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HomeMy WebLinkAbout2023.03.16 Planning Commission Packet AGENDA Planning Commission 6:30 PM - Thursday, March 16, 2023 Pasco City Hall, Council Chambers & GoToWebinar Page 1. REMOTE MEETING INSTRUCTIONS - Individuals, who would like to provide public comment remotely, may continue to do so by filling out the online form via the City’s website (www.pasco-wa.gov/publiccomment) to obtain access information to comment. Requests to comment in meetings must be received by 4:00 p.m. on the day of each meeting. Planning Commission meetings are broadcast live on PSC -TV Channel 191 on Charter/Spectrum Cable in Pasco and Richland and streamed at www.pasco-wa.gov/psctvlive and on the City’s Facebook page at www.facebook.com/cityofPasco. 2. CALL TO ORDER 3. ROLL CALL 4. WELCOME AND ANNOUNCEMENTS 5. APPROVAL OF MINUTES 3 - 20 (a) Amended Meeting Minutes 1-25-23 21 - 28 (b) Meeting Minutes 2-16-23 (c) MOTION: I move to approve the minutes from the __________ __, 20__ meeting. 6. OLD BUSINESS 7. PUBLIC HEARINGS 29 - 146 (a) Report - 2022 Consolidated Annual Plan Evaluation Report (BGAP2023-001) Page 1 of 155 8. WORKSHOP 147 - 155 (a) Report - Housing Action and Implementation Plan 9. OTHER BUSINESS 10. ADJOURNMENT 11. ADDITIONAL NOTES (a) Meetings are broadcast live on PSC-TV Channel 191 on Charter/Spectrum Cable in Pasco and Richland and streamed at www.pasco-wa.gov/psctvlive and on the City’s Facebook page at www.facebook.com/cityofPasco. (b) Please Silence Your Cell Phones. Page 2 of 155 PLANNING COMMISSION SPECIAL MEETING MINUTES AMENDED City Hall - Council Chambers 525 North Third Avenue Pasco, Washington THURSDAY, JANUARY 25, 2023 6:30 PM Planning Commission Meeting Minutes Page 1 of 18 January 25, 2023 CALL TO ORDER City of Pasco Planning Commission meeting was called to order at 6:30 p.m., by Chair Mendez. PLEDGE OF ALLEGIANCE Chair Mendez led the Pledge of Allegiance. ROLL CALL Commissioners Present: Paul Mendez, Kim Lehrman, Rachel Teel, Rosa Torres, and Mitchell Moffitt, Jay Hendler, and Dana Crutchfield, a quorum was declared. Commissioners Absent: Jerry Cochran, Abel Campos Staff Present: Community & Economic Development Director Rick White, and Senior Planner Jacob Gonzalez and Administrative Assistant II, Carmen Patrick. WELCOME AND ANNOUNCEMENTS Chair Mendez 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 Mendez 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 Mendez 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 Mendez 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. Page 3 of 155 Planning Commission Meeting Minutes Page 2 of 18 January 25, 2023 Chair Mendez 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 Mendez 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 Mendez 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 No meeting minutes to approve. OLD BUSINESS None PUBLIC HEARINGS A. Code Amendment 2022 Pasco Comprehensive Plan Amendments Good evening, members of the Planning Commission and those in the audience. This is a Special Public Hearing to consider the docket for the 2022 Comprehensive Plan Amendments. This has been a total of 16 applications that were proposed for the 2022 year cycle. It's a process that is allowed to happen only once per year as dictated by state law via the Growth Management Act. And so, staff, because there's 16 applications, we want to sort of summarize kind of how the process would go tonight and hopefully make this a more efficient and easy process for folks in attendance today. So what there being 16 items, staff proposes to introduce and summarize each proposal as we've done in the past. And then the Planning Commission can deliberate amongst themselves and ask any questions of staff. Then there will be an opportunity to ask if the applicant or the proponent of the application as the audience, an opportunity for them to come to the podium and ask or share their perspective of the application. And then an opportunity to open up the public hearing, close the public hearing, and then deliberate and render a decision. I do want to make one clarification that under each application there are three options. The staff report did cut some of those short, but there are three options for three motions. You can only pick one tonight, and that is either to approve the proposal, deny the proposal, or modify the proposal. If you choose to modify any proposal, then staff would ask that you identify any criteria or specific components that you are identifying that that proposal be modified against. So, with that said, we have a list of 16 items, and we'll try to run through these as we can. Page 4 of 155 Planning Commission Meeting Minutes Page 3 of 18 January 25, 2023 Comprehensive Plan Amendment CPA2022-001 Applicant Representative: Rick Simon, West Richland: The Kidwell’s have submitted this application with the intent that they would build a fuel station convenience store on a portion of this site. And so, we are in agreement with staff's recommendation for approval. So, I'm going to keep my comments short, but I just have a couple of points that I wanted to make. One, that this site is at the location of two arterial streets, Broadmoor and Burns, so it has great visibility and is accessible for neighborhood commercial services. As Mr. Gonzalez indicated, there is significant residential development proposed and in the works both along Broadmoor and Burns, making this an ideal location for neighborhood commercial services. And approval of this application will implement several important Comprehensive Plan policies. And finally, I'd like to point out that previously there were quite a few letters that were submitted on behalf of this application. The great majority of those were in support. And so I like to encourage the Commission to approve and approve the proposed Comprehensive Plan and recommend its approval to Council, thank you. Chair Mendez opened the proposal for public hearing. No comments were made, Chair Mendez closed the public hearing. Commissioner Crutchfield stated I've read some of the letters in support of this, but I have concern also. There have been some submitted in opposition. My concern is the way this is outlined in the drawing. It goes north part of it on Burns. So, it directly involves the property across the street, which is established residential, low density. I would think it could create a potential adverse effect. Commercial traffic lighting, signage. I would think that you have all commercial south of Burns already. That's already zoned for that. So what would be the reason to want commercial on this particular part running right across the street from established residential? Just have a concern with that. And there are letters that support that view as well. Commissioner Lehrman made a motion to approve, seconded by Commissioner Torres, motion passed by a 6-1 vote, with Commissioner Crutchfield being the no vote. File Number: CPA2022-001 Applicant: Stacy and Todd Kidwell Description: Future Land Use Map Amendment: Medium Density Residential to Mixed Residential and Commercial Current Zoning R-4 High-Density Residential Address / Parcel(s) 11518065 Total Area (Acres) 3.89 Environmental Determination Determination of Non-Significance, issued 06/07/2022 Page 5 of 155 Planning Commission Meeting Minutes Page 4 of 18 January 25, 2023 Comprehensive Plan Amendment CPA2022-002 Applicant not present. Chair Mendez opened the proposal for public hearing. No comments were made, Chair Mendez closed the public hearing. Commissioner Moffitt made a motion to approve, seconded by Commissioner Hendler, motion passed unanimously. Comprehensive Plan Amendment CPA2022-003 Commissioner Crutchfield stated It's a unique area in Pasco. It generates a lot of tax dollar, employment, it supports public agencies. I am very concerned that putting any kind of residential in the midst of an industrial area is bad. It exposes, I believe, potentially the residents to activity from the undistributed trucks hundreds of times per day traveling in that area. The barrier of a street now kind of separates that land. Broetje back in 2000, I believe, put housing north of this. And there's no question that housing is not needed, that it is needed. But I think this would be a poor idea. Applicant: Ralph Broetje, 716 Sunset Dr., Burbank Well, thanks, commissioners. I'm Ralph Broetje, living in Burbank, but I'm with Broetje Orchards and Broetje Family Trust and, like to give us just a short vision of what we had for this land. Yeah, like, in the early 2000s, we bought about 80 acres on the north side of A Street, on the end of A Street that was totally vacant land and developed that into Tierra Vida, which is now home for about 250 single family homes and 120 apartments. We have a community center, and our foundation family trust offices are located there. Our vision for that piece of property was to develop a safe community on the east side of Pasco. It was always an area that was kind of looked down on as far as people wanting to live there. So, we wanted to show that there could be a really nice, safe neighborhood for hardworking families to afford to live there and be proud of it. I think it's proven out to be just a wonderful place to live. Everybody's invited to come out and visit the foundation there at the end of A Street, Leo Center, and take a look and see what's happening. File Number: CPA2022-002 Applicant: Roland Jankelson / Devi E Tate Description: Future Land Use Map Amendment: Low Density Residential to Mixed Residential and Commercial Current Zoning: R-S-12, C-1 Address / Parcel(s) 117642098, 117642105 Total Area (Acres) 2.18 Environmental Determination Determination of Non-Significance, issued 06/07/2022 File Number: CPA2022-003 Applicant: Broetje Orchards / New Heritage Description: Future Land Use Map Amendment: Industrial to Mixed Residential and Commercial Current Zoning: I-2 Medium Industrial District Address / Parcel(s) 112470014, 112430012, 112430021, 112462078, 112462096 Total Area (Acres) 197 Environmental Determination Determination of Significance, issued 06/07/2022, EIS Required Page 6 of 155 Planning Commission Meeting Minutes Page 5 of 18 January 25, 2023 So, our vision for this property, it would be about a little twice as big as Tierra Vida now, and we would like to develop another community that's safe and affordable for working families. Most of the jobs now are being created on east end of Pasco, but all the housing developments going out west, so the traffic's back and forth. And I think we've learned from Tierra Vita how to be good neighbors. We talked to Amazon, when they bought that piece of property next to us, we were in contract to buy that property. So we ended up