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HomeMy WebLinkAbout2024.04.18 Planning Commission Meeting PacketAGENDA PLANNING COMMISSION MEETING City Hall - Council Chambers 525 North Third Avenue Pasco, Washington THURSDAY, APRIL 18. 2024 6:30 PM This meeting is broadcast live on PSC-TV Channel 191 on Charter Cable and streamed at www.pasco-wa.com/psctvlive. Audio equipment available for the hearing impaired; contact staff for assistance. Please silence your cell phones. Thank you. I. CALL TO ORDER II. PLEDGE OF ALLEGENCE III. ROLL CALL: Declaration of Quorum IV. WELCOME AND ANNOUNCEMENTS V. APPROVAL OF MINUTES • Meeting Minutes of March 21, 2024. VI. OLD BUSINESS None VII. PUBLIC HEARINGS None VIII. WORKSHOP • Presentation: Benton Franklin Housing Authority • CPA2023-001 – Road 100 & Argent • CA2024-001 – Overnight Truck Habitation IX. OTHER BUSINESS X. AJOURNMENT PLANNING COMMISSION MEETING MINUTES City Hall - Council Chambers 525 North Third Avenue Pasco, Washington THURSDAY, MARCH 21, 2024 6:30 PM Planning Commission Meeting Minutes Page 1 of 3 March 21, 2024 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: Rosa Torres, Paul Mendez, Mitchell Moffitt, Kim Lehrman, Jay Hendler and Jerry Cochran, a quorum was declared. Commissioners Excused: Dana Crutchfield, Abel Campos and Rachel Teel Staff Present: Building Official & Fire Marshal Troy Hendren, Block Grant Administrator Kristin Webb and Carmen Patrick, Administrative Assistant II 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 2 of 3 March 21, 2024 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 heard. Chair Cochran asked if anyone in the audience objected to any Planning Commission member hearing any of the items on the agenda.  No declarations were heard. 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 Moffitt moved to approve the Planning Commission meeting minutes of February 15, 2024, Commissioner Mendez seconded, and the motion carried unanimously. OLD BUSINESS None PUBLIC HEARINGS 2023 Consolidated Annual Plan Evaluation Report (CAPER) BGAP2024-001 Kristin Webb presented to the commission the concluding phase of the Community Development Block Grant cycle for program year 2023. She outlined the accomplishments and implementing the goals and strategies in the 2023 annual action plan. She provided the Commission a detailed comparison between the budgeted and actual expenditures for the 2023 annual action plan activities, characterized by their respective goals as reported in the PRO2. The goals are as follows: • Affordable housing • Community and economic development • Homelessness, housing, and priority public services. For the 2023 activities, a total of $599,000 was expended as recorded in the PR2 report. The expenditures for all activities in 2023 amounted to $896,000, which includes allocations from prior years. 2023 Beneficiaries Proposed to Actual: GOAL PROJECT DESCRIPTION PROPOSED ACTUAL 1 DECENT HOUSING 500 1665 2 ECONOMIC OPPORTUNITIES - Jobs ECONOMIC OPPORTUNITIES - Businesses 15 2 13 2 2 PUBLIC FACILITY IMPROVMENTS 10,860 21,157 3 PUBLIC SERVICES 76,240 58,348 TOTAL BENEFICIARIES 87,617 81,185 Planning Commission Meeting Minutes Page 3 of 3 March 21, 2024 Commissioner Questions/Comments: Commissioner Lehrman ask what was the cause of the delayed of funds. Kristin Webb explained that HUD received their allocations from Congress in May/June, then they have 90 days to disburse our agreement. Making the last reimbursement in January. Commissioner Lehrman also asked the percentage of the administration cap, which is at 20%. Commissioner Mendez asked in the overperformance regarding public facility improvements. Kristin Webb answered that the project is 2nd to 5th Lewis Street, and that they expended some funds from the previous couple of years. So, we have to actually take those beneficiaries from those years and add them to this year because that's when we are reporting. WORSHOP None OTHER BUSINESS A special meeting was requested by Kristin Webb for April 30, 2024, regarding the substantial amendment to the allocation of funds in previous years. The objective of the substantial amendment is to redirect funds in the amount of $370,000 from the Louis Street 2nd to 5th activity to a new activity called the Pasco Small Business Micro-Enterprise Grant program. This reallocation aims to support businesses adversely affected by the construction and closer related to the Louis Street Overpass project. 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 Lehrman, motion passed unanimously. Meeting adjourned at 6:49 pm. YouTube link to watch full meeting: Pasco Planning Commission, March 21, 2024 (youtube.com) Respectfully submitted, Carmen Patrick, Administrative Assistant II Community & Economic Development Department PLANNING COMMISSION City Hall – 525 North Third Avenue – Remote THURSDAY, APRIL 18, 2024 – 6:30 PM 1 To: Planning Commission Subject: Presentation - Benton Franklin Housing Consortium Background The Benton Franklin Housing Consortium represents a collaborative partnership between both the Housing Authority for the City of Pasco and Franklin County (HACPFC) and the Housing Authority City of Kennewick (KHA) to help address the need for more affordable housing and to increase affordable housing opportunities and improve housing conditions in our communities. The Consortium was formed to bring together the two existing