HomeMy WebLinkAbout2024.11.21 Planning Commission Meeting PacketAGENDA
PLANNING COMMISSION MEETING
City Hall - Council Chambers
525 North Third Avenue
Pasco, Washington
THURSDAY, NOVEMBER 21. 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 September 19, 2024
VI. OLD BUSINESS
None
VII. PUBLIC HEARINGS
None
VIII. WORKSHOP
• Downtown Pasco Master Plan Implementation Update
Presentation from Framework Consulting
An update on the progress of the Downtown Pasco Master Plan, highlighting public
space enhancements, mobile vending initiatives, lighting strategy development, and
community engagement efforts.
• Comprehensive Plan – Periodic Update
A report detailing the requirements of the Growth Management Act, its significance in
guiding Pasco's comprehensive planning efforts, and the mandatory elements needed to
ensure compliance and address future growth projections.
IX. OTHER BUSINESS
New date for June 19, 2025, meeting which falls on the federal holiday Juneteenth.
X. AJOURNMENT
PLANNING COMMISSION MEETING MINUTES
City Hall - Council Chambers
525 North Third Avenue
Pasco, Washington
THURSDAY, SEPTEMBER 19, 2024
6:30 PM
Planning Commission Meeting Minutes Page 1 of 4 September 19, 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, Mitchell Moffitt, 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 2 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 I-1, I-2, and I-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 3 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 4 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)
Respectfully submitted,
Carmen Patrick, Administrative Assistant II
Community & Economic Development Department
REPORT TO PLANNING COMMISSION
City Hall – 525 North Third Avenue – Remote
THURSDAY, November 21, 2024
6:30 PM
1
To: Planning Commission
Subject: Downtown Pasco Master Plan Implementation Update
In 2023, the City Council via Resolution No 4292, adopted the Downtown Pasco Master Plan, which
provides a comprehensive framework to revitalize and improve downtown Pasco through
improvements in public spaces, economic development, and enhanced community engagement.
The plan aims to create a vibrant, attractive downtown that fosters local businesses, improves
accessibility, and enhances the quality of life for residents and visitors.
The city has made significant progress in implementing key components of the Downtown Pasco
Master Plan. Major initiatives underway include:
Public Space Enhancements:
Recent code amendments approved by the City Council on August 5, 2024, support expanded
sidewalk cafés, city-operated parklets, and public space cafés. These initiatives are designed to
encourage street-level activity and foster a more pedestrian-friendly environment.
Mobile Vending and Food Trucks:
New guidelines for mobile vending and the development of food truck parks were introduced to
boost small businesses and create more dynamic public spaces. These regulations are expected to
increase foot traffic and increase business and economic opportunities.
Lighting Strategy:
To assist with developing a lighting strategy for downtown, City staff, along with police, fire officials,
and consultants from Framework Consulting, conducted a Night Walk and Lighting Audit on October
9th, 2024. The walk began at Peanuts Park and followed a designated route through downtown. The
purpose of the audit was to assess how downtown is used and perceived after dark and explore how
improved lighting can make the area more inviting and comfortable, particularly during the darker
months of the year. The results of this audit along with continued discussions with city staff and
stakeholders will be included in a formal Downtown Lighting Strategy to be shared with City Council
and the public. Staff has also applied for a grant from Department of Energy which helps pay for
lighting equipment; staff is awaiting award decision.
Community Engagement:
The city has been actively engaging with local stakeholders, including business owners and
community groups, to ensure that the implementation of the master plan aligns with community
needs and interests. A public engagement event was held on September 18, 2024, at Grace Kitchen.
At the event, staff and our consulting team provided an overview of various efforts that have been
completed or in-progress.
2
Projects In-Progress:
Several implementation efforts are currently underway, including monthly parking data collection,
the introduction of new applications for mobile vendors and public space uses, and the development
of a system to monitor the progress of downtown initiatives. In addition to these ongoing projects,
staff is seeking input and direction on which specific items to prioritize as part of the broader
implementation effort. Key recurring topics for consideration include lighting and safety
improvements, parking management, public space activation and programming, and continued
efforts to remove barriers within the Pasco Municipal Code.