selling to Amazon, and they agreed to put up a sound barrier wall and landscaping barrier between us because they knew that we would eventually try to build housing there, which they're excited about. They would need workers, laborers that had live close by within walking distance. I'm not I'm not a developer, I'm an apple farmer. But it's been a fun project, and we don't do it to make a profit. We don't leave the community. We stay there. Like, I see a community center there's, community projects for the people that are living in the houses there. So, we stay, and we're involved. So, I appreciate you supporting us on this issue. Thank you very much. Chair Mendez asked is the majority of the development residentials? Are we proposing any commercial development in that area? Mr. Broetje answered yeah, it's going to be mixed use. There'll be some commercial development along with it. Parks and trails, biking trail, so multi use., still be single family homes. Around 400 single family homes, some apartments, duplexes, triplexes diverse community. I think it's not going to be too much dissimilar from what's being planned at Osprey Point, so I think community is working together. Commissioner Lehrman asked so is there a commercial aspect of the land that you want to develop? Mr. Broetje answered yeah, there's about five acres set aside for commercial and retail development. We didn't draft up a clear master plan on it yet, exactly how it's going to be laid out, and potentially we may set aside location for elementary school if that's needed. Public Hearing: Stephen Bauman, 2715 St. Andrew Loop, Pasco My name is Stephen Bauman. I'm a resident of Pasco. I also have my business in Pasco, and I speak with you from two hats tonight. One of them is I'm working closely with Mr. Broetje on this project as well as I'm also a landowner of four different parcels in this area that's actually on this map and wanted to share with you a few things. Thank the staff. This has been a multiyear project. This was originally began working with staff prior to 2020 to the Comp Plan and they've put a lot of hard work in it. And as well as we have and look forward to this project. The intention is to build a master plan community and that would happen closely with staff and look forward to that process. A few things for consideration. We've worked closely and have had extensive outreach with the neighbors trying to make sure that we have an understanding of their concerns. And I believe in your materials that you'll find that we have in the neighborhood of 100 letters of support. And I think that Page 7 of 155 Planning Commission Meeting Minutes Page 6 of 18 January 25, 2023 would indicate that we have worked diligently with the neighbors trying to understand their concerns. And there is certainly some people that feel that this isn't necessarily I believe that there are three or four letters that people that are concerned that this is not a compatible use. I think if you'll look at the community that Mr. Broetje has built both before the Tierra Vida community out on the apple orchard in the farm, he built community there. And not only is he building housing, but he's also building community. And if you have the opportunity, I would encourage you to go and see that community. I've spent a lot of time there and find it nice, which is one of the reasons I bought land adjacent to the Tierra Vida community myself and believe in this area. Some areas for consideration as Mr. Broetje pointed out, a majority of the jobs are being created in eastern Pasco and a majority of the housing is being built in northwest Pasco. We believe this community would help relieve some of the traffic that that would generate. The number of housing units here and the number of jobs that are being created in this area, we think that could be helpful for that. We've sat down with and talked with the school district, and they have, because of the nature of building a school, requires a larger land use area. They absolutely have interest in this as a potential site for school. If you look at, they have a bond before them and their intention is to develop a high school within a mile of this site and believe that there is a lot of compatibility with the school district. We have done a lot of work looking at traffic, how this area would develop and the City and their master plan. We've looked at that. We've provided input in traffic studies to how to mitigate some of those concerns and believe that can be mitigated. We've sat down with and talked extensively with the developer of the Osprey Point, which is just across the railroad tracks from this, a very similar use. We talked with them about ways to collaborate and be helpful with each other and feel like that we have a good partner and neighbor there. And the mixed use ball fields that the City has already has a contractor working on. We believe that some of the industrial use that is coming to the west of this property, we believe that there's a good way to buffer that and to mitigate for that concern that is potentially there. Peter Harpster, 2705 St. Andrews Loop, Pasco Good evening, commissioners. My name is Peter Harpster. I'm here for another matter, but I did want to address the fact that I live at 444 Appaloosa Court, that's in the Road 100 Broadmoor Boulevard area of the City. And I'm consistently looking at the crime statistics that are available online. And generally speaking, from what I've seen historically, that area of Pasco is the safest, for lack of a better term. But when you take the statistics from the Broadmoor Boulevard 100 area and compare them to Tierra Vida, the other community that they've done, Tierra Vida actually has around a 50% lower crime rate than Road 100 Broadmoor area. So, it's worth mentioning that what they've done in the past, Commissioner Hendler, Commissioner Moffit, to your points, you take the safest area of our City and then this pocket kind of over here that they developed, it's even lower than that by a considerable amount. So, thank you. Ray Aparicio, 215 W Sylvester, Pasco Officer Ray Aparicio with the Pasco Police Department. And on that same note, I'm glad he brought that up. So, I've been working with the Pasco Police Department for 20 years. Most of my 20 years, 18 years of it has been with East Pasco area, Tierra Vida being within my area. I'm a community Page 8 of 155 Planning Commission Meeting Minutes Page 7 of 18 January 25, 2023 officer, so I work with not only residential, but community and businesses, anything in the East Pasco area. And I have to tell you this, this is a model community. We talk about the stigma of Pasco and they as community themselves have changed that perspective, and not only statistically, which I apologize, I don't have that with me now. But I will tell you, he is correct. Statistically, the crime rate in that area is much lower than in other areas and in East Pasco in the past. Part of the reason for that, though, is because they are such a close knit community that works very well with the police department and other businesses around them. I would obviously and most likely be working with them when they're working in this bigger community that they're planning on developing if it's approved. They do have other commercial things like the Leo Center, and they do have a school there, and they do have the Collegium, they do have the Rec Center. They do have other things that many of the community members are involved in. Now I think that's the key to keeping such a low crime rate area is keeping the community involved. They do a great job of doing that, and I appreciate that they're allowing me to speak on behalf of them because I couldn't imagine not being up here in support of them and everything they do. I do believe if this was approved, it's going to be an extension of the current development that they have now as far as the closeness and the working with us. Thank you. Justin Baerlocker, JUB Engineering, 3611 Zintel Way, Kennewick Justin Baerlocker, I'm with JUB Engineers. I live in Pasco, but my work office is in Kennewick. We were approached by the applicants in 2019 to help them with their vision of creating this new urbanism style development within east Pasco. As the applicant has identified, things have changed a little bit over time. When we started, nothing has been going on in this area except for the residential and the community that they've created, and they wanted to continue on the creation of that. So, we have assisted the applicant putting together the application packet. I don't know if do they have that with them in their packet? So, we've gone through a supplemental report with the application that's gone through how the project addresses the City Council goals, the comprehensive goals, and the approval criteria of this project. And I do have a handout that I wanted to provide. So, what we've provided was staff provided their findings, and we had also provided findings in our initial application. And so, we've gone through their findings and also identified our response to the findings as well. There's one item that I wanted to address with those. So, in addition to the application, we did do the Environmental Impact Statement and worked with the City on getting that completed and we've gotten comments back. We've addressed those comments and a draft of the Impact Statement has been provided to the City. We're waiting for their discussion to finalize that at this point. One item I wanted to address is on page four where it talks about the trips to the site, saying that 1314 peak hour trips would be generated from the site. One clarification on that during our analysis of the traffic is that when the Conference of Plan was updated, they used information from the Council of Governments on the TAZs. The TAZ in this area had no employment identified and traffic generated from the site. So, during our traffic analysis, when we wanted to compare full build out as industrial versus full build out as a mixed use, we had to make those assumptions of what it would be as a full build out. So, when you compare the two trip generations for the two uses, it comes out as a wash, so similar to what they've identified for the water and sewer that the potential impact would be insignificant. There still would be improvements Page 9 of 155 Planning Commission Meeting Minutes Page 8 of 18 January 25, 2023 needed, but they'd be the same improvements that would be required if there is industrial development. The last item I wanted to address is the land use, and it's after page five. There's a map that we have prepared and it kind of graphically shows you in red where the proposed site is. To the northwest is the green, where the proposed