of years, but given the circumstances and the good luck, good fortune we've had with kind of setting the table for economic development, we're starting to realize some of the fruits of those efforts. So, we're going to look what's next, what's next for the next 20 years, and what can we do in making sure Pasco continues to be successful economically. Planning Commission Meeting Minutes Page 10 of 11 December 15, 2022 Other items you probably recall the Single Room Occupancy Issue, Planning Commission passed code amendments for that. But there is currently a council supported moratorium on Single Room Occupancy units. So, I think that expires in March of 2023. We'll be looking at either continuing the moratorium, probably in alignment with our Housing Action Plan. We'll expect that that particular issue will be further explored to give you a better analysis of what kind of role Single Room Occupancy units play in providing affordable housing. Anti -displacement and disparate impacts analysis, this is an effort that will be coming most likely with our next cyclical update, which will be addressed also through our Housing Action Plan. What it does, essentially, is make sure that the efforts we have with zoning, code revisions, housing and a variety of other issues and infrastructure questions don't have a disparate impact on a particular social or economic segment of our citizenry. Traffic impact fee update, it will be an analysis by a consultant that is going to take a hard look at the projects particularly listed in our Transportation System Master plan, and there are a ton. And they'll try to gauge and offer a recommendation on a transportation impact fee that will help fund some of those projects over, initially a six year period in line with our Capital Improvement Plan, and then looking longer term, in line with our Comprehensive Plan for a 20 year period. Our new city engineer is going to begin work on updates to our City Standard Development and Infrastructure specifications. They're called the Development Standards, and that's a booklet that identifies how you do things, how you build roads, how you build sidewalks, how you install utilities, etc. But it will also be a very major undertaking, a lot of work with the development community, a lot of back and forth. I think the last time this happened, maybe six years ago. So, I'm certain that there will be significant changes in the approach as we move forward with that effort. So, to wrap up this last meeting of 2022, you get to look forward to kind of exploding in 2023 when the new year hits and all the things we've been thinking about. ADJOURNMENT Chair Cochran stated with no other business, I recommend a motion to adjourn. Commissioner Moffitt made the motion to adjourn the meeting, it was seconded by Commissioner Hendler. Passed unanimously. Meeting adjourned at 7:58 pm. Respectfully submitted, Carmen Patrick, Administrative Assistant II Community & Economic Development Department Planning Commission Meeting Minutes Page 11 of 11 December 15, 2022 MEMORANDUM TO PLANNING COMMISSION �City6f PLANNING COMMISSION MEETING co City Hall — 525 North Third Avenue — Council Chambers DATE: THURSDAY, JANUARY 19, 2023 6:30 PM TO: Planning Commission FROM: Jacob B. Gonzalez, Planning Manager SUBJECT: Code Amendment: Mixed Use Zoning District MF# CA2022-003 Background The City has received a request for a zoning text amendment to the Waterfront Development District Zoning District (WDD) and forthe establishment of a new Mixed Use (MU) Zoning District. PMC 25.210.020 states that any person, firm, corporation or group of individuals, or municipal department may petition the Pasco City Council for a zone or text change. The Waterfront Development District (adopted January 2021, via Ordinance No 4514) was established to allow the location of a compatible mix of commercial, residential, and recreational uses on parcels situated close to the Columbia River waterfront and within the Osprey Pointe property, historically owned by the Port of Pasco. Outside of the WDD, the city does not provide development standards or regulations for mixed use projects, sites, or building. The request for a text amendment would identify a set of modifications to the WDD, that would facilitate mixed uses citywide, and implemented underthe current Comprehensive Plan Land Use of Mixed Residential and Commercial. The new Mixed Use (MU) Zoning District would allow a compatible, integrated mix of commercial (and office, education, and government uses) and residential uses. Proposal Timeline Date Descri tion October 2022 Planning Commission - Workshop December 2022 Planning Commission — Public Hearing Planning Commission Comments A public hearing with the Pasco Planning Commission was held on December 15, 2022. Several comments and questions were shared by the Planning Commission. These have been paraphrased below along with responses from staff and the amendment applicant. Comment #1 (Commissioner Hendler): Restrictions on cul-de-sacs. Response: Cul-de-socs are not typically allowed in mixed -use districts due to the emphasis on increased access and providing an environment that is conducive to connectivity and walkability. The proposed ordinance does specific provisions for when a cul-de-sac would be permitted, such as topographic or environmental constraint. Comment #2 (Chair Cochran): Will the proposed amendment impact the existing Waterfront Development District? Response: No, the proposed amendment will not impact the established regulations that apply to the Osprey Pointe area, as identified in the current version of the Waterfront Development District. The reason for not modifying the regulations that apply to Osprey Pointe is due to the containment of the Osprey Pointe area, which allowed for different regulations, that would not be appropriate at a citywide scale. Comment #3 (Chair Cochran): Are the proposed height thresholds related to the number of allowed stories of a building? Response: Proposed height thresholds would determine the number of stories. An average story is about 10 feet. The Pasco Municipal Code (PMC 25.15.040) defines building height as: "the vertical distance from grade plane to the average height of the highest roof surface." Below is a simplified representation of this provision: Midpoint of highest roof surface 1 Comment #4 (Chair Cochran): The proposed amendment includes a block length recommendation of 600 feet. Is the block length requirement consistent with other efforts currently in -progress? Response: Mixed -Use sites are intended to provide an increase of access and connectivity created via shorter block sizes, block lengths, through a combination of public rights -of - way, access easements, and private streets. The proposed block length ensures that mixed -use sites are in conformance with best practices and recommendations. City staff agrees and supports the applicant's proposal for a 600 foot block length in the Mixed -Use Zoning District. Comment #5 (Commissioner Hendler): Do the height restrictions include provisions for sloping roofs? Staff: Roof slopes and heights are governed by the Pasco Municipal Code. PMC 25.15.040 defines building heights as: "the vertical distance from grade plane to the average height 2 of the highest roof surface." The proposed ordinance includes recommendations (not requirements) on building design, with an emphasis on creative and high -quality design. Comment #6 (Commissioner Mendez): Clarification on what the proposed amendment would regulate or change regarding signs. Are they similar to the standards in the Interstate 1-182 Overlay District? Response: The proposed amendment will not modify the content of signs. The provisions of Title 17 "Sign Code" of the Pasco Municipal Code govern signs. The proposed amendment specifies specific restrictions on sign placement to reduce or mitigation safety hazards that would pose a threat to public health and safety. The proposed sign standards are similar to those in the Interstate 1-182 Overlay District. Comment #7 (Commissioner Torres): How is the proposes amendment applied citywide, with respects to the Comprehensive Plan? Response: Pending adoption, the proposed Mixed -Use Zoning District would be a permitted zoning district allowed via the Mixed Residential and Commercial Land Use. The 2018-2038 Comprehensive Plan describes the intent of the Mixed Residential and Commercial Land Use is to allow a combination of mixed -use residential and commercial in the same development. The proposed amendment implements the Comprehensive Plan and the Mixed Residential and Commercial Land Use with a new option that is not currently available. Policy Guidance The proposed code amendment would implement and consistent with the following: • 2018-2038 Comprehensive Plan o Land Use Element o Housing Element o Transportation Element • City Council 2022-2023 Goals o Economic Vitality ■ Implementation of the Comprehensive Land Use Plan through related actions including zoning code changes, phased sign code update, and development regulations and standards. Applicability and Im€alementation The Mixed -Use Zoning District would be applicable to lands within the Mixed Residential and Commercial Land Use. The Mixed Residential and Commercial Land Use covers approximately 430 acres of lands within the Pasco Urban Growth Area. As indicated in the 2018-2038 Comprehensive Plan, and codified in PMC 25.215.015, the intent of the Mixed Residential and Commercial Land Use is to allow a combination of residential and commercial uses within the 3 same development or development site. The Land Use also encourages a variety of housing typologies ranging from single-family to townhomes, apartments, and condominiums at a density of 5 to 29 units per acre. While the Comprehensive Plan encourages mixed -use developments, there is not a zoning district that would enable this citywide. The proposed amendment would implement the Mixed Residential and Commercial Land Use, allowing an applicant to utilize the proposed zoning district to meet the intent of the Comprehensive Plan. Implementation of the proposed code amendment would require a rezone that is conformance with the Comprehensive Plan. For example, a parcel that is currently zoned C-1 in the Mixed Residential and Commercial Land Use, may apply for a rezone to the new MU (Mixed -Use District). This requires a public hearing with the Pasco Hearing Examiner, followed by a final approval by the Pasco City Council. Subsequent permits for buildings and projects would then be required to be in conformance with established district standards. Development Standards As indicated in the background section, the proposed code amendment would modify the existing Waterfront Development Zoning District (WDD) to accommodate mixed -use projects citywide. A summary of proposed changes is attached to the staff report as Exhibit A. The draft ordinance (Exhibit B) provides all proposed changes to the WDD. Environmental Determination City staff issued the Notice of Application for on November 29, 2022. A Determination of Non - Significance was issued on December 28, 2022, indicating that the City has determined the proposal does not have a probable adverse impact on the environment. No comments were received on the SEPA. Staff Report Exhibits • Exhibit A: Summary of Changes • Exhibit B: Draft Ordinance RECOMMENDATION MOTION: I move to close the public hearing on the proposed code amendment for the Mixed - Use Zoning District (CA2022-003) and recommend the Pasco City Council adopt the proposed code amendment as contained in the January 19, 2023, staff report. 