DISCUSSION
The implementation of the Downtown Pasco Master Plan is advancing successfully, with several key
initiatives already completed and contributing to economic growth both within and beyond the
downtown area. The success of the plan and its ongoing implementation was recognized by the
American Planning Association - Washington Chapter on October 17, 2024, when the City of Pasco,
in partnership with Framework Consulting, received an award for Comprehensive Planning among
large jurisdictions at the APA's annual conference. This marks the first time the City of Pasco has
been honored by the American Planning Association.
A presentation has been prepared by our consultant team, Framework Consulting, will be provided
to the Planning Commission.
Downtown Master Plan
Implementation
Progress Report
Pasco Planning Commission | November 21, 2024
IMPLEMENTATION GOALS +
STRATEGIES
◎Update code to reflect
community vision and
Downtown Plan Goals◎Leverage planning and
conceptual design to attract
funding◎Create systems that City
Staff can use moving
forward◎Implement changes that
benefit Pasco as a whole
WHAT WE’VE DONE
◎Mural program◎Mobile vending program◎Clark Street design◎Parklet program +
design◎Parking data collection◎Lighting, Safety, and
Activation Plan◎Paint Pasco Website◎Engagement
MURAL PROGRAM
◎Intent was to showcase
Pasco’s history and culture
and signal that Downtown
is a beloved, active place.
MURAL PROGRAM
◎Updates to sign code
allow full scale murals on
buildings◎Creation of Paint Pasco
brand and website◎Arts Commission now
accepting grant
applications through the
Paint Pasco Mural
Reimbursement
Program
MOBILE VENDING PROGRAM
◎Intent was to encourage
food trucks in more
locations and times of
day to activate public
space, showcase local
innovation and culture,
and support local
businesses.
MOBILE VENDING PROGRAM
◎Updates to public space code
to allow food trucks in more
locations, including Food
Truck Parks as a new land use◎2 applications received since
August ordinance◎Code and permit workshop
with code enforcement◎Web map will show available
and permitted food truck
locations
CLARK STREET DESIGN
◎Concepts for sharrow and
shared-use path for Clark
Street aimed at ensuring
safe conditions for drivers
and cyclists
◎Plan recommended a parklet
program as a way to create
active and safe streets, and
support private sector
development.
PARKLET + STREET CAFE PROGRAM
◎Updates to public space
code to allow street
cafes and parklets◎Parklet designs meant
to be flexible, easy to
build, and cost-effective◎Intent is to offer pre-
approved designs that
can be replicated and
customized
PARKLET + STREET CAFE PROGRAM
PARKING DATA COLLECTION
◎Intent was to establish
a parking program to
ensure consistent
parking for employees,
customers, and other
visitors which makes
best use of Downtown
space and allows the
City to collect revenue.
PARKING DATA COLLECTION
◎Drone data from police
department used for
initial study and analysis◎City continues to collect
parking data monthly◎Parking data informed
selection of mobile
vending locations
LIGHTING, SAFETY,
ACTIVATION
◎Lighting was central
request during initial
public engagement◎Intent was to add
lighting to both ensure
safety and pedestrian
comfort as well as set
the stage for nighttime
activities and highlight
Downtown assets
◎Night Walk to assess
lighting continuity, quality,
and gaps.◎Worked with Police
Department, who provided
data on calls to service for
2020-2023
LIGHTING, SAFETY,
ACTIVATION
◎Worked with lighting
consultant for strategy of
lighting storefronts,
alleyways, and “gems”◎Application for funds
from Department of
Energy draws from
proposed strategy and
budget for lighting
storefronts, alleyways, and
historic buildings
LIGHTING, SAFETY,
ACTIVATION
◎Coffee shops were a
request during initial plan
public engagement◎Changes to parking
regulations allowed for
Cafe con Arte
SETTING UP CONDITIONS FOR
NEW BUSINESSES
WHAT WE HEARD
◎General Downtown sentiments
○Absence of contractor who used to clean Downtown
streets has been noticed
○Store owners are noticing that people are walking around