park is that the City has identified. To the east, we have Amazon facilities. South of the Amazon is the Tarragon, which is more warehouse distribution. Immediately south of the red of the proposed site, this property is also owned by the applicant. This property is the only other property in the area that's identified as an I-2 medium industrial zone, and the applicant owns that and can control how that's going to be developed. To the west is the existing industrial development for Grow Bounty, that is in an I-1 zone. If you identify in the zoning code, the purpose of an I-1 zone is to be a compatible land use with all uses and not to provide any impact to the air quality, noise quality, and so forth. So, in such, we've identified that most of the industrial uses can be mitigated, as they've already worked with Amazon to mitigate the eastern property line with the sound wall and buffer, there's other mitigation options available. Ryan Brault, 617 Esperanza Ct., Pasco Thank you for the opportunity to speak with you this evening. My name is Ryan Brault. I am a resident of Tierra Vida here in Pasco and also a business owner in Pasco. My wife and I moved to Tierra Vida in 2010 and we were inspired by the opportunity to be part of an intentional community that was more than just a group of houses. Since moving to Tierra Vida, we have made lifelong friends with our neighbors and have experienced a sense of community that's beyond anything we've experienced in any of the other neighborhoods we've lived in. Also, since moving to Tierra Vida, we've adopted three children. We're in the process of adopting a fourth. And so, this is the place that we have chosen to raise our family. And in fact, our children, their best friends, live right in the community. When the idea of our kids asking if we'd ever think about moving away, they're like, no. How often do you have your best friend live down the street? And I was like, yeah, that's pretty cool, isn't it? So, the reality is that we also in 2020, remodeled our home significantly to accommodate for the growth of our family, but also because we didn't want to leave the community that we're in. I completely understand the concerns of housing being located near an industrial area, but the reality is that across the street from where these trucks are traveling down A Street are homes like mine and like my neighbors. And the environmental impact of additional industrial development happening right across the street is going to be a greater impact than if across the street there were more houses and more commercial development. There clearly is a need. Nobody is going to refute the need for additional housing. And we've talked about where is that housing currently being built? Most of it is west. Right? And what does those prices look like? So, there's a need for affordable housing. There is no doubt in my mind that the stewardship and the care that will be given in the development of this community is going to be something that is a model for folks anywhere to really come and see and experience and learn from. So there are a number of families have had the opportunity that we have to have this sense of community that we've lived in and understood in Tierra Vida. But the fact is, now that it's currently full, there's a need to expand and change the zoning to allow for further expansion. Page 10 of 155 Planning Commission Meeting Minutes Page 9 of 18 January 25, 2023 Gracie Velle-Chimal, 3702 Milagro Dr., Pasco So good afternoon, Planning Commissioners, thank you so much for the time that you have given us so we can come here and bring you some of our opinions. My name is Gracie Velle-Chimal. I live at 3702 Milagro Drive, which is a home inside the Tierra Vida community. I wear many hats in the community, but today I'm going to wear the hat of a mom and a resident of Tierra Vida, as well as the president of the homeowner’s association of that community. So, when I found out that they wanted to build a phase two, I was super excited. So, living in Tierra Vida and talking to my friends about how awesome that neighborhood is and the reason why we moved there is for to build the community intentionally. I was super excited when this other phase was going to come to be, because in Tierra Vida we have how I'm going to echo the words of Officer Aparicio and Mr. Broetje from a community garden to scouts in the rec center. They have the multipurpose room where we can hold meetings and we can convene. We have families with disabled children. They come together and unified and we also work a lot with the police department and have a neighborhood watch and we celebrate National Light Out. So just events that just bring community together. To me that's like the best policing we have because everybody's watching out for each other's children. And so, when I found out that the second phase was going to be built, to me, Tierra Vida would be a model community. And to see that in the sister of it to be born and just down the street from us would be amazing. Because I do have lots of friends that want to move in, but obviously because we don't have that many housing in that area, I'm just pretty much telling them get in line or get on the list because it is a place to be. And as far as community coming together and celebrating community, that's very unique when we pretty much just have like neighborhood block party gatherings and so much so we can not only take care of each other's homes, but as well as our children, our pets. And so, I would really encourage you, if you do have the time, to stop by and see what Tierra Vida is all about and just to take a tour of the beautiful Leo Center and go grab a treat at the Collegium Cafe and check out our community garden and our parks and you'll see how awesome it is just to see people walking, greeting each other, getting to know each other's name. And it's kind of like the Cheers episode, or even the Pasco Chamber where everybody gets to know your name. So, I would really encourage you to stop by and to really support this plan because I feel we need more types of these communities in Pasco so we can continue to thrive. So, thank you so much for your time. Darrel Moore, JUB Engineering, 3611 S Zintel Way, Kennewick Hello. My name is Darrel Moore. I'm from Kennewick and I'm with JUB Engineers. Just wanted to give just a brief description of sort of the sites traffic circulation. There was the issue of traffic that we're all aware of. The Draft Environmental Impact Statement has a traffic study in it at a planning level purpose, but it describes mitigation components of this project. But the map we provided in the Red is the project and there's no plan road connections to Amazon or Tarragon that's going to be all internal within the Red community area. So, access points will be along A Street at probably matching to existing road intersections. Potentially there could be a connection to south Elm. South Elms is being extended down or by bounty in the City park. So, there's not a connection point between Tarragon or Amazon back to this development. So, trucks are not going to be entering this development from an industrial standpoint. It's completely separated. Obviously, there'll be trucks on A Street. A Street is a very busy truck route already. We're aware of Page 11 of 155 Planning Commission Meeting Minutes Page 10 of 18 January 25, 2023 that. Traffic studies can be looked at and more mitigation can be done to take care of those issues. If this is not turned into residential, more industrial will potentially come in and you're going to have more trucks on the road. Another thing about this, if you think about it, if all the housing is coming from the west, all the traffic drives in town to the employment centers. So, all that traffic comes in creates traffic issues with this concept that this change would allow less traffic because you're closer to employment centers. So, traffic is not leaving and going to the opposite end of town or across. So, it's just want to give a brief description of the traffic components of the project. Chair Mendez closed the public hearing. Commissioner Lehrman made a motion to approve, Commissioner Moffitt seconded, the motion passed unanimously. Comprehensive Plan Amendment CPA2022-004 Applicant not present. Chair Mendez opened the proposal for public hearing. No comments were made, Chair Mendez closed the public hearing. Commissioner Hendler made a motion to approve, seconded by Commissioner Crutchfield, motion passed unanimously. Comprehensive Plan Amendment CPA2022-006 Applicant: Peter Harpster, 2705 St. Andrews Loop Ste. C, Pasco Good evening once again, Commissioners. Peter Harpster with Aqtera Engineering here in Pasco. Address is 2705 St. Andrews Loop, Suite C. First item that I wanted to address was at the very top of the application. Mr. Gonzalez added this to the paper that the parcel number is no longer valid, File Number: CPA2022-004 Applicant: Paul Lavrentiev Description: Future Land Use Map Amendment: Low Density Residential to Medium Density Residential R-S-1 Suburban District Address / Parcel(s) 115180075 Total Area (Acres) 32.26 Environmental Determination Determination of Non-Significance, issued 06/07/2022 File Number: CPA2022-006 Applicant: Fred Olberding / Caleb Stromstad Description: Future Land Use Map Amendment: Commercial to Mixed Residential and Commercial Zoning: C-1 – Retail Business District Address / Parcel(s) 114330048 (No Longer Valid Parcel No) – Located North of Burns Road between Future Convention Drive and Ochoco Ln. Total Area (Acres) 12.82 Environmental Determination Determination of Non-Significance, issued 06/07/2022 Page 12 of 155 Planning Commission Meeting Minutes Page 11 of 18 January 25, 2023 and that is correct. In March, we submitted this application, and since then, we've completed a lot segregation. So now it encompasses three different parcels. And so, we'll get those parcels updated, sent to staff this week. So tonight, we would ask the Commissioners to make a recommendation of approval, Option 1, based on the fact that our application meets the approval criteria found in PMC 25.215.020 and meets the intent of the 2018-2038 Comprehensive Plan. As stated by Mr. Gonzalez the approval of this amendment would allow for greater flexibility, which is more closely aligned with the mix of land uses nearby as you can see on the map. The staff report stated that within just a one third mile radius of the site, there's seven different land uses, including commercial, providing a really flexible area. And we're just simply asking for the same land use flexibility that, as mentioned, benefits not just the owner, but the end user as well. Chair Mendez asked 'm curious. So, you're asking for