4 EXHIBIT #A SUMMARY OF MAJOR CHANGES (NOT AN EXHAUSTIVE LIST) Criteria] Chapter Relation to other Codes Recommendation Change Waterfront to Mixed Use District This zone will not be considered a "residential" zone for purposes of interpreting other Title 25 regulations Permitted Outside of Osprey Pointe store / shop size " Commercial Use is 40,000 gross square feet (compared with 80,000) - larger is allowed with a CUP I Prohibited Uses I Added "Single Room Occupancy Units" as a prohibited use Dimensional Same as existing, create a separate section Standards (outside of to distinguish between Osprey Pointe and Osprey Pointe) City -Wide Maximum Building • Commercial, office, education and Height at all other government uses: maximum 85' locations (outside of except with a special permit Osprey Pointe) • Residential accessory: 15' • Residential detached single-family and duplex: 40' • Residential courtyard apartments/condos: 45' • Multifamily adjacent to commercial areas or in mixed -use buildings: 90' Landscaping . Materials and spacing requirements L - Rationale Implements the Comprehensive Plan land use designation and goals and policies; applies to a wider area There are codes that discuss spacing or other development standards that relate to residentially zoned areas (i.e. PMC 25.165.205, 25.165.050(2)(a)) Encourage neighborhood stores and specialty centers; encourage right -sizing the retail for compatibility with residential There is a current moratorium on SRO's—these can be studied and amended later, if desired Separate standards are created to maintain the original site - specific code of Osprey Pointe, and to develop code for the purposes of City-wide implementation. While theses standards are currently proposed to be identical we want to structure the code so that future changes could be made in a straight -forward fashion. The proposed height limits for single-family detached, duplexes, and courtyard apartments / condominiums are consistent with R-3 and R-4. Provide a higher standard for area beautification; creates a Road frontage landscape buffers on commercial properties adjacent to or across from residential zones • Landscaping on pedestrian walkways Design standards Cul-de-sac prohibition, maximum block (transportation) length, and private street allowance (outside of Osprey Pointe') Building design standards (outside of Osprey Pointe) Screening standards (outside of Osprey Pointe) Temporary business standards (outside of Osprey Pointe) I Sign standards (outside of Osprey Pointe) Design requirements (structures, site planning, and landscaping) (outside of Osprey Pointe) Requirements for architectural elements, exterior wall materials, frontage walls, pedestrian entry treatments, and electrical / mechanical equipment screening, and allowance for sidewalk seating Screening of equipment, materials and goods behind 100% sight obscuring fence, wall or structure Allows temporary businesses. Includes regulations for temporary businesses on siting, accessory equipment, and signage. buffer between residentially zoned properties Provides flexibility in street design; promotes a walkable and bikeable area; improve street connectivity and promote safety Similar to 1-182 overlay standards. The intent is to implement the goals and policies of the Comprehensive Plan by promoting high quality development using aesthetically pleasing designs, creating a safe pedestrian -oriented streetscape, and upgrading Pasco's visual identity, and reduce the impact of parking lots and blank walls. Similar to 1-182 overlay standards. Promote high quality urban areas. Similar to 1-182 overlay standards. Provides limitations on accessory equipment to keep the business temporary Requirements for signs including Similar to the 1-182 overlay permitted and prohibited signs. Establishes standards. Protect against relief. unsafe signs and recognize speech rights. Creates desirable and undesirable Allows for flexibility in design as elements of project design to encourage design is often contextually and discourage certain design elements. based. 1 These additional design standards / requirements are not proposed at Osprey Pointe as some property has already been developed with certain standards. The Osprey Pointe site is under a master development agreement. EXHIBIT #B Chapter 25.127 MU MIXED uac uiar r%r..r Sections: 25.127.010 Purpose. 25.127.015 Terms defined. 25.127.020 Permitted uses. 25.127.030 Permitted accessory uses. 25.127.040 Conditional uses. 25.127.050 Prohibited uses. 25.127.060 Unlisted uses. 25.127.070 Development standards. 25.127.010 Purpose. The purpose of the mixed use MU district is to allow the location of a com atible and integrated mix of commercial and office education and government uses with residential uses as established within the comprehensive plan. This zone district is intended to orovide a high level of diversity in housing types including townhouses and flats in mid -rise buildings ranging from two to six stories to move toward the cit •'s land use and housin oafs and policies relating to density and a broad range of housing types, as required under the Growth_ Management Act Chapter 36.70A RCW. In addition round floor neighborhood -scale commercial and/or office uses are encouraged to create a cohesive bike- and oedestrian oriented community. These uses are to be designed to complement and support the nearby_ retail. office and residential uses and located in resulting in reduced vehicle trips and a more sustainable and convenient environment with potential access to transit. 25.127.013 Relation to Other Codes. (1) This chapter sets out standards for site development and as such the overlay districts identifying area -specific standards for aesthetics and design i.e. the Commercial Corridors Design Standards in Chapter 25.135 PMC and the 1-182 Corridor Overlay District in Chapter 25.130 PMC) do not ataply to prot,ertv zoned MU. Proposed Amendment to PMC 25.127 Prepared by AHBL, Inc. December 5, 2022 Deleted: WD WATERFRONT DEVELOPMENT DISTRICT... Deleted: The purpose of the waterfront developmen7(WD) district is to allow the location of a compatible mix of commercial, residential, and recreational uses on parc situated close to the Columbia River waterfront and within the Osprey Point property, historically owned by the Port of Pasco.... (2) This zone is not to be considered a "residential" zone for purposes of interpretation of other Title 25 regulations. 25.127.015 Terms defined. "Artisan manufacturing" means small-scale businesses that manufacture artisan goods or specialty foods. Small manufacturing production primarily focuses on direct sales rather than the wholesale market. us re rointe" means that geographic area situated close to the tuiumbia River waterti unit and within the property known as Osprey Pointe historically owned by the Port of Pasco. 25.127.020 Permitted uses. The following uses shall be permitted in the mixed use district: Deleted: waterfront development (1) Commercial, Office, Educational, and Government Uses. (a) All uses permitted in the 0 office district; (b) Artisan manufacturing; provided, that such uses are intended to be compatible with surrounding development and shall adhere to the following requirements: (i) Structures shall not encompass more than 10,000 square feet of area, and the 10,000-square-foot total shall include all indoor storage areas associated with the manufacturing operation. Outdoor storage is prohibited. (iii) Loading Docks. Where the site abuts a residential use, the building wall facing such lot shall not have any service door openings or loading docks oriented toward the residential use. (iv) Public Viewing. Artisan manufacturing uses must accommodate public viewing or a customer service space. Public viewing shall be accomplished with windows or glass doors covering at least 25 percent of the front of the building face abutting the street or indoor lobby wall, allowing direct views of manufacturing. The display area may be reduced below 25 percent where fire -rated separation requirements restrict opening size as determined by the building official. A customer service space including a showroom, tasting room, restaurant or retail space may be provided that substitutes for the exterior public viewing area. Proposed Amendment toPMC25.127 Prepared byAHBL,Inc. December 5, 2022 (v) All uses shall not emit smoke, gas, odor, dust, sound, vibration, soot, heat, glare, or light that is detectable beyond the property line; (c) Banks and financial institutions; (d) Bars, taverns, and craft breweries, boutique wineries, and small-scale distilleries and/or tasting rooms (any production of product shall be small-scale in nature, with annual production limited to 300 barrels per year of beer or equivalent product); (e) , Reserved: (f) Dancing schools; (g) Gyms and fitness centers; (h) Hotels and motels; (i) Laundries/dry cleaners; 0) Portable food vending/food trucks; (k) Printing shops; (1) Public or commercial parking garages; (m) Public markets for fresh produce and craft work; (n) Restaurants and eating establishments, including food halls with shared common areas; (o) Stores and shops for the conduct of retail business and similar services in buildings not exceeding 40,000 gross square feet (except that the maximum area is 80,000 gross square feet at Osprey Pointe) such as: (i) Bakeries, retail for distribution from the premises; (ii) Barber and beauty shops; (iii) Bookstores, except adult bookstores; (iv) Catering establishments; (v) Artist and office supplies; (vi) Florists; (vii) Specialty retail stores; (viii) Museums and art galleries; Proposed Amendment to PMC25.127 Prepared by AHBL, Inc. December 5, 