and experienced organizations to leverage resources and knowledge to provide an improved experience to community members in need of housing support and resources. The HACPFC is designated as the lead agency, however both agencies will work toward common shared goals while addressing issues specific to each county. A presentation has been prepared for the Planning Commission. REPORT TO PLANNING COMMISSION City Hall – 525 North Third Avenue – Council Chambers THURSDAY, APRIL 18, 2024 6:30 PM 1 TO: Planning Commission FROM: Jeffrey B. Adams, Associate Planner SUBJECT: Comprehensive Plan Land Use Map Amendment (CPA 2023-001) - Road 100 & Argent File Number: CPA 2023-001 Applicant: Shane O'Neill; Clover Planning & Zoning LLC Description: Future Land Use Map Amendment: Low Density Residential to Mixed Residential and Commercial Current Zoning: RS-20 Address / Parcel(s) 118-292-027 & 118-292-036 Total Area (Acres) 2.85 Environmental Determination Determination of Non-Significance, issued 06/19/2023 Request Shane O'Neill of Clover Planning & Zoning LLC on behalf of Baljit & Devina Sing, and the Guru Nanak Sikh Organization, has requested a Comprehensive Land Use designation change from Low-Density Residential to Mixed Residential/Commercial for two parcels located at the southeast corner of West Argent Road and Road 100, as follows: Parcel Data Table Owner Parcel Address Square Feet Acres Baljit & Devina Sing 118292036 3015 Road 100 82,547.19 1.90 Guru Nanak Sikh Organization 118292027 9904 W Argent Rd 41,739.00 0.96 Total 124,286.19 2.85 The existing Low-Density Residential Land Use designation is currently being implemented in this area through the RS-12 and RS-20 zoning districts; Low-density land use also accommodates R-S- 1, R-1, R-1-A, and R-1-A2 zoning. The approved Comprehensive Plan Land Use indicates that the Low-Density Residential zoning district is for the development of a variety of residential housing at a density of 3 to 6 dwelling units per acre. 2 The requested Mixed Residential/Commercial designation may be implemented through the O, BP, C-1, C-2, C-3, and CR zoning districts. The Mixed Residential/Commercial Comprehensive Plan designation is described as providing for Neighborhood, community and regional shopping and specialty centers, business parks, service and office uses. On November 6, 2023, City Council approved Resolution 4395 directing the city' s Community and Economic Development Department to evaluate a list of docket items (in this instance, only this one application), prepare reports and present findings for the item to the Planning Commission and City Council for action. General Approval Criteria Per Pasco Municipal Code 25.215.020(8)(c), The City may approve Comprehensive Plan amendments if it finds that: (i) The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment; (ii) The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted Comprehensive Plan not affected by the amendment; (iii) The proposed amendment corrects an obvious mapping error; or (iv) The proposed amendment addresses an identified deficiency in the Comprehensive Plan. In addition, per Pasco Municipal Code 25.215.020(9) The City must also consider the following factors prior to approving Comprehensive Plan amendments: (a) The effect upon the physical environment; (b) The effect on open space and natural features including, but not limited to, topography, streams, rivers, and lakes; (c) The compatibility with and impact on adjacent land uses and surrounding neighborhoods; (d) The adequacy of and impact on community facilities, including utilities, roads, public transportation, parks, recreation, and schools; (e) The quantity and location of land planned for the proposed land use type and density and the demand for such land; (f) The current and projected project density in the area; and (g) The effect, if any, upon other aspects of the Comprehensive Plan. Below is an analysis of these criteria: 1. Does the proposed amendment bear a substantial relationship to the public health, safety, welfare, and protection of the environment? Per Pasco Municipal Code 25.215.015 Comprehensive Plan land use density table, the current Low Density Residential designation accommodates a variety of residential housing at a density of 3 to 6 dwelling units per acre, and allows for R-S-20, R-S-12, R-S-1, R-1, R-1-A, and R-1-A2 zoning. 3 The proposed Mixed Residential/Commercial Land Use Designation accommodates a diverse range of housing, nonresidential uses, commercial uses, neighborhood retail and office uses, parks and recreation areas, and civic uses at a density of 5 to 29 dwelling units per acre, and allows for R-1 through R-4; C-1, O, and Mixed-use zoning. The transition from Low-Density Residential to Mixed Residential/Commercial would allow for both increased residential density (more residential units per acre) and high intensity retail commercial activity in the area. The proposed amendment does not interfere with, or increase risk of disturbance to the public health, safety, and protection of the environment. 