an amendment to convert commercial to mixed residential and commercial. Do you have any idea as to how much commercial? It's my understanding that commercial zoning is high valued, correct? Yeah, not at this time. We're still considering different plans. This would give us the flexibility to consider all the options that we've been entertaining. So we don't have any solid plans right now, but those would certainly be addressed through a subsequent rezone application and those associated public hearings. Chair Mendez opened the proposal for public hearing. No comments were made, Chair Mendez closed the public hearing. Commissioner Moffitt made a motion to approve, Commissioner Torres seconded, the motion passed unanimously. Comprehensive Plan Amendment CPA2022-0007 Applicant not present. Chair Mendez opened the proposal for public hearing. No comments were made, Chair Mendez closed the public hearing. Commissioner Lehrman made a motion to approve, Commissioner Moffitt seconded, the motion passed unanimously. File Number: CPA2022-007 Applicant: Randy Mullen Description: Future Land Use Map Amendment: Commercial to Mixed Residential and Commercial Zoning: C-1 – Retail Business District Address / Parcel(s) 116160080 Total Area (Acres) 2.5 Environmental Determination Determination of Non-Significance, issued 06/07/2022 Page 13 of 155 Planning Commission Meeting Minutes Page 12 of 18 January 25, 2023 Comprehensive Plan Amendment CPA2022-008 Applicant Representative: Rick Simon, West Richland Good evening again, Commissioners. For the record, Rick Simon of RPS Planning Consulting of West Richland, speaking on behalf of Broadmoor RV Leasing and Travis Blake, who are the owners of this property and are requesting this flexibility that's allotted under the residential commercial. Land use designation, noting simply that the location along Chapel Hill Boulevard provides good and easy access to the City's arterial street system, capable of supporting both commercial and residential development. It is a fully developed neighborhood surrounding the site, including the Silver Creek Apartments that are immediately adjacent and west of the site. So high density residential would fit in this location well. Further, it's in close proximity to several schools as well as Liberty Park, and so would like to respectfully request the Commission's approval of staff option one and forward a recommendation of approval to the Pasco City Council. Be happy to answer any questions should you have any for me at this time? Thank you. Chair Mendez opened the proposal for public hearing. No comments were made, Chair Mendez closed the public hearing. Commissioner Moffitt made a motion to approve, Commissioner Hendler seconded, the motion passed unanimously. Comprehensive Plan Amendment CPA2022-009 Applicant not present. Chair Mendez opened the proposal for public hearing. No comments were made, Chair Mendez closed the public hearing. Commissioner Lehrman made a motion to approve, Commissioner Moffitt seconded, the motion passed unanimously. File Number: CPA2022-008 Applicant: Travis Blake Description: Future Land Use Map Amendment: Commercial to Mixed Residential and Commercial Zoning: C-R Commercial Regional Address / Parcel(s) 115480078, 115480079 Total Area (Acres) 4.6 Environmental Determination Determination of Non-Significance, issued 06/07/2022 Planning Commission Recommendation: Recommended for the docket File Number: CPA2022-009 Applicant: Clarence and Patricia Alford Description: Future Land Use Map Amendment: Low Density Residential to Mixed Residential and Commercial Zoning: R-S-1 Suburban Residential Address / Parcel(s) 115180055 Total Area (Acres) 19.93 Environmental Determination Determination of Non-Significance, issued 06/07/2022 Page 14 of 155 Planning Commission Meeting Minutes Page 13 of 18 January 25, 2023 Comprehensive Plan Amendment CPA2022-010 Applicant Representative: Stephen Bauman, 2715 St. Andrew Loop, Pasco Good evening, commissioners, Stephen Bauman. Again, my business is B4 Development and Consulting here in Pasco, and I'm here on behalf of the applicant, Rudd McClory. Don't have a lot to say. We agree with the staff's finding of facts and believe that with, as mentioned earlier in the evening, the high need for additional residential housing, we believe this particular property provides and adheres to the council's goals as being an infill development and believe there's a lot of opportunity here and would encourage you to vote yes for this proposal. Thank you. Commissioner Mendez asked being next to the freeway, I imagine there would be some noise issues, concerns that would have to be addressed to some kind of mitigation strategy. Yes, that's possible, and that would go through in the hearing examiner process. Those things would be addressed. We've done some proposed layouts on this, but don't have anything necessarily tied down as far as exactly what this would look like. Need to go through this process first, and then we would begin that process with submittal and going through the conditions. As Mr. Gonzalez pointed out, as we are working in the area of trying to provide additional densities, it's providing additional challenges with trying to put more in a smaller space. So, yes, that is certainly one of the considerations that we would have to address. Chair Mendez opened the proposal for public hearing. No comments were made, Chair Mendez closed the public hearing. Commissioner Hendren made a motion to approve, Commissioner Moffitt seconded, the motion passed unanimously. Comprehensive Plan Amendment CPA2022-011 Applicant not present. File Number: CPA2022-010 Applicant: Rudd McClory Description: Future Land Use Map Amendment: Commercial to High Density Residential Zoning: C-3 General Business District Address / Parcel(s) 119312083 Total Area (Acres) 8.48 Environmental Determination Determination of Non-Significance, issued 06/07/2022 File Number: CPA2022-011 Applicant: Paul Lavrentiev / John Fetterolf Description: Future Land Use Map Amendment: Commercial to Mixed Residential and Commercial R-3 Medium Density Residential Address / Parcel(s) 118501041 Total Area (Acres) 6.68 Environmental Determination Determination of Non-Significance, issued 06/07/2022 Page 15 of 155 Planning Commission Meeting Minutes Page 14 of 18 January 25, 2023 Chair Mendez opened the proposal for public hearing. No comments were made, Chair Mendez closed the public hearing. Commissioner Moffitt made a motion to approve, Commissioner Hendler seconded, the motion passed unanimously. Comprehensive Plan Amendment CPA2022-013 Applicant: City of Pasco Public Hearing: Stephen Bauman, 2715 St. Andrew Loop, Pasco Good evening, Council. Stephen Bauman again, resident of Pasco. I'm here as a board member of the Lordes Medical Center. And the question that we had, and our staff has asked us is, would this impact the operation of the hospital or future expansion of facilities in any way? Jacob Gonzalez answered no. Uses like a civic facility or medical facility would likely require a special permit anyways. And so this proposal would not change any of the existing properties other than the land use. And what would happen is all of these existing zoning districts would be under the umbrella of the land use. And then over the next year or so, staff will work with our planning commission, our downtown development authority, and members of the public and the downtown community to identify and refine those potential zoning standards, all in the intent to encourage development and make redevelopment opportunities more feasible. Mr. Bauman continued, so by at large, as a public facility, it really wouldn't adjust it in a marked way. Thank you so much. Chair Mendez closed the public hearing. Commissioner Torres made a motion to approve, Commissioner Crutchfield seconded, the motion passed unanimously. File Number: CPA2022-013 Applicant: City of Pasco – Community and Economic Development Description: Future Land Use Map and Text Amendment: Establish Downtown Land Use Zoning: Various Address / Parcel(s) Various Total Area (Acres) 153 Environmental Determination Determination of Non-Significance Page 16 of 155 Planning Commission Meeting Minutes Page 15 of 18 January 25, 2023 Comprehensive Plan Amendment CPA2022-014 Applicant: City of Pasco Public Hearing: Stephen Bauman, 2715 St. Andrew Loop, Pasco I just wanted to say that we all owe the staff an extraordinary thank you for the effort they've put in here. I was involved in this at various pieces of various parts along the way, and there has been an extraordinary amount of effort that went into this. And there may need to be down the road a tweak here and there, but as Mr. White pointed out, to take a piece of land of this size right in the heart of our metropolis of 300,000 people is extraordinary, and we owe them a big thank you for leading that effort. And both Mr. White and Mr. Gonzalez have put a countless number of hours into this. And thank you. Elizabeth Tellessen, Spokane, Attorney for American Rock Products Commission, thank you again for accommodating my remote attendance. It is very much appreciated. And also reiterating the applaud to staff for the effort you've put into this. We do appreciate the efforts that you have made in addressing our comments and I haven't had a chance to review your staff report with the changes that staff has made to the master plan and development regulations, but we do trust that those incorporate our specific notes regarding the change to include the Central Premix American Rock Product site as an industrial site. So we do appreciate that very much and we do support the proposal with those changes. And thank you for your efforts this evening. And if you have any questions for us, we'll be happy to answer them or we'll be seeing you shortly as we proceed with our permitting process. Thank you. Chair Mendez closed the public hearing. Commissioner Moffitt made a motion to approve, Commissioner Lehrman seconded, the motion passed unanimously. File Number: CPA2022-014 Applicant: City of Pasco – Community and Economic Development Description: Future Land Use Map and Text Amendment: Broadmoor Master Plan Zoning: Various Address / Parcel(s) Various Total Area (Acres) 1,200 Environmental Determination Determination of Significance, issued March 2017, revised July 2021; Draft Environmental Impact Statement Issued December 16, 2022 Page 17 of 155 Planning Commission Meeting Minutes Page 16 of 18 January 25, 2023 Comprehensive Plan Amendment CPA2022-015 Applicant: City of Pasco Public Hearing: Stephen Bauman, 2715 St. Andrew Loop, Pasco This is my last time, I promise. Steven Bauman so I represent Ralph Broetje on this property, Broetje Orchards, LLC, and concur with the staff's