2022 3 Deleted: Churches and similar places of worship; (ix) Clothing, shoes and accessories, and costume rentals (new/unused materials only); (x) Crafts, stationery, and gift shops; (xi) Department and drug stores; (xii) Grocery or specialty food stores; (xiii) Furniture and home appliance stores; (xiv) Import shops; (xv) Jewelry and gem shops, including custom work; (xvi) Shoe repair shops; (xvii) Sporting goods stores; (xviii) Tailor and seamstress shops; (xix) Upholstery shops; (p) Locksmith shops; (q) Membership clubs; (r) Theaters (movie or live theater); (s) Veterinary clinics serving household pets (no boarding or outdoor treatment facilities); and (t) Universities, colleges, and business, professional, technical, and trade schools. (2) Residential Uses. (a) ,necifir limitations at Osprey F (i) Single-family detached dwellings maybe located west of the alignment of South Maitland Avenue at densities prescribed under PMC 25.127.070; ii Attached single-family dwellings (duplexes and townhouses) may be located east of the extension of South Maitland Avenue, but no further than 500 feet east of the alignment of South Oregon Avenue, at densities prescribed under PMC 25.127.070; iii ,Multifamily dwellings may be located no further than 500 feet east of the alignment of South Oregon Avenue; and Short-term vacation rental uses and bed and breakfasts may be established where residential uses are allowed. Proposed Amendment to PMC 25.127 Prepared by AHBL, Inc. December 5, 2022 4 b Sin le-famil dwellin s includin zero -lot -line dwellin s - ic) Two-family and multiple lfamily) dwellingss• d Recreational facilities for residents N.e. playground, basketball courtbocce ball court). (3) Recreational and Entertainment Uses. (a) Specificg�rovisions at Osprey Pointe: Uii) Indoor and outdoor event and entertainment uses and facilities (commercial or public), not to exceed 15 acres; ii Marinas and marine repair facilities; iii Mixed -use buildings containing any combination of residential, commercial, office, educational, and government facilities in a single building; and iv Public and private parks and trails. (b) indoor and outdoor event and entertainment uses and facilities (commercial or public). 25.127.030 Permitted accessory uses. (1) Accessory dwelling units when associated with a permitted residential use; (2) Family home childcare in conformance with WAC 170-296A-0010; (3) Sheds not exceeding 200 square feet provided they are located in the rear yard of residential uses or a place of business and attached to the primary structure; (4) Private parking lots and garages meeting the development standards of this chapter; (5) Storage facilities accessory to multifamily dwellings for the sole use of residents; (6) Home occupations in accordance with Chapter 25.150 PMC; M The keening of dogs and cats provided such number of animals does not exceed three dop,s and three cats (8) On lots with a minimum of 5.000 square feet and containing only one single-family dwellinp, unit, the keepine of up to three rabbits or three chicken hens for personal use, rovided the total number of animals I includiny, dogs cats, rabbits and chicken hens does not Proposed Amendment to PMC 25.127 Prepared by AHSL, Inc. December 5, 2022 exceed six: in all cases animals shall not be allowed to roam or fly to other properties- roosters are not al lowed; (9 Alcoholic beverage sales; (! _ Private streets, meeting the standards of PMC 25.127.070(1�& (11) Swimming pools: and (121 Plazas, courtyard, water features (such as fountains and cascading water features) and other outdoor gathering spaces and amenities. 25.127.040 Conditional uses. The following uses are permitted subject to the approval of special permit as provided in Chapter 25.200 PMC: (1) Retail, wholesale, and department stores and shops exceeding a gross floor area of 40,000 square feet for exceeding; 80,000 square feet at Osprey Pointe;; (2) Landscape gardening and storage area for equipment and materials; provided, that plants and materials are located behind a building and are not visible from the public right-of-way or residential uses; (3) Nursing homes and assisted living facilities; j Deleted: 7 Deleted: and Deleted: 8 Deleted.-. (4) CI IUI LI1C� auu �n nnar places of wvi a—p. Marine gas sales; _ Deleted:4 (6 Gasoline and service stations_ _ Deleted 5 O Drive-thru uses wided that drive thru aisles should n.rovide adequate on -site nueuing._ ; = Deleted: e Q_ Indoor and outdoor event and entertainment uses and facilities (commercial or public) Deleted: 7 exceeding 15 acres; and ( Exceptions to maximum building heights listed in PMC 25.127.070(9). _ I Deleted: a 25.127.050 Prohibited uses. The following uses are prohibited district: _ _ _ (Deleted: in the WD (1) All uses permitted conditionally in the 1-2 medium industrial district; Proposed Amendment to PMC 25.127 Prepared by AHBL, Inc. December 5, 2022 6 (2) Automobile assembly, services, or repair; (3) Vehicle rental; (4) Tire stores; (5) Car washes; (6) Automobile detail shops; (7) Automobile sales; (8) Auto body shops; (9) Mini -storage facilities; (10) Pawn shops; (11) Card rooms and bingo parlors; (12) Secondhand dealers —similar or like uses although not specifically listed are also prohibited; (13) Adult bookstores or entertainment facilities; (14) Truck stops — diesel fuel sales; (15) Truck terminals; (16) Heavy machinery sales and service; (17) Contractor's plant or storage yards; (18) Mobile home and trailer sales and service; (19) Veterinarian clinics for livestock, including outdoor treatment facilities; (20) Pharmaceutical laboratories; (21) Industrial medical facilities; (22) Any outdoor manufacturing, testing, processing, or similar activity; (23) On -site hazardous substance processing and handling or hazardous waste treatment and storage facilities; (24) Kennels and animal boarding facilities; (25) The manufacturing, compounding, processing, packaging of cosmetics, pharmacology, and the reducing and refining of fats and oils; Proposed Amendment to PMC25.127 Prepored by AHBL, Inc. December5, 2022 7 (26) Junkyards, automobile wrecking yards, scrap iron, scrap paper, or rag storage, sorting, or baling; (27) Cemeteries; (28) Recreational vehicle parks; and (29) Outdoor storage of RVs, boats and trailersLand „le Room Occmancv units. 25.127.060 Unlisted uses. All unlisted uses shall be classified as conditional uses and require a special use permit under Chapter 25.200 PMC. 25.127.070 Development standards. (1) All structures, uses, and shoreline modifications shall comply with the City of Pasco Shoreline Master Program (Chapter 29.15 PMC), where applicable. (2) Minimum Density. (a) Commercial, office, education and government uses: none. (b) Residential uses: 14 units/net acre average for residential portions of Osprey Pointe Deleted: the WD district (net acre excludes infrastructure, such as roads, utility easements, stormwater infrastructure, and excludes critical areas, and applies to the entire WD district rather than to individual developments). Additionally, residential uses shall not comprise more than 50 percent of the gross land area within Osprey Pointe cl Residential uses: Average of 5 to Deleted: the WD district 29 dwelling units per net acre. For thepurl),oses of this subsection net acre excludes Deleted: tl infrastructure such as roads utility easements stormwater infrastructure excludes critical areas and excludes other unbuildable areas such as an required landsca a buffer areas fire lanes and harking lots. and applies to the entire MU district rather than to individual developments. (3) Minimum Lot Area at Osprey Pointe. (a) Commercial, office, education and government uses: none. (b) Residential uses: 1,000 square feet (single-family detached), 1,500 square feet per unit (duplex and single-family attached). There is no minimum lot area for multifamily dwellings. Proposed Amendment to PMC 25.127 Prepared by AHBL, Inc. December 5, 2022 (4) Minimum Lot Width Osprey Pointe. (a) Commercial, office, education and government uses: none. (b) Residential uses: 35 feet (single-family detached), 20 feet per unit (duplex and single- family attached). There is no minimum lot width for multifamily dwellings. (5) Lot Coverage sprey Pc Dictated by parking requirements, setbacks and landscaping. (6l Dimensional Standards for Lots not located of Os;;rey Pointe. The followinp standards apply exce t in cases of a Bindinp Site Plan or Zero Lot Line development in which case there are no minimums): �aj Minimum Lot Area. i Commercial office education and government uses: none. ii) Residential uses: 1,000 square feet sin le-famil detached 1,500 square feet l2er unit [duplex and single-family attached). There is no minimum lot area for multifamily dwellings. (by Minimum Lot Width. i Commercial office education and government uses: none. Oil Residential uses: 35 feet fsinPle family detached], 20 feet per unit {duplex and single-family attached). There is no minimum lot width for multifamily dwellings. (ci Lot Coverage. j7ictated by parking requirements setbacks and fandsca Ind - Deleted: Allot1wruses_ Q Minimum Yard Setbacks —Front. _ I Deleted: 6 (a) Commercial, office, education and government uses: none. (b) Residential uses: 10 feet (single-family detached and attached, and duplexes), 20 feet (garden -style apartments/condominiums), none for multifamily adjacent to commercial areas or in mixed -use buildings. (' Minimum Yard Setbacks — interior Side Yard. _ Deleted: 7 (a) Commercial, office, education and government uses: none. (b) Residential uses: five feet (for primary structures in single-family detached and attached, and duplexes; however, the minimum yard setback is reduced to three feet where fire barriers are provided for buildings), 15 feet from other buildings (garden -style Proposed Amendment to PMC 25.127 Prepared by AHBL, Inc. December 5, 2022 9 apartments/condominiums), none for multifamily adjacent to commercial areas, in mixed - use buildings or for zero -lot -line development. ( ;) Minimum Yard Setbacks —Street Side Yard and Rear. Deleted: g (a) Commercial, office, education and government uses: none. (b) Residential uses: 10 feet (single-family detached and attached, and duplexes; however, the minimum setback for detached garages is three feet), feet from other buildings _ Deleted: 20 (garden -style apartments/condominiums), none for multifamily adjacent to commercial areas or in mixed -use buildings. { 1 Maximum Building Height. Deleted: 9 (a) At O%. Uii]_Commercial, office, education and government uses: 60 feet. ii Residential uses: 35 feet (single-family detached and duplexes), 40 feet (single- family attached and garden -style apartments/condominiums), 90 feet (multifamily adjacent to commercial areas or in mixed -use buildings). [bl At all other locations: i Commercial office educdtion anU •overnmei IL uses: maximum 85 feet except a greater height may be approved by special permit. (ii) Residential uses: maximum 15 feet for accessory buildings maximum 40 feet for Deleted.3s detached single-family, duplexes; maximum 45 feet for.