2. Is the proposed amendment consistent with the requirements of the Washington State Growth Management Act and to the affected portion(s) of the adopted Pasco Comprehensive Plan? Per Chapter RCW 36.70A.020 Planning goals, “The following goals are adopted to guide the development and adoption of comprehensive plans and development regulations of those counties and cities that are required or choose to plan under RCW 36.70A.040 and, where specified, also guide the development of regional policies, plans, and strategies adopted under RCW 36.70A.210 and chapter 47.80 RCW. The following goals are not listed in order of priority and shall be used exclusively for the purpose of guiding the development of comprehensive plans, development regulations, and, where specified, regional plans, policies, and strategies: a) Urban growth. Encourage development in urban areas where adequate public facilities and services exist or can be provided in an efficient manner. The site lies within the City of Pasco Urban Growth Area (UGA) where adequate public facilities and services exist or can be provided in an efficient manner. A new fire station has recently opened north of the site on Road 100. Road 100 and West Argent Road are classified as arterial streets, however limited pedestrian access is available in the nearby vicinity. Both Road 100 and West Argent Road are served by municipal sewer and water mains. b) Reduce sprawl. Reduce the inappropriate conversion of undeveloped land into sprawling, low-density development. The proposed Mixed Residential/Commercial land use designation would allow for a variety of residential housing options of various densities, and accommodates neighborhood level retail and commercial uses. The proposed land use would implement the goal of reduced urban sprawl. c) Transportation. Encourage efficient multimodal transportation systems that will reduce greenhouse gas emissions and per capita vehicle miles traveled and are based on regional priorities and coordinated with county and city comprehensive plans. The proposed site is located at the corner of Road 100 and West Argent Road; Road 100 is a principal arterial connecting West Court Street to Chapel Hill Boulevard, I-182, Burns 4 Road and transitioning into a minor arterial at Clark Road; Argent Road is classified as a minor arterial from Road 100 extending east to Road 68 and to 20th Avenue. The permitting zoning allowed under the Mixed Residential/Commercial land use proposal could provide opportunities to locate additional housing density in an area with transportation access to city/regional commercial/employment centers. Similarly, a future commercial use at this location could provide neighbors the option to walk to a commercial use. d) Housing. Plan for and accommodate housing affordable to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock. Applicant is requesting a Comprehensive Plan Land Use Amendment from Low-Density Residential to Mixed Residential/Commercial; the Mixed Residential/Commercial accommodates a diverse range of housing, nonresidential uses, Commercial uses, neighborhood retail and office uses, parks and recreation areas, and civic uses at a density of 5 to 29 dwelling units per acre. Any potential development to implement the proposal land use (if approved) would likely require a rezone which must meet the criteria found in PMC 25.210.060 for a change of zoning. e) Economic development. Encourage economic development throughout the state that is consistent with adopted comprehensive plans, promote economic opportunity for all citizens of this state, especially for unemployed and for disadvantaged persons, promote the retention and expansion of existing businesses and recruitment of new businesses, recognize regional differences impacting economic development opportunities, and encourage growth in areas experiencing insufficient economic growth, all within the capacities of the state's natural resources, public services, and public facilities. The proposal is located within the Urban Growth Area of the City’s Comprehensive Plan. The proposal has the potential of either increasing residential density or bringing commercial activity to the site (or both); specifically, a future commercial use could promote the goal of encouraging economic activity at this location. A commercial use could promote the goal of encouraging economic activity, consistent with the City’s adopted Comprehensive Plan. Any commercial development has the potential of encouraging economic growth. Public services and public facilities are either available or cold be made available in conjunction with any development applications and permits. f) Property rights. Private property shall not be taken for public use without just compensation having been made. The property rights of landowners shall be protected from arbitrary and discriminatory actions. The application and proposed request do not include a public use. 5 g) Permits. Applications for both state and local government permits should be processed in a timely and fair manner to ensure predictability. Land Use and building permits shall be required for any and all actions pertaining to the site. h) Natural resource industries. Maintain and enhance natural resource-based industries, including productive timber, agricultural, and fisheries industries. Encourage the conservation of productive forestlands and productive agricultural lands and discourage incompatible uses. Not applicable. i) Open space and recreation. Retain open space and green space, enhance recreational opportunities, enhance fish and wildlife habitat, increase access to natural resource lands and water, and develop parks and recreation facilities. Not applicable. This is