findings and have worked with them and asked that this parcel here be incorporated into this amendment. And the intention would be to do virtually identical to the property beside it, another cul-de-sac style. That would be the hope and intention, and so support this. Thank you. Chair Mendez closed the public hearing. Commissioner Crutchfield made a motion to approve, Commissioner Moffitt seconded, the motion passed unanimously. Comprehensive Plan Amendment CPA2022-016 Applicant: City of Pasco Public Hearing: Dave Valley, Power of Attorney, Driftwood Apartments 1817 Cartmell Street, Pasco I don't know, is there correction? Does it affect me at all? Jacob Gonzalez answered no. In fact, all it does is just provide the right land use to the existing use itself. File Number: CPA2022-015 Applicant: City of Pasco – Community and Economic Development Description: Future Land Use Map and Text Amendment: Commercial to Mixed Residential and Commercial (Ramgar Estates) Address / Parcel(s) 113884077, 113884078, 113884079, 113884080, 113884081, 113884082, 113884083, 113884084, 113884085, 113884086, 113884087, 113884088, 113884089, 113884090, 113883022, 113883022 Total Area (Acres) 6.68 Environmental Determination Determination of Non-Significance File Number: CPA2022-016 Applicant: City of Pasco – Community and Economic Development Description: Future Land Use Map and Text Amendment: Commercial to Mixed Residential and Commercial (West Court Street: N 19th Ave – N 14th Ave) Zoning Various Address / Parcel(s) Various Total Area (Acres) 9.25 Environmental Determination Determination of Non-Significance Page 18 of 155 Planning Commission Meeting Minutes Page 17 of 18 January 25, 2023 Mr. Valley continued, okay, that's why I want to make sure sorry, first time. Rick White commented And sir, I might also add, and the Commission, you've run across this before, but these are the kinds of things that trip up property owners when they go to refinance. The lenders will often ask very simple questions about zoning and comprehensive plan designations, and if they're contrary, it's a problem, so it's good to fix it now. Chair Mendez closed the public hearing. Commissioner Moffitt made a motion to approve, Commissioner Hendler seconded, the motion passed unanimously. Comprehensive Plan Amendment CPA2022-017 Applicant: City of Pasco Chair Mendez opened the proposal for public hearing. No comments were made, Chair Mendez closed the public hearing. Commissioner Torres made a motion to approve, Commissioner Moffitt seconded, the motion passed unanimously. Comprehensive Plan Amendment CPA2022-018 Applicant: City of Pasco Chair Mendez opened the proposal for public hearing. No comments were made, Chair Mendez closed the public hearing. File Number: CPA2022-017 Applicant: City of Pasco – Community and Economic Development Description: Future Land Use Map and Text Amendment: Industrial to Mixed Residential and Commercial (S 10th Avenue: W A Street – W Washington Street) Zoning: Various Address / Parcel(s) 112282058, 112282076, 112282085, 112282094, 112282101, 112282138, 112282147, 112282156, 112282165, 112282184, 112282192, 112282209, 112282263, 112282272, 112282281, 112282290, 112282307, 112282442, 112282450, 112282469, 112282512, 112282549, 112282361 Total Area (Acres) 4.29 Environmental Determination Determination of Non-Significance File Number: CPA2022-018 Applicant: City of Pasco – Community and Economic Development Description: Future Land Use Text Amendment: Changes to the Future Land Use Map descriptions and densities. Address / Parcel(s) Various Total Area (Acres) Citywide Environmental Determination Determination of Non-Significance Page 19 of 155 Planning Commission Meeting Minutes Page 18 of 18 January 25, 2023 Commissioner Moffitt made a motion to approve, Commissioner Hendler seconded, the motion passed unanimously. WORSHOP None OTHER BUSINESS None ADJOURNMENT Chair Mendez stated with no other business, I recommend a motion to adjourn. Commissioner Lehrman made the motion to adjourn the meeting, it was seconded by Commissioner Crutchfield. Passed unanimously. Meeting adjourned at 9:00 pm. Respectfully submitted, Carmen Patrick, Administrative Assistant II Community & Economic Development Department Page 20 of 155 PLANNING COMMISSION MEETING MINUTES City Hall - Council Chambers 525 North Third Avenue Pasco, Washington THURSDAY, FEBRUARY 16, 2023 6:30 PM Planning Commission Meeting Minutes Page 1 of 8 January 19, 2023 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, Abel Compos, Rosa Torres, Jay Hendren, and Dana Crutchfield, a quorum was declared. Commissioners Absent: Paul Mendez, Kim Lehrman, Rachel Teel, and Mitchell Moffitt Staff Present: Community & Economic Development Director Rick White, and Senior Planner Jacob Gonzalez, Block Grand Administrator Kristin Webb and Administrative Assistant II, Carmen Patrick. 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. Page 21 of 155 Planning Commission Meeting Minutes Page 2 of 8 January 19, 2023 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 Crutchfield moved to approve the Planning Commission meeting minutes of January 19, 2023, Commissioner Torres seconded, and the motion carried unanimously. Commissioner Crutchfield move to amend the Planning Commission meeting minutes of January 25, 2023, Commissioner Campos seconded, and the motion carried unanimously. OLD BUSINESS None PUBLIC HEARINGS A. Report Shoreline Master Program-Periodic Update Mr. Ben Floyd with White Bluffs Consulting began the presentation regarding the particulars of the revisions. He stated he is going to follow the summary of changes, the Shoreline Master Program section.  Exceptions: These are things that do not require a Shoreline Substantial Development Permit or really any kind of approval from the City. o Interior building improvements. o Exterior landscape maintenance, removing structures if you're not going to redevelop it. o Pollution items. o Transportation projects.  Definitions 29.01.80: We deleted a lot of definitions that were related to the flood hazard zone. These definitions are already covered in City code in the City’s Floodplain Regulations, so they didn't need to be in here. Additions are: o Development: development does not include dismantling or removing structures if there's no other associated development or redevelopment. o Nonconforming Development or Nonconforming Structure: an existing structure Page 22 of 155 Planning Commission Meeting Minutes Page 3 of 8 January 19, 2023 that was lawfully constructed at the time it was built but is no longer fully consistent with the present regulations. o Non-conforming Lot: A lot that met dimensional requirements of the applicable Master Program at the time of its establishment but now contains less than the required width, depth or area due to subsequent changes to the Master Program. o Non-conforming Use: An existing shoreline use that was lawfully established prior to the effective date of the act or the applicable Master Program, but which does not conform to present use regulations due to subsequent changes to the Master Program.  Existing Uses, Structures, and Lots 29.16.30 o Non-Conforming lot: A lot may be developed if permitted by other land use regulations of the local government and so long as such development conforms to all other regulations of the applicable Master Program and the act.  Exemptions from Shoreline Substantial Development Permits 29.01.770 o Fair Market Value: Any development of which the total cost or fair market value does not exceed $8,500. o Docks: The same principle applies to docks. Basically, we're looking at $22,500 for docks that serve two or more residences and $11,200 for all other docs. However, a subsequent construction occurs within five years of completion of the prior construction and the combined fair market value of the subsequent and prior construction exceeds the amount specified above, the subsequent construction shall be considered a substantial development. o Americans with Disabilities Act: The external or internal retrofitting of an existing structure with the exclusive purpose of compliance with the ADA or to otherwise provide physical access to the structure by individuals with disabilities, this is also an exemption. And that is the extent of the changes. There are other little, formatting, non-substantive, clean up items that are also throughout this document. But that is the information that I wanted to share with you tonight on the Shoreline Master Program. And I just wanted to briefly go through the schedule. We will be working with Rick and Jacob to take the Shoreline Master Program and start the 60 day review process, if you're supportive of that, for later in this month or maybe early March at the latest. And that's just to start the state agency review of these proposed minor changes that we're suggesting for your Shoreline Master Program. So that would go from end of February, early March to end of April, early May. And then we'll also be conducting a joint public hearing with Washington State Department of Ecology. And we hope to have that hearing held here at the planning commission level, and we're looking at either April 20 or May 18 as a backup, depending upon agenda size and timing for when things actually get submitted to the state. And then after that, we'll prepare a comment response matrix and you'll make your recommendation to the council. We'll also ask Washington State Department of Ecology that Page 23 of 155 Planning Commission Meeting Minutes Page 4 of 8 January 19, 2023 also has to approve this document, for them to make an initial determination whether the City is in compliance with the Shoreline Management Act and the state regulations for the changes that we're proposing. They'll make a determination that back. And then the council will consider your recommendation, the feedback from the state, the response to comments, and take action to adopt, hopefully the updated Shoreline Master program in late June or maybe in July, depending upon, again, the timing of it. So that's the path forward, the deadline is June 30 for the grant funding. And we're trying to hit that. That's why so the council, if we can schedule it so that the council is able to take action in June, that will be great, and we're going to help you finish it out anyway, even if the grant funding is already gone. But we'll hope that we'll have 99.6% of the work done and then there's just a little bit of support that we can provide to finish it out. Thank you.  