�owtyardDeleted: garden -style apartments/condominiums; maximum 0 feet for multifamily adjacent to commercial Deleted: as areas or in mixed -use buildings; except that in all cases a greater height may be approved by special permit. NO Nothing in this chapter precludes the use of rooftop decks or permitted uses to be permitted on the roof provided that building codes are met. (_Fences and Hedges. _ Deleted: io (a) Fences and walls shall meet the requirements of Chapter 25.180 PMC, with the following exceptions: (i) Fences and walls shall be constructed using a combination of natural materials such as wood, stone, or brick including those on industrially used properties. (ii) Barbed wire and electrified fencing are prohibited on all properties. (12 Parking and looms_ _ _ _ Deleted: ii Proposed Amendment to PMC 25.127 Prepared by AHBL, Inc. December 5, 2022 10 (a) All new uses in the U district must provide parking in accordance with Table _ 25.127(1). The Community and Economic Development Director may approve ratios lower than the minimum if the new use provides bicycle parking, includes access to an improved bus stop, or will have shared parking spaces. See subsections (11)(d), (11)(e), and (11)(f) of this section pertaining to parking reductions. The Community and Economic Development Director shall determine parking requirements for unlisted uses. Uses which are not listed in the table shall have parking requirements of the nearest analogous use which is included in the table, as determined by the Community and Economic Development Director. If the number of minimum off-street parking spaces required in Table 25.127(1) contains a fraction, the number shall be rounded up if the fraction is equal to or greater than one-half, and rounded down if less than one-half. (b) On -street parking or off-street public parking lots maybe used in combination with dedicated off-street parking to accommodate parking demand from individual developments. (c) On -street and off-street public parking maybe time -limited, metered, or otherwise restricted in order to ensure that parking demand from individual developments does not adversely impact parking availability for the district as a whole and may be managed by either the Port in the case of ospirey Pointe ro ert , City or an association/business entity (depending on public or private ownership). Parking spaces must be located within 500 feet of the proposed use unless the use is listed under the "Recreational and Entertainment Use" category in Table 25.127(1) in which case parking may be located off site; provided, that if the parking facility is under different ownership, a written agreement or lease is required. No more than 30 percent of the minimum parking requirement for an individual use may be on -street spaces or off-street public spaces more than 500 feet away from the proposed use except as noted above. (d) Bicycle Parking Reduction. for every five bicycle parking spaces provided, the number of vehicle parking spaces may be reduced by one up to maximum of 10 percent of the minimum number of spaces otherwise required. (e) Transit eduction. if a site is within % mile of a current, planned or proposed transit _ service, the required number of parking stalls may be reduced by 10 percent. (f) Shared Uses. Owners of two or more uses, structures, or parcels of land within 500 feet of each other may share the same parking area when the hours of operation do not overlap. Whenever shared parking is allowed under this section, the parking lot shall be signed so as to reasonably notify the public of the availability of use, and spaces shall not be assigned, allocated or reserved between uses; a notarized and recorded parking agreement shall be required for shared parking between two or more separate tax parcels under separate ownership. (g) Special event parking lots used on an infrequent basis such as those associated with seasonal play fields shall be exempt from provisions of this chapter. Proposed Amendment to PMC 25.127 Prepared by ANBL, Inc. December 5, 2022 11 Deleted: WD �Deleted: ted: Bus Stop Where an improved, permanent bus stop (i.e., helter) is located within 1,000 feet of a use h) No boat motor home camp trailer, trailer fifth wheel pickup camper, snowmobile or utility trailer as defined in PMC Title 25 shall be stored or maintained on any public street, right-of-way, or other public areas. Table 25.127(1). Number of Minimum Required and Maximum Allowed Parking Spaces by Use in the,�nu District _ Deleted: wD Use Category Minimum Maximum COMMERCIAL, OFFICE, EDUCATIONAL, AND GOVERNMENT USES Churches, places of worship, clubs, fraternal societies 1 per 100 square feet main assembly area 1 per 60 square feet of main assembly area Commercial lodging (hotel, motel, bed and breakfast, short-term vacation rentals) 0.5 per room 1 per room Educational Uses Elementary schools 1 per classroom and 1 per employee 1.5 per classroom Middle schools 1 per classroom 2 per classroom High school 7 per classroom 10.5 per classroom Universities, colleges, business, professional, technical and trade schools 0.3 per full-time student and 0.8 per employee 0.5 per FTE student and 0.8 per employee Gyms or fitness centers 3 qe ...,., square feet of gross 5 per 1,000 square feet of gross floor area floor area Museums and art galleries 2.Sr 100D square feet of gross f!ooi area 4p�000 square feet of gross floor area Offices: administrative, professional, government; non- retail -oriented banks and finandpi institution, 2 when located on t e ground floor. 1 when located on floors above 4 when located on the ground kor 6 when located on floors above the around floo the eround floor Portable food vendors/food trucks None required None required Restaurants/bars/ breweries, wineries, and distilleries 0.5 per 3 seats 1.0 per 3 seats Retail sales and services 3per 1.000 square feet of gross 5-perr ' 000 square feet of gross floor area floor area Proposed Amendment to PMC 25.127 Prepared by AHBL, Inc. December 5, 2022 12 Deleted: (per 1,000 square feet of gross floor area unless otherwise specified) Use Category Minimum Maximum Wholesale sales 3per. 1.000 square feet of grass floor area 5 ep r 1 000 square feet of gross_ floor area RESIDENTIAL USES Single-family detached 1 per unit 2 ep r unit Accessory dwelling units 0.5.per unit 1 per unit Single-family attached and two- family dwellings 1 oer unit 2 e� r unit Multifamily dwellings 0.75 ep r unit 1.5.per unit Nursing homes and assisted living facilities 0.25 per bed 0.5 per bed RECREATIONAL AND ENTERTAINMENT USES Public and private parks and trails I To be determined during land use approval process Event entertainment (indoor or outdoor)* *Does not apply to pArki�for 1 per 8 seats 1 per 5 seats special events such as but not limited to concerts or performances with conveyance options (such as shuttle buses or vans) or shared parking within walking distance Theaters 1 per 4 seats 1 per 2.7 seats INSTITUTIONAL USES Hospitals and clinics 1 per bed or exam room 1.5 per bed or room Police and fire stations or similar 2 ea r 1.000 square feet of gross 4per 1 000 souare feet of Bross civic uses 00r area floor area Deleted: (per unit unless otherwise specified) Deleted: (per 1,000 square feet of gross floor area unless otherwise specified) Deleted: (per 1,000 square feet of net floor area unless otherwise specified) (1 Landscaping. __ . — Deleted:2 (a) Surface parking lots shall be landscaped in accordance with PMC 25.180.070. (b) Single-family detached and attached residences and duplexes shall be landscaped in accordance with PMC 25.180.050M. Proposed Amendment to PMC 25.127 Prepared by AHBL, Inc. December 5, 2022 13 (c) Single -use commercial property shall be screened in accordance with PMC 25.180.050(3). Commercially used property in multistory and/or mixed -use buildings are exempt from crreeeninj. requirements. d No landscape areas shall contain artificial grass, treesplants or other artificial'_ materials as a live vegetative substitute. ]e) There shall be at least one tree and three shrubs for every 300 square feet of landscaped area. f All landscape maintenance shall comoly with the provisions of PMC 25.180.120. (g] Road Frontage. 01 Landscaped buffers on commercial propertiesadiacent to or across a Vublic or private street or alley from residentially zoned r1roperties must be a minimum of 15 feet in width and may additionally serve as a swale for stormwater provided that at least 50 percent of the total area is vegetated. However landscaped buffers may be substituted fora plaza with an avera a minimum width of thirty feet featuring two or more of the following features: street trees in pits, planters that are a minimum of three feet wide and three feet tall featuring vegetation, space for shaded outdoor seating [permanent or non-aermanent], benches, stamped concrete or pavers protruding awnings, planted beds, ledges for seating, public art. monument signage wayfinding signape; such plaza additionally serves to substitute for the need of any sidewalk provided that an,�ight-foot wide unobstructed walking_ _path is established and maintained. lii] Landscaoing in the unused portion of the right-of-way shall match the established landscaping pattern and theme for the street. (h) Pedestrian Walkways. til Excluding pedestrian connections through parking lots. walkways shall be landscaped their entire length. Trees shall be a minimum of three feet from sidewalks and curbs at the time of planting, except: ial where tree wells are utilized [ Deleted: landscaping ( Deleted: ten b where sidewalks exceed ei ht feet in width in which case a five-foot wide_ -t Deleted:, and except walking area shall be reserved. (1 ) Transportation. ( Deleted, 3 (a) The internal transportation network of Point, shall be designed to multi -modal travel options. Proposed Amendment to PMC 25.127 Prepared by AHBL, Inc. December 5, 2022 14 Deleted: the waterfront district Deleted: maximum All transportation infrastructure shall meet the intent of the City Complete Streets Ordinance (Chapter 12.15 PMC) and comply with the International Fire Code. Dedication of public right-of-way is not required when private streets are used. (1 J Design Standards (Transportation Osprey