a non-project request and further development or permitting would require an evaluation, including mitigations to address open space and recreation. j) Environment. Protect and enhance the environment and enhance the state's high quality of life, including air and water quality, and the availability of water. A Determination of Non-Significance (DNS) has been issued for the Comprehensive Plan Amendment. k) Citizen participation and coordination. Encourage the involvement of citizens in the planning process, including the participation of vulnerable populations and overburdened communities, and ensure coordination between communities and jurisdictions to reconcile conflicts. Public participation/coordination is required for all Comprehensive Plan Land Use Amendments. The City of Pasco follows Public Notice requirements by posting in the Tri- City Herald and alerting landowners within a 300-foot radius of the site of the proposed Comprehensive Plan Land Use Amendment. Public comment was solicited in the Fall of 2023, and several emails were received from owners of surrounding properties (see attached Exhibit #1; CPA 2023-001). l) Public facilities and services. Ensure that those public facilities and services necessary to support development shall be adequate to serve the development at the time the development is available for occupancy and use without decreasing current service levels below locally established minimum standards. This is a non-project action proposal. At the tie of permitting and development, a review to address public facilities and services will be conducted, including review of and issuance of an environmental (SEPA) determination. 3. Does the proposed amendment correct a mapping error? The proposed amendment does not correct a mapping error. 4. Does the proposed amendment address a deficiency in the Comprehensive Plan? 6 The proposed amendment does not address a deficiency in the Comprehensive Plan. Land Use Goal LU-2 of the 2018-2038 Comprehensive Plan states that the city shall plan for a variety of compatible land uses within the Urban Growth Area; The proposal would allow for a variety of uses beyond those currently located in the area. Land Use Policy LU-2-A requires the city to maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure; The site is serviced by both transportation (arterial street) and adequate utility infrastructure. Land Use Policy LU-4-C encourages the use the development of walkable communities by increasing mixed-use (commercial/residential) developments. The proposed amendment to Mixed Residential and Commercial would allow a variety of commercial and/or residential zoning districts supporting LU-Policy 4-C. Walkability from existing residential uses to a proximal commercial use would be facilitated, pending the development of pedestrian walkability infrastructure in the neighborhood. Land Use Policy LU-5-A encourages the City to allow a variety of residential densities throughout the Urban Growth Area. The proposal opens up the possibility for a mix of both higher-density residential and commercial uses on the site. 5. What are the effects on the physical environment, including open space and natural features? This is a non-projection proposal. Transitioning the site to a Mixed Residential/Commercial land use designation will not affect any known protected lands such as critical or natural areas; grading and clearing of vegetation will have to take place at the site for future development. Adequate measures within the Pasco Municipal Code exist to mitigate any possible negative impacts to the natural environment of the proposal, including conformance with, or mitigation of identified Critical Area Habitat. 6. What is the compatibility and impact on adjacent land uses and surrounding neighborhoods? The site is in an historically low-density land use designation area with suburban zoning. Per Pasco Municipal Code 25.215.015, the current Low Density Residential designation accommodates a variety of residential housing at a density of 3 to 6 dwelling units per acre, and allows for R-S-20, R-S-12, R-S-1, R-1, R-1-A, and R-1-A2 zoning. The proposed Mixed Residential/Commercial Land Use Designation accommodates a diverse range of housing, nonresidential uses, commercial uses, neighborhood retail and office use, parks and recreation areas, and civic uses at a density of 5 to 29 dwelling units per acre and allows for R-1 through R-4, C-1, O, and MU zoning. The recently approved Magnolia Heights subdivision located approximately .41 miles to the north, was recently rezoned R-3 and is now being developed. The transition from Low-Density Residential to Mixed Residential/Commercial would allow for both increased residential 7 density (more residential units per acre) and commercial activity at the Road 100/Argent Road intersection. Due to the breadth of allowable zones in the Mixed Residential/Commercial Land Use designation (R-1 through R-4; C-1 and O and MU), it is impossible to predict with any degree of accuracy the compatibility and impact of the proposed amendment on adjacent land uses and surrounding neighborhoods. Such impacts are typically addressed through the State Environmental Protection Act (SEPA) process when a rezone and/or building permit application is submitted. 