Public Comment: Scott Lehrman, 6514 W Park St. I've been a resident of Pasco for over 20 years. I have four children, ages 6-16. And just talking about grant money here and things, safety, I'm going to tell you about the second most dangerous thing I do with my family, probably on a weekly basis after trying to navigate the Road 68 and Court Street intersection there, but I believe there's a roundabout being worked there. It's that last section of the Sacagawea Riverfront Heritage Trail, right from Wade Park going west. The width of that is 5, 6ft maybe. I glanced through this, and I saw stuff about getting exemptions, getting exceptions to ADA, etc. But even just I think if you're going to build a trail now, right, you go and 10ft, 12 ft is kind of the standard that you would build a mixed use trail. And there's a history I think Rick and City Council knows, back in 2009, I believe you guys can correct me here, but 2009, 2010, I believe the City had all the permits in place, all the money, all the grants in place to finish that because that is the last section of that 26 miles loop in the Tri-Cities that has not been widened. And then Hurricane Katrina hit, and I believe the Corps of Engineer put a moratorium on touching dikes, and it put a delay on it. Then by 2015, met with the City Council at a meeting in Chiawana track with the community and said, I believe the moratorium had been lifted. But at that time there was no funding, the grants had all expired, no longer grants. My request, we have Pride of Pasco, I see back there, one of the safest cities in Washington. That doesn't just go to law enforcement, crime. I go up there with my kids, my head is on a swivel. Every time I go up there, I see accidents, people running into each other, bikes speeding by. You're constantly looking backwards, forward with dogs, kids, wheelchairs, bikes. It's dangerous. And the plans out there, right. I think if that thing's a trapezoid, you take it down, whatever the plan was, 4ft? You take it down 4ft and it widens it to 12ft. I think there was a plan for 6ft, too, and it go to 20 maybe? But the details are there. Money for infrastructure, and grants, I believe, now, are out there more than ever. Page 24 of 155 Planning Commission Meeting Minutes Page 5 of 8 January 19, 2023 So, I guess what can we do? What's holding us up right now? Is it just finding grants? Are permits still valid? Why are we asking for exceptions to keep a crown jewel of the Tri-Cities, the Sacagawea Heritage Trail, to keep that one last section when all the rest of it's been completed for over ten years? So, any recommendations you guys can make to this, or if there are real barriers to doing this beyond just going and finding the money, transparency, I'd like to know what those barriers are beyond finding the grant, some money. Safety first. Chair Cochran stated I'm not sure that the Shoreline Master Program directly impacts the ability to build a trail. I agree with you. I live in that part of the trail, and I would love to see it better and rider improved. But I don't know that this particular document has scope on it. That would be something that this document doesn't provide a way for us and to address that. But I appreciate your comments for being here. Rick White commented I'm a neighbor of Scotts, and I have the same concerns. As a matter of fact, my wife took a tumble on that path as well, off of her bike, and she hasn't ridden a bike since. But it's a really convoluted story because it involves the Corps of Engineers and their funding, their permitting process, their assessment of the levy itself. And it's just extremely complicated and it moves at glacial speed. Commissioner Hendler asked, Rick, I'm not sure about this, but maybe we need to put more pressure on the Corps of Engineers to step up? Rick White answered, it's being tried from a legislative standpoint, yes. Chair Cochran closed the public hearing.  Comments/Questions from Commissioners None WORSHOP A. Memo HOME-American Rescue Program (ARP) Update Good evening, Chair and Planning Commission. I am Kristen Webb, the CDBG's Community Development Block Grant Administrator. For those that don't know me, the City of Kennewick, Richland and Pasco formed the Tri-City's Home Consortium. Tonight, I am bringing to you an update on the Home ARP plan. ARP stands for American Recovery Plan. Back in 2022, the Home Consortium received a grant allocation of $2.3 million to create a plan to help the homelessness in the Tri-Cities through qualified populations defined by HUD as homeless, at risk of becoming homeless, fleeting, or attempting to flee domestic violence, human trafficking, or other populations persons at great risk of housing instability. Since August, we've been working to finalize the consortiums home ARP plan. Project Timeline Overview:  August-October 2022: Initial data collection & analysis.  October-November 2022: Stakeholder consultations.  December 2022-February 2023: Eligible activity selection & implementation Page 25 of 155 Planning Commission Meeting Minutes Page 6 of 8 January 19, 2023  February 16-March 7, 2023: Public comment period.  March 7, 2023: Present to Richland City Council & Public Hearing  March 17, 2023: Submit to HUD for approval  July 2023-September 2030: Implementation of project. As with all HUD programs, the funds are extremely restrictive and can only be used for these criteria production or preservation of affordable rental housing, tenant based rental assistance, supportive services, purchase and non-development, non-purchase and develop, non-congregated shelter and nonprofit operate. Top Priorities Identified by our consultant Cloudburst:  Rental assistance (TBRA)  Lack of support services o Housing search assistance & counseling, case management, mental health services, legal services and life skills training.  Gaps in non-profit capacity o Staff turnover, training needs, and system complexity.  Lack of affordable housing. o Rental vouchers are going unused due to high rent & restrictive screening criteria. o Evictions have increased: 431 in 2022 in Benton & Franklin counties. Over 9000 extremely low income households experienced severe housing problems, including substandard living conditions, crowding, and or excessive cost burdens. During the 2019-2020 school year, roughly 873 enrolled students were homeless. To afford a two bedroom unit, a person would need to make more than minimum wage or work more than 40 hours a week. Over the past five years, apartment vacancy rates for Benton and Franklin counties have remained between 1-2%, which is considered a severe shortage of rental housing within Tri Cities for the entire year of 2021. Shelter Inventory in 2021 within the Tri-Cities:  1,159 Individuals experienced homelessness. o 348 non-permanent beds available.  Shortage of shelters for woman.  Shelters for men and underutilized.  Current shelter configurations require families to be separated. If we were to create a new congregated shelter, we would have to make sure that somebody had the availability to take ownership and operate. There is no ongoing funding assistance that we've identified. And then of the two shelters currently in Pasco, Union Gospel Mission shelter is underutilized and usage data and trends for the new Low Barrier Shelter, which is the new Catholic Family Charities one on 20th in Lewis. They haven't opened yet, so obviously we don't have any of their data. With supportive services, these are the needs that nonprofits currently strive to meet. However, some organizations lack the staffing or proper training necessary. A lot of the supportive services explained to us that they would get staff. Staff wouldn't understand how to do case management. They didn't know how to do counseling. There wasn't money to do training. So they have no funds to be able to provide these services. Page 26 of 155 Planning Commission Meeting Minutes Page 7 of 8 January 19, 2023 The consortium's preliminary recommendation consists of these funds are available only to nonprofit organizations and organizations who are interested in applying. Once we finish with our public comment period, we will be sending out an RFP. It will be publicized in the newspapers as well as in the Spanish newspaper on all three cities websites, and anybody that's interested in applying for funds, they should apply. These are broken down as to how we're going to split up the $2.3 million with supported services, affordable housing, nonprofit operating costs, nonprofit capacity, billing, and then we do have to set aside 15% for administration funding. Once HUD does approve this plan, if we find that we're not getting people to apply Safe or Supportive Services. Those monies can't be moved to another one of the four qualified populations. If you have any additional comments after tonight and before March 7, you can send them directly to the City of Richland to Toni Lehman at tlehman@ci.righland.wa.us. OTHER BUSINESS A. Housing Action and Implementation Plan Jacob Gonzalez stated that this is just an update for the commission. Purpose and background:  For 2021-2023 biennium Legislature approved $5 million to fund and support housing action plans and implementation  City of Pasco is one of 72 communities statewide that applied and received funding.  City of Pasco is one of three cities participating in Benton, Franklin and Walla Walla Counties (Cities of Prosser, Walla Walla) Goals/purpose of housing action plan:  Encourage construction of additional affordable and market rate housing in a greater variety of housing types and at prices that are accessible to a greater variety of incomes.  