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Home My WebLink About09-19-2024 PC Meeting MinutesPLANNING COMMISSION MEETING MINUTES P co City Hall - Council Chambers 525 North Third Avenue Pasco, Washington THURSDAY, SEPTEMBER 19, 2024 6.30 PM CALL TO ORDER City of Pasco Planning Commission meeting was called to order at 6:30 p.m., by Chair Jerry Cochran. PLEDGE OF ALLEGIANCE Chair Cochran led the Pledge of Allegiance. ROLL CALL Commissioners Present: Rosa Torres, Pat Jones, Dana Crutchfield, Abel Campos, Kim Lehrman, Jay Hendler and Jerry Cochran, a quorum was declared. Commissioners Excused: Rachel Teel Staff Present: Community & Economic Development Director Jacob Gonzalez, and Senior Planner Jennifer Ballard. DECLARATIONS 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 Campos moved to approve the Planning Commission meeting minutes of August 15, 2024, Commissioner Crutchfield seconded, and the motion carried unanimously. OLD BUSINESS None PUBLIC HEARINGS A. CA2024-001 Overnight Truck Habitation Jennifer Ballard addressed the Commission, good evening. This is the second public hearing on overnight truck parking and habitation. In May, we presented the concept, and since then, you have crafted the proposed amendment. Planning Commission Meeting Minutes Page 1 of 4 September 19, 2024 The changes are to Title 25 of the Pasco Municipal Code, including adding a definition for "overnight truck parking and habitation facility." This facility is an off-street site where commercial vehicle drivers can park and access amenities, allowing them to sleep in their vehicles. It is permitted in industrial zones 1-1,1-2, and 1-3, as a primary or accessory use, but requires approval as a conditional use through a special use permit. Key standards include a 1,000-foot buffer from residential or mixed -use zones, parks, and schools, as well as requiring access from highways or designated truck routes. We have established several site access and layout requirements, including the size of tractor - trailers the facility must accommodate, with a maximum facility size of 15 acres and a limit on the length of stay. Security measures include 24-hour on -site management, automatic gates, perimeter fencing, and safety lighting. The facility must also provide permanent restrooms and solid waste disposal. Additional amenities, such as water fountains and pet relief areas, are mandatory, while optional amenities can include showers, laundry facilities, and outdoor seating. Landscaping, screening, and signage are also required, including truck route maps and contact information for the on -site manager and city/county departments. Lastly, we outlined accessory uses for buildings related to truck parking, and we have a map indicating where these facilities would be permitted within the city. Any changes to the county code must align with the comprehensive plan's goals and policies. A list of relevant goals and policies is included in your packets as part of the staff report. Notably, we believe this amendment aligns with transportation policy TR-5-A, which supports the development of facilities critical to freight movement. We hope the Planning Commission will make a recommendation to City Council today, allowing staff to present the amendment to the Council later this winter. Commissioner Questions/Comments Commissioner Crutchfield emphasized minimizing impacts on traffic, the environment, and community aesthetics. She inquired about areas near Road 36, noting potential areas around the airport. Jacob Gonzalez clarified that those areas outlined in blue with white fill are unincorporated and would require Franklin County permits. The city could provide input, though most of the area is zoned for low -density residential use. Commissioner Hendren highlighted the importance of fencing and landscaping, asking if chain -link fencing and landscaping would be required. Jacob Gonzalez responded that a special permit is involved, and the project will go before the hearing examiner, who will make a decision based on compliance. Planning Commission Meeting Minutes Page 2 of 4 September 19, 2024 Commissioner Lehrman noted the nine -month review process for a code not yet in place in Washington and inquired about potential interest from the Washington Department of Transportation, Richland, and Kennewick. Jacob Gonzalez stated he is not aware of any interest at this point. Chair Cochran questioned whether the proposed development could accommodate 30 installations for 74-foot trucks on 15 acres, considering additional infrastructure requirements. Jennifer Ballard confirmed that a similar 13-acre site in Tennessee successfully supports over 200 parking stalls. Public Hearing John Schlein, B4 Development and Consulting, Pasco, WA. John, the original applicant, commend the planning department for completing Pasco's first citizen - led code amendment initiative, a significant achievement. His concerns are regarding the 1,000-foot buffer being excessive, and map inaccuracies restricting areas near interstates. The extended timeline and additional requirements have made the project financially unfeasible, causing his client to withdraw. While truck and RV parking are allowed in C3, prohibiting their combination and requiring I-1 to I-3 zoning with a 1,000-foot buffer from residential areas and RV parks makes it difficult for businesses to succeed. Commissioner Jones asked if an advocate could request a special permit regarding restrictions if this were approved. Jacob Gonzalez explained the next steps involve City Council, which may revise the Planning Commission's recommendations. If adopted by City Council, an applicant can pursue a special permit or variance, requiring a public hearing with the Hearing Examiner. Chair Cochran expressed concerns about over -regulating since January and inquired if the prior applicant proposed alternatives, such as reducing the 1,000-foot buffer to 500 feet. He also asked about setbacks in the Tennessee project. Jennifer Ballard noted that the Tennessee project was regulated as a truck stop, she was unaware of additional setback requirements, and was located in a rural area away from residential zones. Chair Cochran concluded that the applicant could still present alternatives to City Council, and the special permit or variance process could address these issues. No counterproposals have been submitted yet. Commissioner Jones moved to recommend the amendment as presented to the City Council, seconded by Commissioner Torres. The motion passed with a 5-2 vote. Ayes: Commissioners Jones, Torres, Lehrman, Campos, and Chair Cochran. Nays: Commissioners Crutchfield and Hendler. Planning Commission Meeting Minutes Page 3 of 4 September 19, 2024 Next Steps: Will be presented at the next available Council Workshop for discussion and review. Follow-up presentation at a regular meeting for adoption. Anticipated to go before Council in October as part of year-end wrap-up. WORSHOP None OTHER BUSINESS The Commissioners welcomed Pat Jones, the new Commissioner for the Planning Commission. Upcoming items: Preparation for the next major comprehensive plan update will begin soon. The plan guides Pasco's growth management, covering land use, housing, economic development, transportation, facilities, parks, public services, etc. The city will plan to accommodate 50,000-60,000 new residents over the next 20 years. Once a consultant is selected, the Planning Commission will frequently review this effort. Collaboration will include the Planning Commission, City Council, public, and stakeholders. The project will take about two years to complete. ADJOURNMENT Chair Cochran 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 Hendren, motion passed unanimously. Meeting adjourned at 7:14 pm. YouTube link to watch full meeting: Pasco Planning Commission, September 19, 2024 (youtube.com) Re ectfully submitted DIA Am Carmen Patrick, Administrative Assistant II Community & Economic Development Department Planning Commission Meeting Minutes Page 4 of 4 September 19, 2024