7. What are the impacts on public facilities, and utilities, transportation system, parks, recreation, and public schools? • Public facilities and utilities – The site is nearby and would be served by municipal water and sewer. • Transportation system – Land Use Policy LU-4-B requires the city to encourage infill and higher density uses within proximity to major travel corridors and public transportation service areas. The site is located at the corner of two arterial streets. If developed as proposed, full frontage improvements, including curb, gutter, sidewalk would be required; the intersection may require upgrades up to and including signalization. • Parks, recreation – no substantial impacts on parks or recreation are anticipated due to the proposal. • Public schools – no substantial impacts on schools are anticipated due to the proposal. 8. What is the effect on other components of the adopted Comprehensive Plan? The proposed amendment will not adversely impact utility or public service assumptions and forecasts in the 2018-2038 Comprehensive Plan. Public and Agency Comment Staff has received comment on the proposal. Please see Exhibit CPA 2023-001. A public hearing will be conducted prior to a Planning Commission recommendation. Staff Conclusion Based on the proposal information and consideration of the Comprehensive Plan Goals and Policies, staff notes that the proposed Land Use amendment accommodates a variety of future uses supported by the Comprehensive Plan, and supports some goals and policies but not all, as per below: LU-1-C Policy Encourage conservation design with cluster commercial development and discourage strip commercial development. 8 LU-2-A Policy Maintain sufficient land designated to accommodate residential, commercial, industrial, educational, public facility, and open-space uses proximate to appropriate transportation and utility infrastructure; and LU-4-B Policy - Encourage infill and higher density uses within proximity to major travel corridors and public transportation service areas; and LU-4-D Policy - Designate areas for higher density residential developments where utilities and transportation facilities enable efficient use of capital resources: LU-5-A Policy - Allow a variety of residential densities throughout the UGA; and LU-5-B Policy - Encourage higher residential densities within and adjacent to major travel corridors, downtown (Central Business District), and Broadmoor; and ED-2-B Policy - Encourage development of a wide range of commercial and industrial uses strategically located near major transportation corridors or facilities and near existing or proposed utility infrastructure while supporting local and regional needs; and CF-2-A Policy - Encourage growth in geographic areas where services and utilities can be extended in an orderly, progressive, and efficient manner. LU-2-D Policy Encourage the use of buffers or transition zones between non- compatible land uses. LU-4-C Policy - Encourage the development of walkable communities by increasing mixed-use (commercial/residential) developments that provide households with neighborhood and commercial shopping opportunities; and LU-4-F Policy - Support mixed use, smart growth, infill, and compact developments with transit and pedestrian amenities that promote a healthy community; and H-1-A Policy - Allow for a full range of housing including single family homes, townhouses, condominiums, apartments, and manufactured housing, accessory dwelling units, zero lot line, planned unit developments etc.; and H-1-B Policy - Higher intensity housing should be located near arterials and neighborhood or community shopping facilities and employment areas. ED-1-F Policy - Support and encourage residential/commercial mixed-use developments that provide neighborhood shopping and services and promote walkable neighborhoods. ED-1-A Policy Promote an environment which supports the development and expansion of business opportunities. ED-3-C Policy - Provide appropriate access through a combination of pathways, sidewalks, non- motorized travel lanes and parking; and TR-2-D Policy - Encourage bicycle and pedestrian travel by providing safe and purposeful bicycle and pedestrian routes. 9 Recommendation Staff welcomes discussion from the Planning Commission. A public hearing is anticipated for this item at the May 2024 Planning Commission meeting. Page 1 of 5 Public Comment Received Comprehensive Plan Amendment 2023-001 Email #1 From: Dallas Green <dallas@dallasgreenteam.com> Sent: Tuesday, October 17, 2023 8:59 PM Subject: Comment CPA2023-001 Regarding the zoning change request for CPA2023-001 which will be before the commission on 10/19/23: I am in strong support of an individual's land rights and in most cases their ability to develop and modify their use as a city grows and evolves. The issue the planning commission must consider is not specific just to these parcels, the City of Pasco fails the residents on daily basis as a result of the lack of traffic infrastructure to support the growth. This failure rests at the feet of the city’s planning commission, planning department, and council. The intersec�on of Road 100 and Argent is heavily traveled not just from homes built prior to 2008 but right a�er with Chiawana High School other housing developments, it has become quite a mess. The addi�on of a right turn lane on Argent west bound to north bound Road 100 has helped but the number of cars that turn le� heading south on Road 100 is not insignificant. Those