Pointe). ('Deleted: a ai Aoulicabilrtv This section applies to develo3Lment located at Os-,�rev Pointe. Deleted:ll �) Spee_d limits: 20 MPH. _ Deleted:a (�) Sidewalk Widths. Deleted: b — (i) Residential: minimum six feet. (ii) Commercial/mixed use: minimum 10 feet. (c) Local Access Streets. (i) Driving lane minimum width: 11 feet. (ii) Parking lane minimum width: eight feet. (iii) Dedicated bicycle lane minimum width: five feet (where included). Alle s r Deleted: d (i) Minimum:20-foot width. Private Street/lane. Deleted: e — (i) Private street improvements for streets providing access to uses which are not single-family residential shall meet the standards for local access roads, at a minimum, with the exception being that sidewalk must be present on at least one side and on - street parking must be present on one side. This will result in a roadway section, with curb and gutter, that measures 31 feet back-to-back of curb. Street lighting will be provided per the type chosen at the developer's discretion. (ii) Private street improvements for streets providing access to single-family residential uses shall be designed to meet International Fire Code requirements for fire apparatus, including pavement markings and signage for "No Parking— Fire Lane." Sidewalks are not required when pedestrian paths are provided with a design accommodating pedestrian circulation which is separated from vehicle traffic movements. Street lighting will be provided per the type chosen at the developer's discretion. (iii) Private streets must not interfere with vehicle, public transportation or nonmotorized access to public areas, and may not preclude the connection of the transportation system. Proposed Amendment to PMC25.127 Prepared byAHBL, Inc. Decembers, 2022 SS (iv) Storm water facilities must be designed to treat and retain all storm water on site without any runoff entering City of Pasco right-of-way. (v) Every private street within the district shall be named, and names shall be clearly posted in accordance with the Manual of Uniform Traffic Control Devices (MUTCD) standard. 06) Design Standards iTransuortationl_ a Applicability. This section does not apply to development located at Osprey Pointe. b All street improvements, grades, widths construction and desi n shall comoly with the standard and specifications as set forth in the City's adopted Standard Specifications, except as otherwise contained in this section. c Street layout must be desip ned for street connectivity between neighborhoods, be pedestrian and bicycle friendly, and promote function, safety and aesthetics with minimum adverse environmental impact. (d) Block Lenpth. Blocks shall not exceed six -hundred feet unless no other practicable alternative is available, as determined by the approving authority. e Cul-de-Sac Streets. Cul-de-sacs are not Permitted. However, subject to the followin a cul-de-sac street may be allowed where the aj2proving authority determines that environmental or to o ra hical constraints existing develoloment patterns, 12&al restrictions. or compliance with other aotflicable citV requirements preclude a street extension. Where the city determines that a cul-de-sac is the onIV reasonable option, all of the following standards shall be met: 1. Cul-de-sac streets shall have a maximum length of three -hundred feet measured from their centerline intersection with the public access street right-of-way to the turnaround. 2. The cul-de-sac shall provide, or not preclude the opportunity to later install —a pedestrian and bicycle access way between it and adjacent developable lands. (fl Private Streets. Private streets may, be allowed subject to the following: i Private street improvements shall meet the standards for local access roads. ii An enhanced pedestrian path may be provided in lieu of sidewalk construction where the design to accommodate pedestrian circulation is separated from vehicle traffic movements. iii Street lighting will be provided per the type chosen at the developer's discretion. Proposed Amendment to PMC 25.127 Prepared by AHBL, Inc. December 5, 2022 16 Div Private streets must not interfere with vehicle ublic trans ortation or nonmotorized access to public areas and may not preclude the connection of the transportation system. [vl Storm water facilities must be designed to treat and retain all storm water on site without any runoff entering City of Pasco right-of-way. NO Every private street within the district shall be named and names shall be clearly- osted in accordance with the Manual of Uniform Traffic Control Devices MUTCD standard. t17) Building Design Standards. al Analicability. This section does not apply to development located at Osprey Pointe. b Intent. The intent of this section is to implement the goals and policies of the Comprehensive Plan by promotinghigh quality development using aesthetically Pleasing designs, creating a safe pedestrian -oriented streetsca a and upgrading Pasco's visual identity, and reduce the impact of parking lots and blank walls. c All buildin s within a multi-buildin complex must achieve unity of design through the use of similar architectural elements such as roof form exterior buildin design and materials, colors and window patterns. d All new buildin s shall have exterior walls that are constructed of at least one but not more than three of the following materials: wood brick, stucco, steel, block. glass, or composite materials and shall have textured embossed scut ted or ainted finishes. Exterior walls must include more than two of the followinil architectural features: columns, pilasters. belt courses, brackets. arches decorative molding, quoins and similar architectural features. Charif es in materials shall occur at inside corners and not outside corners. e All new retail buildings shall have windows doors or dis la areas that cover 50 percent of the ground floor frontage wall area [walls that face fronta e streets). Structures facing residential zones or developments are not re uired to have a minimum amount of lass or display area but must have architectural design features and/or buildin modulation. f Pedestrian entries for all structures shall be visible from the fronta a street drivewa s and off-street parking areas. Pedestrian entries must be emphasized throw h landscaped entry approaches consistent with the building desi n and theme b • the use of modulation to emphasize indentation or protrusion of that portion of the building containing the entrance, or by the inclusion of Porte-cochere or other covered entfy methods. Proposed Amendment to PMC 25.127 Prepared by AHBL, Inc. December 5, 2022 17 Si--na-pe affixed to the building must be no higher than the roof line of the buildin . h No heatin air conditioninp, electrical or other mechanical equipment shall be installed on a roof slope that faces a public street or a residence. All equipment installed on the roof must be screened from the street level by a solid nonreflective barrier that incorporates the building's architectural style. lil Wall -mounted electrical and mechanical a ui ment shall be located on the less visible side of the building and obscured from public view. lit Sidewalk seating. Any food or drink establishment may rovide sidewalk seating for its _ customers adjacent to the P lace of business meeting the following rovisions: li] Five feet of unobstructed sidewalk must be maintained at all times for through travel. ii If the sidewalk is located in the Right -of -Way, the placement of tables shall be subject to the filing of a satisfactory hold -harmless agreement and primary liability insurance policy suitable to the City Attorney which will indemnify the City and release it from liability. 18 Screening Standards. ia] Applicobility This section does not apply to development located at Osprey Pointe. _ , - Deleted: b All e ui ment material orgoods not housed or stored within the primary structure shall be within a 100 percent si ht-obscu ring, fence wall or structure with the exception that outdoor parden sales areas associated with retail buildings must additionally i Deleted:. incorporate false walls in the fencing design that match or complement the architectural features of the main building walls. c Gas meters electric service boxes and other mechanical equipment shall be screened from public view by sight -obscuring fence walls or planting materials. f191�orary Business Standards. a I ADrOcobilit . This section does not apply to development located at Osprey Pointe. b Temporary businesses are only ermitted on lots that are fully developed with curb utter and sidewalk and improved withparkin-- lots landscaping and buildings. c Temporary businesses must be located at least 100 feet from the property line of an residentially zoned propertV. id) Goods, wares and merchandise of any kind can only,be displayed or offered for sale from the temporary business vehicle or conveyance. e Limited ancillary or accessory equipment may be utilized with a temporary business and must be temporary in nature and easily removable. -nln- , �mhrellas, tents_ Proposed Amendment to PMC 25.127 Prepared by AHBL, Inc. December 5, 2022 18 tables and chairs. The followinL, Ityptes of ancillary or accessory a ui ment are not permitted to be used with a temporary business, including but not limited to: benches picnic tables. ro pane tanks awnings. carport structures satellite dishes recreational equipment, amusement devices, entertainment equipment, portable or temporary shelters, portable heaters. temporary, lixhting fixtures, decorative lighting freezers/refrigerators not located on the business vehicle, carpet. fencing, and faux landscape elements. Si na a is only permitted on the temporary business vehicle and not on public right-of- way or in parking lots. h No advertisinE for services activities and products that are not available on or from the temporary business vehicle is permitted. i Temporary businesses must be located at least 25 feet from any public ri ht-of-wa . Temporary businesses must locate in an area of the parking lot that will not im ede fire lanes or the use of drive aisles within and around parkin IR ots. (kj Required off-street parking cannot be diminished by the location and operation of a temporary business exce t such arkin s aces ma be used for tem ora businesses on weekends or holidays. (20) Sian Standards. al Aaalicobility. This section does not apply to development located at osprey Pointe. b No sign shall be erected re -erected constructedpainted, posted, applied or structurally altered except as provided in this section and pursuant to the approval of the Director of Community and Economic Development. All signs shall