seemingly feeling safe, including women and families◎Pasco Speciality Kitchen
○Big opportunities on the horizon with purchase of adjacent
property
○Struggling to recruit window clients; flea market vendors
might be interested
○ARPA funds for permanent street cafe outside of PSK
(must be spent by end of year).◎Activating Peanuts Park
○Way to support nearby businesses
○Current protocols around trash and cleaning for events in
Peanuts Park are a barrier to more frequent events
○Idea of a beer garden/events for nonprofits◎The need for updates to building sprinklers continues to be an
issue
NEXT STEPS FOR CONSIDERATION
◎Peanuts Park programming◎Public space design◎Implementation of Lighting Plan◎Engagement◎Parking program◎Monitoring, Reporting, + Management
PEANUTS PARK PROGRAMMING
◎Code audit for barriers to events
and programming (as well as
other barriers to implementation
of the Downtown Plan)◎Programming plan/protocol for
more regular events◎Updates to PaintPasco.org to help
with permitting and advertising◎Work with Parks and Code
Enforcement
PEANUTS PARK PROGRAMMING
FALL
2024
WINTER
2025
SPRING
2025
SUMMER
2025
Code Audit Form
partnerships
+ update
website
Summer
event
programmin
g
FRAMEWOR
KCITY
Workshop on
recommended
code updates
PUBLIC SPACE DESIGN
◎North Peanuts Park design◎Parklet designs◎Design, production, and
installation of cafe marker
for sidewalk cafes◎Work with Parks + Public
Works
PUBLIC SPACE DESIGN
FALL
2024
WINTER
2025
SPRING
2025
SUMMER
2025
Construction
of parklet
Adoption of
pre-
approved
parklet
designs
FRAMEWORK
CITY
Pursue grants
for parklet
funding;
produce cafe
markers
Conceptual
design for
North Peanuts
Park
LIGHTING PLAN IMPLEMENTATION
◎Grant application due end of
month◎City to use funds to
purchase and install
storefront, alleyway, and
lighting for historic buildings◎Retain funds for ongoing
maintenance
FALL
2024
WINTER
2025
SPRING
2025
SUMMER
2025
Lighting
installation
FRAMEWORK
CITY
Finalize funding
+ distribution
strategy
Completion of
Lighting,
Safety, and
Activation Plan
LIGHTING PLAN IMPLEMENTATION
ENGAGEMENT
◎Continue to host
engagement events to keep
the public informed and hear
how plan implementation is
affecting Pasco residents
ENGAGEMENT
FALL
2024
WINTER
2025
SPRING
2025
SUMMER
2025
FRAMEWORK
CITY
Events +
opportunities
for online
feedback
PARKING PROGRAM
◎Continue to collect monthly data on
parking occupancy rates downtown◎Work with Public Works, Code
Enforcement, and Council on a
strategy for employee, customer,
and visitor parking that considers
current and future uses of
downtown
PARKING PROGRAM
FALL
2024
WINTER
2025
SPRING
2025
SUMMER
2025
Collect
data
Report out
and gather
public
feedback
FRAMEWORK
CITY
Propose
parking
strategy
MONITORING + MANAGEMENT
◎Work with staff to develop a system
for monitoring success of Downtown
Plan and track completion of action
items◎Collect information on success and
challenges with mobile vending and
public space cafes◎State of Downtown report for web
MONITORING + MANAGEMENT
FALL
2024
WINTER
2025
SPRING
2025
SUMMER
2025
Establish
monitoring
system
Collect
data
Report out
and gather
public
feedback
State of
Downtown
Report
FRAMEWORK
CITY
QUESTIONS/FEEDBACK
Comprehensive
Plan -Periodic
Update
Date November 21, 2024
Planning Commission
Planning in Washington State
2
Community Vision & Engagement
Washington State Growth Management Act
Franklin County County-Wide Planning Policies
Pasco City Council Goals
Comprehensive Plans
20-year guideline for growth and development
3
Land Use Housing Transportation Economic
Development
Parks and
Recreation Capital Facilities Public Utilities Climate Change
and Resilience
Periodic Update Process
4
•Consultant Selection
•Public Engagement
Plan/Program
•Deliverables and
Updates
Funding
5
•Periodic Update Grants
•RCW 36.70A.130(5)
•2022 Legislative Session
•$175,000
•Climate Planning Grants
•House Bill 1181 (2023)
•$700,000 (up to)
Comprehensive Plan - Considerations
6
•Population
•Households & Jobs Balance
•Access to Parks and Recreation
•Transportation and Mobility Network
•Levels of Service
•Community Engagement