vehicles are forced to dart between oncoming traffic in both direc�ons. The Road 100 traffic heading southbound turning east on to Argent, towards Chiawana High School, backs up southbound Road 100 daily, conges�ng traffic in all direc�ons. With the River Shore development recently approved by the planning commission (a horrendous mistake) we will see a greater number of vehicles u�lizing West Court and the west side of Argent, all converging on that intersec�on. Most people would consider it insane to approve yet another rezone prior to the traffic infrastructure already considered, planned, and in process but that is just what the City of Pasco does. Build and build and the traffic nightmares con�nue. Planning commission members, this is your chance to start addressing Pasco's failed traffic planning history. You on the planning commission are wielding the rezone approval pen wildly to support high density housing and it seems quite clear you are not considering the traffic disrup�ons as well as the destruc�on of single family neighborhoods the overwhelming majority of Pasco residents moved here to enjoy. Regards, Dallas Green, CRS, SRES Managing Broker Dallas Green Team - eXp Realty T: 509-378-1848 E: Dallas@DallasGreenTeam.com Page 2 of 5 Email #2 From: June Detloff <june.detloff@gmail.com> Sent: Tuesday, October 17, 2023 9:07 PM Subject: CPA2023-001 Rezone Please do not allow any further commercial zoning in the south end of Road 100. Thank you. June Detloff 2615 Road 96 509-547-6544 Email #3 From: Roger Wright <roger@rgwenterprises.com> Sent: Thursday, October 19, 2023 9:01:41 AM Cc: brenda.wright@charter.net <brenda.wright@charter.net> Subject: File No CPA2023-001 We are the owners of 10217 Willow Way, PID 118-212-130. We have reviewed the applica�on for Comp Plan change File No. CPA2023-001, 3015 Road 100 & 9904 W. Argent. This applica�on proposes to change the land use for this 2.86 acre site from Low Density Residen�al to Mixed Residen�al and Commercial. We are very opposed to this ac�on. This would completely change the nature of the exis�ng neighborhood impac�ng the property values for the exis�ng residen�al homes, will further impact traffic at this loca�on which already is nearly impossible to access Road 100 due to business and school traffic, and we already have a commercial area a short distance north on Road 100. Installing commercial development here will only further draw criminal ac�vity into the residen�al neighborhoods, an ac�vity already occurring adjacent to the commercial area on Road 100 at the freeway. We request the Planning Commission deny this applica�on and keep the land use at this loca�on Low Density Residen�al. Roger and Brenda Wright 10217 Willow Way Pasco, WA 99301 Email #4 From: Jody Kronvall <jkronvall@hotmail.com> Sent: Thursday, October 19, 2023 7:41:55 PM Subject: File No CPA2023-001 We have been Pasco residents at 10204 W. Argent for the past 36 years. We have just been no�fied of the Comp Plan change File No. CPA2023-001. Page 3 of 5 We are unable to come to the mee�ng on October 19th, but wanted to voice our objec�on to this proposal. Growth in this area has been drama�c, but we have been accep�ng of the changes. To allow this area to go from Low Density to Mixed Residen�al and Commercial is asking for trouble. There is already a high volume of traffic due to the school and business, why compound this with a small parcel? Yes there is a church on this corner, but that is only impacted on Sunday primarily. When you survey this area, one only sees houses, let's keep it this way. Charlie and Jody Kronvall 10204 W. Argent Rd. Pasco, WA 99301 Email #5 From: Patricia Campbell patocean@hotmail.com Sent: Thursday, October 19, 2023 11:08 AM Subject: File Number CPA2023-001 Sirs, We have recently received a No�ce of Public Hearing regarding the poten�al rezone of a 2.86 parcel of property located at 3015 Road 100 and 9904 W Argent. Provided File Number CPA2023-001 documenta�on listed in the No�ce refers to a request to rezone this property from Low Density Residen�al to a Mixed Residen�al and Commercial zoning. The term Mixed Residen�al and Commercial appears to allow the owner/developer of this property poten�al free reign to develop whatever they prefer. There is abundant property in this area along Road 100 north of the Franklin County Irriga�on District canal available for commercial development. We have been residents of this neighborhood for 32 years, and it has always been a desirable, well maintained area to live. Property values (and associated property tax revenues) have remained high because of this, and are poten�ally at risk dependent upon the type of future developments. We would prefer that the zoning of Low Density Residen�al remain in place for this property, allowing the integrity of this neighborhood to remain in place, and urge you to consider our concerns in your decision making process. Thank You, Duncan and Patricia Campbell 10208 W Willow Way Pasco, Wa 99301 Email #6 From: Carolyn Henry <chenry509@charter.net> Sent: Thursday, October 19, 2023 11:22 AM Subject: Re-zoning File No CPA2023-001 Planning Commission: Page 4 of 5 We are the owners of 3109 Road 103, parcel number 118202598. We have reviewed the applica�on for Comp Plan change File No. CPA2023-001, 3015 Road 100 & 9904 W. Argent. This applica�on proposes to change the land use for this 2.86 acre site