comply with the International Building Code and PMC Title 17 and conform to the followin . is Prohibited Signs. iil Signs, which by coloring, shape wording or location resemble or conflict with traffic _ control si&ns or devices; Iiil Sins that create a safety hazard. d Permitted Signs. i Permanent subdivision signs or area name signs of a permanent character at street entrances or entrances to a specific area or development. These signs shall not exceed six feet in height, (iij Temporary banners fla-gs. pennants which are maintained i^ ^')d condition - Proposed Amendment to PMC 25.127 Prepared by AHBL, Inc. December 5, 2022 19 (iiij Contractor, architect or engineer sip ns that identify the j2 ro'ect are permitted during the period of construction,• (iv) Standard official, directional, informational warning, or safetysigns and street signs; and v Portable readerboards. flashing, movable. or moving si ns provided that such signs must not be located in view of any residentially zoned land located within 300 feet of the sign. #el Nonconforming Signs. it Sins that were permanently installed and legally erected prior to the adoption of this ordinance shall be allowed to remain in use so long as they are continuous) maintained LfL Relief. i Where relief is sought from therovisions of this section pertaininp to si na e standards. an application shall be made in the form of a letter ex lainin the relief sought and the reasons therefor, accompanied by a scaled site plan and a $100.00 fee. The complete application shall be filed with the Director of Community and Economic Develo ment. Within 15 working days from the date of receipt of a complete a❑ lication the Director of Community and Economic Development shall issue a written decision to approve, approve with modifications or deny the request for relief. Any decision of the Director of Community and Economic Development may be appealed to the City Council if written notice of appeal, which shall include all and exclusive reasons for said appeal, is filed with the Director of Community and Economic Development within 10 working, days from the date of the decision. In the event a written decision is not issued by the Director of Community and Economic Development within the required timeperiod, the aprilication for relief shall automatical!y constitute a clualified and properly filed notice of appeal and shall be considered by the City Council in accordance with this section. The City,Council within 30 calendar days from the date of filing of the appeal, shall consider the appeal at a re ular meeting thereof. but such consideration shall be limited to the reasons included in the written notice of appeal and shail include the written decision of the Director of Community and Economic Development and the reasons therefor. The City Council may affirm modify or reverse the decision of the Director of Community and Economic Development. (21) Design Recommendations (Structures Site Planning and Landscauing]. (a) A plicobilit$,. This section does not apply to development located at Ostsrey Pointe. b Desirable Elements of Pro sect Design. The following design elements are desirable and highly encouraged: Proposed Amendment to PMC 25.127 Prepared by AHBL, Inc. December 5, 2022 20 i Significant wall articulation insets. pop outs columns canopies, wing walls trellises rii) Natural wall materials including stucco stone brick clapboard. and ceramic the NO Multi -Maned roofs; (iv) Full roof treatments; (vl Roof overhangs arcadesPlazas and outdoor dining areas; vi Traditional storefront desi n i.e. use of recessed or sheltered arcade or orch entries, use of awnings, doors with a high percentage of glass to frame, service entries facilities and refuse containers screened from view (viil Articulated mass and bulk oriented to edestrian villa a scale- viii Significant landscape and hardsca a elements ix Shared access driveways for new and larger develo ments (xj Use of parking drives and courts or other open saces on the site to help buffer the buildings from any adjacent incompatible land uses xi Landscaped and screened parking and loading. [xii) Pedestrian orientation and scale; and xiii Upoer floors that feature a step -back. b Undesirable Elements of Pro'ect Design. The following desk, n elements ore discouraged or may be arohibited in other sections of the Pasco Municipal Code: Sit Large blank, flat wall surfaces; Unpainted concrete, slumpstone, or corrugated metal; ;iiil Highly reflective surfaces }mirror windows (iv) Plastic siding; v Large front yard setbacks accommodating parking ivil Visible outdoor storage, loading, and equipment areas Icl Prohibited Elements of Proiect Design. The following design elements are prohibited: Ii) Disiointed parking areas and awkward circulation patterns; ii Over abundance of access driveways. or unsafe locations- and Proposed Amendment to PMC 25.127 Prepared by AHBL, Inc. December 5, 2022 21 iii Large commercial development across numerous lots without pedestrian orientation. Proposed Amendment to PMC25.127 Prepared by AHBL, Inc. December 5, 2022 22 MEMORANDUM TO PLANNING COMMISSION Citygf PLANNING COMMISSION MEETING City Hall — 525 North Third Avenue —Council Chambers DATE: THURSDAY, JANUARY 19, 2023 6:30 PM TO: Planning Commission FROM: Jacob B. Gonzalez, Planning Manager SUBJECT: Broadmoor Master Plan & Environmental Impact Statement The purpose of the public hearing and staff report is to provide members of the public with ample opportunities to share comments, concerns, and ask questions regarding planning efforts for Broadmoor. At the December 2022 Planning Commission meeting, staff provided the Commission with an update on the Master Plan and Environmental Impact Statement efforts. Draft documents were issued for public comment on December 16, 2022. The public comment period for the Draft Environmental Impact Statement ended on January 16, 2022, meeting the requirements of WAC 197-11-502(b). Background Development of the Broadmoor Master Plan and the supporting Environmental Impact Statement is nearing completion for a draft issuance for public comment. Work on the Broadmoor Master Plan has been underway for several years now, dating back to a 2004 land use and market analysis study. Over recent years, efforts have been made to update several critical components associated with the development of over 1,200 acres situated in northwest Pasco. The Planning Commission may recall that work on the Broadmoor Master Plan and Environmental Impact Statement was restarted following the adoption of the 2018-2038 Comprehensive Plan. On July 27, 2021, the City issued a revised Determination of Significance (DNS) and a request for comments on the scope of an environmental impact statement (EIS) for the Broadmoor Master Plan. Summary of Non -Project Environmental Impact Statement The EIS is to evaluate the impacts resulting from the adoption of a Master Plan for an area of approximately 1,200 acres in the northwest portion Pasco City Limits and the Pasco Urban Growth Boundary. The purpose of the Master Plan is to advance the 2018-2038 Pasco Comprehensive Plan goals and policies and implement the community vision for the Broadmoor Area. Alternative 1, No Change (No -Action): The No -Change (No -Action) Alternative is consistent with the 2018-2038 Comprehensive Plan Land Use designations. This alternative may result in decreased residential densities in the Unincorporated Urban Growth Area due to County zoning limitations, and previously permitted low -density developments in the area. Alternative 2, Comprehensive Plan Growth Target Implementation: 1 This alternative will include similar land uses from Alternative 1 to accommodate a denser retail, commercial and residential development, often in a mixed -use setting. Alternative 2 will allocate open space locations, based on recent changes in irrigation water management. This alternative will maximize the growth and density potential of the area by planning for several development cluster areas connected by open space, public transportation, and a well-connected street pattern. This target will seek to maximize coordination and compliance with public agencies and recently adopted plans and policies of the City of Pasco. The preparation of this Non -Project EIS addresses the questions required as part of the SEPA assessment process (WAC 197-11) and the requirements for "Planned Action" as part of WAC 197-11-164. Use of a Non -Project EIS addresses the potential environmental impacts of land use changes and development at a program, plan, and/or policy level by assessing the impacts in a city- or area -wide context rather than a site -specific analysis. Specific objectives for the EIS were established for the review, including: • Planning for the future development of the Broadmoor area as outlined in the accompanying Master Plan • Fostering economic development and protecting the quality of the Pasco environment (natural and habitat) • Planning for an orderly transition from vacant land to mixed -use, commercial, and, residential uses with a land -use plan of the entire area • Improving mobility options for all users by providing and requiring the necessary roadway and non -motorized connections at existing and planned arterials with internal connections • Identifying and completing the necessary mitigation to off -set adverse environmental impacts The EIS is a critical element of the Broadmoor area planning. It identifies specific mitigation measures necessary for the development to occur. Upon the completion of a Final -EIS, all developments within the Broadmoor area will be subject to concurrence with the EIS and the Master Plan. Following the issuance of the DEIS, staff encourages review and input on the mitigations highlighted in the following areas: • Land and Shoreline Use • Population, Housing, and Employment • Transportation • Public Services and Utilities • Historical and Cultural Resources Each of the affected environments, including those identified above will be addresses in the Non - Project EIS with an assessment of the current conditions, and the mitigations necessary to off- set development impacts. 