Be an actional policy document that outlines how to meet Pasco’s housing demands  Provide comprehensive road map to implement cohesive, effective and practical strategies tailored to Pasco. Completed and upcoming tasks:  December 2022: Housing Stakeholder Workshop • o 25 attendees from public agencies, non-profits, private, advocacy •  Existing Conditions Report • o Completed with the assistance from the New York University Wagner School of Public Policy – Capstone Team •  Public Engagement Opportunities • o Housing Survey: March 2023 • o Housing Stakeholder Workshop #2: April 202 ADJOURNMENT Chair Cochran stated with no other business, I recommend a motion to adjourn. Page 27 of 155 Planning Commission Meeting Minutes Page 8 of 8 January 19, 2023 Commissioner Crutchfield made the motion to adjourn the meeting, it was seconded by Commissioner Hendler. Passed unanimously. Meeting adjourned at 7:22 pm. Respectfully submitted, Carmen Patrick, Administrative Assistant II Community & Economic Development Department Page 28 of 155 MEMORANDUM DATE: March 16, 2023 TO: Planning Commission FROM: Kristin Webb, Block Grant Administrator SUBJECT: 2022 CONSOLIDATED ANNUAL PLAN EVALUATION REPORT (MF# BGAP2023-001) Overview The overall goal of the City of Pasco’s Community Development Block Grant Program (CDBG) and the Tri-Cities HOME Investment Partnership Program (HOME) is to develop a strong community with the provision of decent housing, a suitable living environment and expanding economic opportunities. The 2022 Annual Action Plan represents the third year of the 2020-2024 Consolidated Plan and summarizes the activities that were planned for the period January 1, 2022, to December 31, 2022, to meet community development and housing needs identified in the five-year Consolidated Plan. The Annual Action Plan provides specific details of investments in activities, describes the geographic area in which the programs are available and the nature of the impact the city hopes to achieve through the programs. The City of Pasco certifies it is following a current HUD-approved Consolidated Plan and has pursued all resources that were proposed in the Plan. It has fairly and impartially provided requested certifications of consistency as specified in the Plan and has not hindered implementation of the Consolidated Plan. HUD’s Community Development Block Grant regulations require Grantees to submit a “Consolidated Annual Performance and Evaluation Report” (CAPER) to HUD within 90 days of the close of a Grantee’s Program Year (December 31, 2022). This requirement, set forth in 24 CFR Part 91, reports to HUD and informs the community of Pasco’s performance in meeting the goals of the Annual Action Plan. As a recipient of these funds, the City of Pasco hereby submits, its final Consolidated Annual Performance and Evaluation Report (CAPER) which provides detailed information to the local public, HUD, and members of Congress on activities undertaken with these entitlement funds. The CAPER also reports on the City of Pasco’s performance in meeting the goals established in the 2022 Annual Action Plan, for this third year of the 2020-2024 Five-Year Consolidated Plan. Assessment of Goals and Objectives Activities funded by the City of Pasco during 2022 addressed the priorities established in the Tri-Cities 2020-2024 Consolidated Plan, drawn from an analysis of the needs and resources identified through the planning process. The goals and strategies designed provide a framework for action in undertaking housing and community development activities over the five-year period. Source of Funds Prior year unexpended Current year entitlement $699,871 Current year program income – Add in $273,516 TOTAL AVAILABLE $973,387 Page 29 of 155 Use of Funds The city received an annual entitlement of $699,871 directly from HUD. The City of Pasco CDBG resources available for community development activities in the 2022 Annual Action Plan totaled $973,387 which didn’t include CDBG-CV funds. Activities budgeted for in the 2022 Annual Action Plan and approved by City Council Resolutions 4087 totaled $750,000. Contingent projects included existing unfunded or underfunded activities for additional funding if available. Actual Expenditures – Reference PR54 Total expenditures for activities in 2022 program year totaled $4,873,748, this includes expenditures from the Section 108 loan $3,781,000 and repayment of the Section 108 loan from 2021 and 2022. Program income receipted $273,517, which was from CDBG Rehabs that had been paid off as well as 2021 Program Income that was not receipted into IDIS. Economic Development $100,181 2% Housing 265,781 5% Public Facility Improvements 3,863,065 79% Public Services 91,881 2% Repayment Section 108 loan 482,338 11% General Admin & Planning 70,501 1% $4,873,748 100% The City Staff would like to thank the members of the Planning Commission for your time and assistance. MOTION: I move the Planning Commission close the public hearing and recommend the City Manager approve the 2022 Consolidated Annual Plan Evaluation Report as presented. Attachments: 1. 2022 CAPER Page 30 of 155 Page 31 of 155 Page 32 of 155 Page 33 of 155 Page 34 of 155 Page 35 of 155 Page 36 of 155 Page 37 of 155 Page 38 of 155 Page 39 of 155 Page 40 of 155 Page 41 of 155 Page 42 of 155 Page 43 of 155 Page 44 of 155 Page 45 of 155 Page 46 of 155 Page 47 of 155 Page 48 of 155 Page 49 of 155 Page 50 of 155 Page 51 of 155 Page 52 of 155 Page 53 of 155 Page 54 of 155 Page 55 of 155 Page 56 of 155 Page 57 of 155 Page 58 of 155 Page 59 of 155 Page 60 of 155 Page 61 of 155 Page 62 of 155 Page 63 of 155 Page 64 of 155 Page 65 of 155 Page 66 of 155 Page 67 of 155 Page 68 of 155 Page 69 of 155 Page 70 of 155 Page 71 of 155 Page 72 of 155 Page 73 of 155 Page 74 of 155 Page 75 of 155 Page 76 of 155 Page 77 of 155 Page 78 of 155 Page 79 of 155 Page 80 of 155 Page 81 of 155 Page 82 of 155 Page 83 of 155 Page 84 of 155 Page 85 of 155 Page 86 of 155 Page 87 of 155 Page 88 of 155 Page 89 of 155 Page 90 of 155 Page 91 of 155 Page 92 of 155 Page 93 of 155 Page 94 of 155 Page 95 of 155 Page 96 of 155 Page 97 of 155 Page 98 of 155 Page 99 of 155 Page 100 of 155 Page 101 of 155 Page 102 of 155 Page 103 of 155 Page 104 of 155 Page 105 of 155 Page 106 of 155 Page 107 of 155 Page 108 of 155 Page 109 of 155 Page 110 of 155 Page 111 of 155 Page 112 of 155 Page 113 of 155 Page 114 of 155 Page 115 of 155 Page 116 of 155 Page 117 of 155 Page 118 of 155 Page 119 of 155 Page 120 of 155 Page 121 of 155 Page 122 of 155 Page 123 of 155 Page 124 of 155 Page 125 of 155 Page 126 of 155 Page 127 of 155 Page 128 of 155 Page 129 of 155 Page 130 of 155 Page 131 of 155 Page 132 of 155 Page 133 of 155 Page 134 of 155 Page 135 of 155 Page 136 of 155 Page 137 of 155 Page 138 of 155 Page 139 of 155 Page 140 of 155 Page 141 of 155 Page 142 of 155 Page 143 of 155 Page 144 of 155 Page 145 of 155 Page 146 of 155 MEMORANDUM TO PLANNING COMMISSION PLANNING COMMISSION MEETING City Hall – 525 North Third Avenue – Council Chambers DATE: THURSDAY, MARCH 16, 2023 6:30 PM 1 TO: Planning Commission FROM: Jacob B. Gonzalez, Planning Manager SUBJECT: Housing Action and Implementation Plan Background The City of Pasco has received support from the Washington State Department of Commerce to create our first ever Housing Action Plan. A Housing Action Plan is a policy and strategy document with a set of concrete steps for the City to support and encourage the supply of housing that meets local housing needs. Pasco has experienced continued growth over the past several decades. Estimates from the Washington State Office of Financial Management indicate that the City’s population will reach 120,000 by the year 2040. This represents an increase of over 50% from the City’s 2022 population of 80,180. With its growth, the City needs to provide adequate housing opportunities for its future residents. The Housing Action and Implementation Plan will: 1. Be an actionable policy document that outlines how to meet Pasco’s housing needs. 2. Be based on data and analysis grounded in an inclusive and robust public process. 3. Provide a comprehensive road map to implement cohesive, effective, and feasible housing strategies tailored to the Pasco community. 4. Be tailored to the housing needs of the Pasco community to ensure safe, healthy, and affordable housing for all. The Washington State Growth Management Act requires cities and counties to plan for adequate housing for all income groups. The goal of the Housing Action Plan is to encourage construction of additional affordable and market rate housing in a greater variety of housing types and at prices that are accessible to a greater variety of income groups. The City of Pasco has contracted with Oneza and Associated, with support from ECONorthwest to prepare the Housing Action and Implementation Plan. Public and Stakeholder Engagement A Housing Stakeholder Workshop was held on December 13, 2022. Staff reached out to various organizations, agencies, housing developers, realtors and non-profits to understand their concerns, perspectives, and thoughts about the overall housing challenges that experienced in Pasco. Staff has also prepared a Frequently Asked Questions “FAQ” document that is available in Page 147 of 155 2 both Spanish and English. All documents developed as part of the plan will be available for the public on our new webpage: www.pasco-wa.gov/1239/Housing-Action-and-Implementation-Plan A survey is currently being developed, and nearing completion, that will be shared with community members, residents, and interested individuals. The intent of the survey is collect relevant information and input on the impact of housing challenges in our community. The results of the survey will eventually be used to learn more about the experiences of community members, and to prioritize policy changes and recommendations in the final HAIP. Staff anticipates that the survey will be available for public participation by early April 2023. HAIP Requirements Pasco’s Housing Action and Implementation Plan will identify and define the strategies and actions necessary for implementation that promote greater housing diversity, affordability, and access for all income levels. The plan will help inform and expand on the policies identified in the Housing Element of the Pasco Comprehensive Plan. The results of the HAIP may include new or amended policies, plans, regulations, fee structures, funding opportunities, or programs. The relationship between the HAIP and the Pasco Comprehensive Plan is illustrated below: Page 148 of 155 3 Required elements of the HAIP are shown below: •Existing and projected housing needs for all income levels •Population and Employment trends •Land Capacity Analysis Housing Needs Assessment •Public Enagement Plan •Participation and input from community groups, local builders, local realtors, nonprofit housing advocates •Engagement with communities at risk of displacement •Stakeholder Advisory Group Community and Sakeholder Engagmeent •Evaluate progress to meet housing targets (including types and units) •Evaluate achievement of housing element goals and policies •Evaluate implementation of the schedule of programs and actions •Evaluate barriers to achieving goals and policies (development regulations, permitting processes, fee structures, etc.) •Evaluate programs for influencing housing production/preservation (multifamily tax exemption [MFTE], inclusionary zoning, bonus densities, fee waivers, assistance programs, etc.) Housing Policy Framework Review •Strategies to increase housing supply and variet •Strategies to increase supply of housing affordable to all income levels •Evaluation of the potential efficacy of proposed strategies Housing Strategy Development •Consider strategies to minimize displacement of low-income residents resulting from redevelopment; Strategies to support preservation of existing housing •Consider broader role of housing strategies in addressing economic displacement pressures Strategies to Minimize Displacement •Schedule of programs and actions to implement recommendations •Funding