from Low Density Residen�al to Mixed Residen�al and Commercial. We are very opposed to this ac�on. This would completely change the nature of the exis�ng neighborhood impac�ng the property values for the exis�ng residen�al homes, will further impact traffic at this loca�on which already is nearly impossible to access Road 100 due to business and school traffic, and we already have a commercial area a short distance north on Road 100. Installing commercial development here will only further draw criminal ac�vity into the residen�al neighborhoods, an ac�vity already occurring adjacent to the commercial area on Road 100 at the freeway. We request the Planning Commission deny this applica�on and keep the land use at this loca�on Low Density Residen�al. Thank you, William and Carolyn Henry 3109 Road 103 Pasco, WA 99301 Email #7 Sent: Thursday, October 19, 2023 11:34 AM Subject: Online Form Submital: Contact the City Clerk Name: mark a mansell Email: MAMANSELL@GMAIL.COM Subject: Comments Against Future Land Use Map Amendment for Parcel(s) 118292036 & 118292027 Reques�ng a change from Low Density Residen�al to Mixed Residen�al and Commercial Comment: My wife and I are against the future land use map amendment for Parcel(s) 118292036 & 118292027, changing from Low Density Residen�al to Mixed Residen�al and Commercial. We moved into the area because, in part, this is a residen�al area and NOT a business/commercial area. The almost three acres rezoning will provide room for numerous businesses. There is no business plan submited, so let go with the worst case, a mul�-business area with high thruput businesses and lots of traffic placed at one of the busiest intersec�ons in the area. This would be a traffic disaster. Throughout the Tri -Ci�es, one can see beggars at the entrances to many business areas. They also beg from shoppers as they w[a]nder around the area. There are o�en homeless people in the area. We do not want these in our area; we do not want the crime that comes with this; we do not want the reduced safety that comes with this. There are hundreds of dwellings to the north and south of this intersec�on and unimproved lands that will increase that number significantly as they are developed. This intersec�on is the collec�on point for all of these subdivisions. While it is a great for business owners, It is the worst possible place to locate businesses for the local residents and traffic. Page 5 of 5 There are no business needs in this area that are not met by local business areas already in place in the local community within a five-minute drive. Regards, Mark and Donna Mansell REPORT TO PLANNING COMMISSION City Hall – 525 North Third Avenue – Remote THURSDAY, APRIL 18, 2024 6:30 PM 1 To: Planning Commission Subject: CA2024-001: Overnight Truck Habitation Code Amendment Background The city received a request from B4 Development to initiate a text amendment to Title 25 of the Pasco Municipal Code, aiming to accommodate overnight truck habitation. This proposed use is distinct from other activities permitted within the C-3 zoning, such as parking lots and truck yards. It entails establishing designated areas for drivers to sleep or reside in their trucks overnight, a matter not currently addressed by the existing code. As of now, Overnight Truck Habitation is not explicitly defined within PMC Title 25. However, according to PMC 25.120.020 and PMC 25.125.020, "All uses not otherwise prohibited by law" are permitted within the I-2 and I-3 zoning districts, respectively. Hence, Overnight Truck Habitation is permitted in these districts as a recognized use. The purpose of the code amendment is to delineate overnight truck habitation as a designated use within the Pasco Municipal Code. This involves specifying the zoning districts where this use would be permitted either as a matter of right or through a special permit process. Additionally, the aim is to formulate suitable development standards that objectively regulate aspects such as site design, layout, and environmental considerations. Planning Commission Summaries (January – February 2024) At the January 2024 Planning Commission meeting, the applicant spoke to the needs and benefits of such facilities to the region. A follow up presentation was prepared for the February 2024 Planning Commission meeting. During the February 2024 Planning Commission meeting, discussions focused on potential development regulations for overnight truck habitation facilities. Key topics included site design and layout considerations to mitigate visual and noise impacts, infrastructure and utilities provision, safety and security measures, environmental considerations, accessibility and amenities provision, community compatibility, traffic management, and emergency preparedness. The Planning Commission discussed the importance of addressing these aspects to ensure the compatibility of facilities with surrounding communities and to minimize negative impacts on traffic, environment, and community aesthetics. Further research and community engagement are planned to refine the proposed development regulations and address stakeholder concerns. A broader question raised during the Planning Commission deliberations was the overall impact of such uses, and value of a by-right approval process for the proposed use within the Industrial Land Use and a requirement of a special permit in commercially zoned lots. Additionally, the Planning Commission expressed interested in community engagement and input, particularly from potential affected neighborhoods and residents. 