2 Summary of Master Plan The development of a master plan for an area spanning 1,200 acres has required and will need continued attention for key elements, including: infrastructure, development regulations, compliance and conformance, phasing, and costs. The Broadmoor planning efforts also includes an established planning vision with a set of principals as described below: • Encourage a pedestrian and transit friendly environment • Establish a connected community with ample choice for circulation and access • Provide a variety of housing choices with a focus on higher density options • Create economic opportunities for all • Ensure and promote the protection of the natural environment and open space • Development an aesthetically pleasing community with quality design • Provide infrastructure and public facilities The plan, similar to the Non -project EIS, will assess the existing conditions of the planning area, followed by specific development requirements, standards, and recommendations necessary to implement the vision for the Broadmoor area. The proposed development standards for residential housing are similar to those recommended by the Planning Commission as part of the Residential Design Standards Update in November 2022. Emphasis has been placed on the built environment, many of the proposed development standards are associated with building placement, location of parking, frontage improvements, and public spaces. In addition to the standards for development of residential and commercial, an emphasis on mobility is included, particularly with regards to the development of mixed -use sites and multi -modal connections. The recommendations will be similar to those proposed previously by staff implementing the Transportation System Master Plan and will be clearly indicated in the master plan document. Adherence to the master plan is critical for the success of the Broadmoor area planning effort. A significant amount of public investment has occurred, along with an increasingly amount of private investment activity. Similar to other major planning efforts, the Broadmoor Master Plan is meant to be amended, as necessary, to ensure it is up to date with forecasted market conditions under the intent of aligning with the established Council and community vision. Summary of Comments As of January 17, 2022, approximately 60 comments have been submitted and received by staff on both the Draft Master Plan and DEIS. While the comment period for the DEIS closed on January 16, 2023, there are still opportunities to comment on the Draft Master Plan. Below, staff has summarized the general theme and topics raised in the comments. • The Draft Plan and DEIS fail to include plans for development of major urban riverfront multi- purpose parks and general recreational opportunities. • The DEIS does not adequately address or identify mitigation for loss of open space lands. • The discussion of transportation impacts of the Broadmoor development fails to include several relevant related actions and reasonably foreseeable events that will contribute to additional traffic congestion in the Broadmoor Blvd area. 3 • The DEIS fails to consider freight movement within and to/from the area. • The DEIS and Plan should consider the plans of American Rock Products with a designated land use that accommodates their intended use and time frame • DEIS should be revised to evaluate the impacts of the continuation of the existing industrial uses. • Clarifications on development standards and requirements Staff will continue to meet with, and work with Broadmoor area stakeholders to ensure their concerns are addressed. Schedule Task I Timeframe O Inte FARI Dn..Onw of he Il Fa ft CIS and Masternlan T IUnvnr bpr ' o22 • lssuannn ni Draft CIS Ilni-nmhnr 9 G, '7117') • Ilr-.F+ CIC GeFnm e Rt Dnrinrl Eo& anuar-y 16, 2023 • Public Hearing #2 — Planning Commission January 19, 2023 • Public Hearing #3 —Planning Commission January 25, 2023 • Issuance of Final EIS February 2023 • Council Review/Adoption February — March 2023 4 Memorandum To: City of Pasco City Council and Planning Commission From: Ben and Lara Floyd, White Bluffs Consulting Cc: Jeremy Sikes, Washington State Department of Ecology Re: City of Pasco Shoreline Master Program Periodic Review: Summary of Proposed Revisions Introduction Ir WHITEBLUFFS = L O N E U t i 1 N O January 3, 2023 The Shoreline Management Act (SMA) is the foundation for shoreline management in Washington State. The SMA requires each town, city, and county to review, and, if necessary, revise its Shoreline Master Program (SMP) every eight years per Revised Code of Washington (RCVV) 90.58.80. The City of Pasco last updated their SMP in 2015. Now, in coordination with the Washington State Department of Ecology (Ecology), the City is completing the periodic review process to review and revise its SMP on or before June 30, 2023. The periodic review addresses recent changes in SMA requirements, changes for consistency with revised comprehensive plans and regulations, and any other changes deemed necessary to reflect changed circumstances, new information, or improved data. The purpose of this memorandum is to provide the City Council and Planning Commission with an early review of updates currently being proposed for inclusion in the SMP. The following text includes a general overview of the SMA and SMP process, followed by a summary of SMP revisions currently being proposed. The 2015 SMP and information related to the periodic review process are available online at Shoreline Master Program I Pasco WA - Official Website(Pasco-wa. ov . The Shoreline Management Act The SMA was ratified by state voters in 1972 and is codified in RCW 90.58. Its overarching purpose is "to prevent harm caused by uncoordinated and piecemeal development of the state's major shorelines." The SMA applies to all shorelands and "Shorelines of the State" on waterbodies meeting size and flow requirements as defined by the SMA (RCW 90.58.030). The SMA has the following three primary purposes: 1. To protect the shoreline environment 2. To accommodate water -dependent and other appropriate uses in shorelands 3. To maintain and enhance public access to shorelines January 3, 2023 Page 2 The SMA requires all counties and most towns and cities in the state that have shorelines to develop and implement SMPs. SMPs are approved at the local level and by Ecology in an integrated approval process, consistent with the RCW and the SMP guidelines provided in Washington Administrative Code (WAQ 127-26. Current SMP Update Ecology is responsible for overseeing the SMP periodic review process consistent with the SMA and the applicable WAC administrative guidelines. Ecology must also formally approve the locally approved SMP amendments. Local jurisdictions are responsible for ensuring the SMP complies with local requirements and is consistent with local plans and policies, as well as state law. The City of Pasco planning staff have been working with White Bluffs Consulting to prepare changes to the 2015 SMP for consideration by the Planning Commission, City Council and Ecology. Ben Floyd also supported the City in its 2015 SMP update. The City will be considering the proposed revisions, holding public hearings and accepting public comments, and adopting the revised SMP. The revisions will also undergo a Washington State Department of Commerce 60-day review period, during which other state agencies may provide comments. Proposed SMP Updates Table 1 summarizes the currently proposed SMP revisions. These recommendations were developed with guidance from Ecology, including the Shoreline Master Programs Handbook, revised in December 2017, Ecology's 2021 periodic review checklist and guidance, and the Shoreline Master Program Approval/Amendment Guidelines in WAC 173-26. Input was also provided by local planning staff on areas of the SMP or provisions that could be improved to support effective administration. This table summarizes the more substantive revisions (which are minimal); minor editorial or formatting corrections to the SMP are not included. Table 1 Summary of Proposed Revisions to City of Pasco SMP Summary of Change Update text with current state statutes regarding exemptions for fish passage projects. Update text to include current state cost thresholds and recommended language for freshwater docks. Update text to include current state cost thresholds for substantial development. Clarify that development does not include dismantling or removing structures if there is no other associated development or re -development. Add text to describe exceptions to review. SMP Section Source of Change 29.01.770 Ecology guidance 29.01.770 1 Ecology guidance 29.01.770 1 Ecology guidance 29.01.080 1 Ecology guidance 29.01.020 Consultant recommendation and Ecology guidance January 3, 2023 Page 3 Summary of Change SMP Section Source of Change Clarify regulations and definitions for nonconforming 29.01.630 Consultant recommendation development, use, and lots. 29.01.080 and Ecology guidance Add an exemption for Americans with Disabilities Act 29.01.770 Ecology guidance retrofits. P,N k December 2022 City of Pasco Shoreline Master Program Periodic Review -Pub-I-ic Participation -Plan Prepared for City of Pasco awWHITEBWFFS C 0 t1 6 6 L i 1 N 6 December 2022 City of Pasco Shoreline Master Program Periodic Review Public Participation Plan Prepared for Prepared by City of Pasco White Bluffs Consulting 189205 East 36th Avenue Kennewick, WA 99337 i TABLE OF CONTENTS 1 Introduction and Overview.....................................................................................................1 1.1 Shoreline Management Act Background...................................................................................................1 1.2 Periodic Review Process...................................................................................................................................1 2 Public Participation Goals and Objectives...........................................................................2 3 Open Houses, Workshops, and Public Hearings ...............................................................3 4 Public Involvement and Outreach Strategies......................................................................5 4.1 Website...................................................................................................................................................................5 4.2 Communications..................................................................................................................................................5 4.3 Work Products......................................................................................................................................................5 4.4 Documentation....................................................................................................................................................6 5 Public Comment Periods and Hearings...............................................................................7 City of Pasco SMP Periodic Review Public Participation Plan i December 2022 ABBREVIATIONS City Commerce Ecology PPP RCW SMA SMP WAC GMA City of Pasco Washington State Department of Commerce Washington State Department of Ecology Public Participation Plan Revised Code of Washington Shoreline Management Act Shoreline Master Program Washington Administrative Code Growth Management Act City of Pasco SMP Periodic Review Public Participation Plan ii December 2022 Introduction and Overview The City of Pasco (City) is undertaking a periodic review of its Shoreline Master Program (SMP) in order to ensure the SMP remains current and up to date. This periodic review is required by the Washington State Shoreline Management Act (SMA) pursuant to Revised Code of Washington (RCW) 90.58.080(4). This Public Participation Plan (PPP) includes guidelines and procedures for early and continuous public participation during the SMP periodic review. The PPP also describes opportunities for comment throughout the SMP periodic update process and provides stakeholder information and communication tools. This plan is a working document and will be adjusted as needed to provide for the broadest feasible public participation. 