sources for new programs and action implementation •Monitoring plan to track outcomes of impelmented actions Implementation and Monitoring Page 149 of 155 4 Related Efforts There are several related efforts and projects that are either ongoing, or recently completed that are directly related to the Housing Action and Implementation Plan. A summary of those are provided below: • Adoption of a Sales and Use Tax Credit for Affordable and Supportive Housing via Substitute House Bill 1406 o Enacted by the State Legislature in 2019, the Pasco City Council adopted Ordinance 4495 in 2020 that allows the City to collect a portion of the sales and use tax to help create, build, and construct or rehabilitate affordable housing. o Estimates from the Department of Revenue indicate that Pasco will receive up to $2 million in credit through the duration of the tax (twenty years). • Adoption of Engrossed Second Substitute House Bill 1923 “Urban Residential Building Capacity” o Enacted by the State Legislature in 2019, the Pasco City Council authorized staff to pursue grant funding from the Washington State Department of Commerce to adopt code amendments that increase residential building capacity, including:  Missing Middle Housing (Duplex, Triplex and Courtyard Apartments)  Lot Size Averaging  Accessory Dwelling Units o Pasco was one of 53 cities (and one of handful east of the Cascades) that applied for grant funding to increase housing choices related to HB 1923. • Housing Solutions Workshop and Peer Cities Network o In October 2021, Pasco was one of five cities selected nationally to participate in the Housing Solutions Workshop, a program to help small and midsize communities develop and implement comprehensive local housing strategies.  The Housing Solutions Workshop provided technical assistance, peer learning opportunities, and policy guidance.  The Housing Solutions Workshop was hosted and guided by the New York University Furman Center’s Housing Solution Lab, Abt Associates, and the Lincoln Institute of Land Policy. o In early 2022, Pasco was one of nine cities selected nationally to participate in the Peer Cities Network. The Peer Cities Network aims to help city leaders advance effective housing policies that promote racial equity; increase access to opportunity; and improve health and well-being for residents.  The Peer Cities Network was supported by the New York University Housing Solution Lab and the Robert Wood Johnson Foundation. • New York University Capstone Project o In September 2022, began collaborating with the NYU Robert F. Wagner Graduate School of Public Service to identify and establish anti-displacement housing policies. Page 150 of 155 5 Next Steps As expressed in the staff report, the City will release a public survey in April to gather feedback from the community. The results of the survey will provide key insights to be reviewed during the 2nd housing stakeholder workshop, to be held in the Spring. Staff will provide updates to the Planning Commission throughout this effort. A final plan is anticipated during the fall-winter 2023. Attachments: • Exhibit A: Housing Stakeholder Workshop Summary Page 151 of 155 Community & Economic Development Department PO Box 293, 525 N 3rd Ave, Pasco, WA 99301 P: 509.544.3441 / F: 509.545.3499 Housing Action and Implementation Plan: Housing Stakeholder Workshop #1 Meeting Summary The City of Pasco invited stakeholders to a workshop to launch the Housing Action and Implementation Plan. The City assembled a list of organizations, service providers, advocacy groups, developers, realtors, and other stakeholders to discuss key housing issues occurring and emerging in the city. Feedback from this meeting will be used to identify a series of opportunities and challenges to be addressed within the Housing Action and Implementation Plan. Representatives were invited to the first Housing Stakeholder Workshop to introduce the Housing Action and Implementation Plan, and to solicit input in support of identifying housing strategies to address challenges and opportunities. The following list demonstrates agencies, organizations, companies, and other stakeholders present at the workshop. • Tri-Cities Hispanic Chamber of Commerce • Tri-Cities Residential Services • Tri-County Partners for Habitat for Humanity • B4 Development and Consulting, LLC • Ben Franklin Transit • Domestic Violence Services of Benton and Franklin County • United Way of Benton and Franklin Counties • Benton County Department of Human Services • Benton-Franklin Council of Governments • Catholic Charities of Central Washington • Housing Authority of Franklin County and City of Pasco • Aqtera Engineering • Benton-Franklin Health District • Tri-City Association of REALTORS • Century 21 Tri-Cities • Paragon Group Washington • Tres Rios Community Land Trust • Windemere / The Connors Group The workshop was facilitated by Ferdouse Oneza, of Oneza & Associates, with the support of ECONorthwest. City staff were in attendance to assist throughout the presentation. A presentation was shared with attendees, summarizing the intent of the Housing Action and Implementation Plan effort, along with requirements associated with the funding from the Subject City of Pasco – Housing Stakeholder Workshop #1 Date | Time December 13, 2022 | 3:00pm – 5:00pm Location Community Room, Pasco Police Department Details Visit project website for presentation materials Workshop Purpose Attendance Feedback Summary Page 152 of 155 2 Washington State Department of Commerce. An open forum discussion was then held. The meeting agenda can be found in Appendix A. Stakeholders were asked to share their understanding of current housing conditions, and major issues to address during the planning process. A summary of the discussion is provided below. Current Conditions • Chronic homelessness is an issue • Housing for persons with disabilities are in jeopardy • Hotels are serving as permanent housing for many, but there is no way to quantify • No starter homes are available in Pasco, forcing residents to leave • Housing insecurity is a real concern for many (e.g., K-12 system students). • Increasing concern for student renters. • Rent burden has increased for tenants. • A need to increase multi-family home supply, and a severe lack of rental units • High-occupancy or overcrowded housing can be a nuisance if not managed carefully • Not many affordable housing community organizations or agencies locally • Housing is a challenge for those on fixed incomes, seniors, and aging residents • Too many growth regulations (GMA, Impact Fees, Time for approval) • Supply and demand, and the market is changing rapidly • Single Family only zoning is problematic, and restrictive • The need and challenge for housing resonates with local businesses • There is an affordable housing crisis in Pasco; minimum wage cannot support housing costs • Developers are building and providing what the market demands • The city has done a good job of reworking codes for residential zoning to allow more multi- family and ADUs • Lack of adequate access to childcare • Coordination exists among landlords and tenants in terms of voucher acceptance • Pasco has down payment assistance program Needs and Issues • Need to increase access to stable housing • The need for housing at all levels (shelters, affordable housing, subsidized housing) • The need to ensure public transportation is accessible for community members • Biggest challenge is understanding what the workforce needs for housing • What can new workers afford • Will increasing to housing supply address local incomes/AMIs • What is workforce housing? How is it defined? Who is the workforce? • Where will new industrial jobs and entry level employees live? • Need for tenant protection laws • Need for more housing options and choices • Incentives needed to landlords to rent to individuals with records, substandard finances • Need to address housing and transportation accessibility together • Need for more community land trusts Page 153 of 155 3 • Need for maximizing the land utilization to offer housing • Multi-family homes should have an increase in supply • Human element of housing challenges, non-profits often have to deal with the emotion/human-side of the issues • Interest in mixed-income housing, it is more attractive to private developers because of flexibility • The need for more employers to be part of the discussion. • Impact of proposed legislation and actions by the State/Legislature • Incentives are important • The need for housing that isn’t luxury • Pasco’s School Impact Fee collection is a barrier • Consideration of Real Estate Excise Tax (REET) reduction with the legislature • Supportive housing must be addressed in the plan • Impact fees are needed due to status quo of growth/sprawl • Consideration of pre-approved plans for homes, including ADUs • Infill development should be explored, with consideration of implementing a Form Based Code • New regulations are costly, need expedited permit review • Costs of infrastructure impacts housing prices • There is a need for regional collaboration to develop a regional housing strategy • There should be involvement from public schools, particularly K-12 to understand the impacts of housing on students • The housing plan needs further clarification of the outcome of the planning process • Need to target households falling into income categories under 120% of the AMI • Deed restrictions and/or reversionary clauses to prevent quick profit taking for any under market value priced homes • Rolling permit/impact fees associated with new construction into forgivable deeds o f trust recorded at the time of sale tied to ownership requirements • Placing limits on ‘appreciation in value’ covenants on these newly created affordable housing units to prevent profit taking at the detriment of the plan’s goals. • Make sure the plan incorporates a consistent set of ideals with surrounding communities. • Current housing prices can only be afforded by a minority of the city’s residents and most HHs couldn’t afford the home they currently live in if they had to purchase it again at today’s market rate. • Work with the Port of Pasco and State of Washington to identify parcels with development potential in addition to the current inventory held by the City of Pasco Page 154 of 155 4 The consultant team and City staff thanked attendees for their time and participation. Feedback from the workshop will be used to inform future engagement efforts. All inputs will help inform the development of the preliminary draft of the Housing Action and Implementation Plan. A second stakeholder workshop will be scheduled in the late Winter, followed by a community - wide survey. Conclusion and Next Steps Page 155 of 155