2 Intended Benefits This need has been identified by the United Stated Department of Transportation and the Federal Highway Administration as well. In 2015, the USDOT and several stakeholder organizations established the National Coalition on Truck Parking (the “Coalition”), responding to the documented need for truck parking solutions. More recently, in September 2022, the Federal Highway Administration published the Truck Parking Development Handbook, a resource for local governments and stakeholders involved with freight and land use planning, aimed at providing fundamental of truck parking issues, constraints, needs, and relevant regulations. In 2022, the Washington State Department of Transportation released the Washington Truck Parking Assessment, intended to document the inventory of truck parking needs in Washington State, needs, issues, conditions, and analysis to meet the needs the states freights needs. Truck parking shortages are a national concern affecting the safety of commercial motor vehicle drivers and other roadway users as well as the efficiency of U.S. supply chains. In Franklin County (Washington) along, approximately 4% of all jobs are in the transportation and warehousing sector according to 2020 results from the Washington State Employment Securities Department. However, it is important to consider related jobs associated with agriculture, manufacturing, wholesale trade and construction, which as a total, represent nearly 28% of employment. In Pasco alone, several routes are designated by the Washington State Department of Transportation as special corridors as part of the Freight and Good Transportation System. These corridors include: • Lewis Street A • A Street • Oregon Avenue / SR 397 • E Ainsworth Street • N 4th Avenue • N Road 68 • Harris Road • Broadmoor Blvd Preliminary Guidelines and Standards 1. Site Location and Proximity: Ensure that locations designated for overnight truck habitation are strategically placed to minimize disruption to residential areas, public spaces, and sensitive facilities such as schools and hospitals. 2. Distance Requirements: Establish minimum distance requirements from residential areas, public parks, schools, and other sensitive locations. For example, overnight truck habitation may not be permitted within 1,000 feet of residential areas to mitigate noise and disturbance. 3 3. Site Design and Layout: Require site design that maximizes space efficiency while ensuring adequate spacing between trucks for safety and maneuverability. Consideration should be given to the provision of designated parking spaces, ingress, egress, and circulation routes. Should there be provisions for maximum allowed space, or minimum lot area? 4. Security and Safety Measures: Implement security measures such as perimeter fencing, surveillance cameras, and adequate lighting to ensure the safety of truck drivers and the surrounding community. 5. Environmental Considerations: Require the implementation of measures to minimize environmental impact, such as stormwater management practices and waste disposal facilities. Encourage the use of technologies that reduce emissions and noise pollution from idling trucks. 6. Amenities and Services: Provide essential amenities and services on-site, including restroom facilities, waste disposal stations, and amenities for driver rest and relaxation. Consider partnerships with local businesses or service providers to enhance the range of amenities available. 7. Landscaping and Aesthetics: Incorporate landscaping elements to enhance the visual appeal of the site and mitigate the visual impact of parked trucks. Utilize screening vegetation and architectural features to integrate the facility into the surrounding landscape. 8. Regulatory Compliance: Establish a special permit requirement for sites within the C-3 zone to ensure thorough review and consideration of compatibility with surrounding land uses, urban design principles, and community interests. In industrial land uses, allow by-right approval to streamline the development process while ensuring compliance with applicable regulations and standards. 9. Traffic Management: Implement measures to mitigate truck traffic on nearby roads, particularly residential streets. Require a traffic analysis as part of the development approval process to assess potential impacts and identify necessary improvements or mitigations, such as designated truck routes or traffic calming measures. 10. Maintenance and Management: Establish protocols for regular maintenance and upkeep of the facility to ensure cleanliness, safety, and functionality. Designate responsible parties for oversight and management, including addressing issues such as trash removal, landscaping maintenance, and security patrols. Next Steps Department staff is seeking preliminary feedback and guidance on what the Planning Commission would like to see as part of the code amendment process and considerations as mentioned in the background. Staff will incorporate comments from the Planning Commission and prepare a workshop and/or public hearing. Additionally, staff will conduct outreach to collect input from community members to ensure a comprehensive understanding of concerns and interests.