1.1 Shoreline Management Act Background The SMA applies to all shorelands and "Shorelines of the State" on waterbodies meeting size and flow requirements as defined by the SMA (RCW 90.58.030). The SMA has the following three primary purposes: 1. To protect the shoreline environment 2. To accommodate water -dependent and other appropriate uses in shorelands 3. To maintain and enhance public access to shorelines The Washington State Department of Ecology (Ecology) is responsible for overseeing the SMP periodic updates consistent with the SMA and the applicable Washington Administrative Code (WAC) administrative guidelines. Ecology must also formally approve locally approved SMP amendments. The City is responsible for ensuring the SMP complies with local requirements and is consistent with local plans and policies, as well as state law. 1.2 Periodic Review Process The SMA requires each SMP to be reviewed and revised on an 8-year schedule established by the Washington State Legislature. The review allows SMPs to be updated consistent with changes in other plans and regulations and to be responsive to changed circumstances, new information, and improved data. City of Pasco SMP Periodic Review Public Participation Plan 1 December 2022 2 Public Participation Goals and Objectives The City recognizes the importance of early and continuous public participation in order to adequately reflect public and stakeholder input. The goal of the PPP is to make citizens aware of the planning process and to provide opportunities to comment or make suggestions. The following activities related to public input are incorporated into the decision -making process: • Clearly identify procedures and strategies for public comment and participation and provide adequate time for review of SMP materials prior to decision making. • Establish a strategy to educate the public and stakeholders about the SMP periodic review process and requirements. • Encourage and maintain open lines of communication among the City, the public, and stakeholders through meetings, open houses, and workshops through in -person meetings and/or virtual platforms • Encourage interested parties to informally review and comment on proposed changes to the SMP throughout the process and provide those comments to decision -makers. • Consult with and consider recommendations from neighboring jurisdictions, federal and state agencies, and Native American tribes. • Ensure available information is current and accessible to the public at the City's website.' Taken individually, the activities described in this PPP are not expected to reach and inform each and every citizen within the City. Collectively, however, the PPP activities are designed to effectively and efficiently provide broad -based dissemination of information and maximize opportunities for citizen involvement and comment. 1 htt -- /wwwnasco-wa. ov 858 Shoreline -Management- Proram City of Pasco SMP Periodic Review Public Participation Plan 2 December 2022 k 3 ®pen Houses, Workshops, and Public Hearings The City will determine the primary forum for detailed review and providing recommendations to the City Council. This is expected to be provided through the City planning commission. Interested parties are encouraged to attend and provide comments during local deliberations, workshops, and public hearings. Table 1 provides an overview of the proposed public participation process including when open houses, workshops, and public hearings hosted to encourage public involvement throughout the SMP periodic review process. The City will place legal notices of hearings and comment periods in the Tri-City Herald. Hearing notices will be published as required by state law and jurisdiction codes. Legal notifications of dates and times of open houses, public hearings, and comment periods will be distributed to the public via email and other public postings. Notices will also be provided on the City web page. City of Pasco SMP Periodic Review Public Participation Plan 3 December 2022 Table 1 Public Participation Estimated Timeline Tasks Present SMP Periodic Review Overview Develop Public Participation Plan Develop SMP Periodic Review Materials Obtain Feedback About Proposed SMP revisions Prepare SEPA and Public Notices Public Outreach Efforts for City of Pasco December 2022 — January 2023 Share a memorandum with City Council with overview of upcoming SMP review process and present overview and likely changes at January PC meeting November 2022 - January 2023 Develop draft PPP and identify target audiences Update SMP website • Develop and maintain an interested parties email list service and direct mail distribution lists (ongoing until adoption) December 2022 — March 2023 • Develop Periodic Review Checklist • Complete Growth Management Act Consistency Review • Prepare Draft SMP Amendments and State Environmental Policy Act Checklist February 2023 • Hold public workshop with Planning Commission to discuss proposed SMP revisions January — April 2023 • Prepare updated SMP Amendments, SMP Checklist, and Draft Summary Memorandum (January - February) • Prepare SEPA Checklist (January - February) • Notify Washington State Department of Commerce (Commerce) of intent to adopt updates to SMP (60-day review) (March) • Issue Public Notice of Public Hearing date (30-day comment period) (March) • Hold Planning Workshop/Public Meeting (April) ' April — May 2023 • Hold State/Local Joint Public Hearings following the close of the Commerce Conduct Local and State 60-day review period (Planning Commission hearings to recommend adoption) Public Hearing Process, . Prepare state/local comment/response matrix and memorandum (May) Respond to Comments • Prepare final SMP Amendments, SMP Checklist, and Summary Memorandum; package for initial Ecology review (May) June 2023 SMP Amendment • Hold Council Meeting to locally adopt SMP amendments Adoption • Council decisions to adopt SMP amendments • Submit locally adopted SMP amendment for final Ecology review and approval City of Pasco SMP Periodic Review Public Participation Plan 4 December 2022 k, 4 Public Involvement and Outreach Strategies This section describes key strategies developed to encourage outreach and public involvement throughout the SMP periodic review process. Implementation of these strategies is expected to generate meaningful public participation. 4.1 Website The City's website will provide a public forum for obtaining planning information, including but not limited to the following: • Status updates • Meeting notices and agendas • SMP periodic review draft documents • Contact lists • An email address for submitting public comments • Email distribution list registration • https://www.pasco-wa.gov/858/Shoreline-Management-Program 4.2 Communications An email distribution list of interested parties will be maintained for individuals and groups who wish to receive periodic project announcements, public notices of upcoming meetings, and other SMP- related information. As public participation proceeds, interested citizens will have opportunities to subscribe to the email list via the City's website. Names included on the interested parties list will also originate from meeting and hearing sign -in sheets, written correspondence, and recognized community groups, as well as individual requests to be included. Additionally, the City will conduct the following activities: • Issue news releases announcing the open house and hearing times, dates, and locations to the local media. • Public notice of all public hearings and adoptions under "legals" in the classified section of the Tri-City Herald at least 14 days in advance of hearings in accordance with the Notice Requirements of PMC 25.210.040 • All public meetings and hearings audio recorded. • All persons desiring to speak or submit written comments will be allowed to do so at all meetings and hearings and during designated comment periods. • One- or two -page information sheets may be used to facilitate the dissemination of public information. 4.3 Work Products The City SMP website will be updated with documents as they become available. City of Pasco SMP Periodic Review Public Participation Plan 5 December 2022 4.4 Documentation All public outreach efforts and the results of those efforts will be documented in the administrative record maintained by the City. Documentation will include meeting and hearing notices, meeting materials, meeting notes with attendance and comments received, draft and final work products, comment/response matrices, and other information as applicable.2 2 ••-=__ ^� I l.t.•- k^r=lines/Shoreline-coastal-manaciemenV$horeline-coastalplanning(Shorelinel7lanners-toolbox City of Pasco SMP Periodic Review Public Participation Plan 6 December 2022 5 Public Comment Periods and Hearings The City will conduct a public comment period and at least one public hearing to solicit input on the SMP periodic review. The City will coordinate with Ecology on public notification for associated comment periods and hearings to take advantage of Ecology's optional SMP amendment process that allows for a combined state -local comment period (WAC 173-26-104). Public notices for all hearings will identify the comment period and/or hearing, the date and time, and the location of any public hearing. Notices will be published per official policy and comply with all other legal requirements such as the Americans with Disabilities Act. A notice will be sent to the email list and Ecology. City of Pasco SMP Periodic Review Public Participation Plan 7 December 2022