HomeMy WebLinkAboutPC MEETING MINUTES 2-19-26Clef
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CALL TO ORDER
PLANNING COMMISSION MEETING MINUTES
City Hall - Council Chambers
525 North Third Avenue
Pasco, Washington
THURSDAY, FEBRUARY 19, 2026
6:30 PM
The City of Pasco Planning Commission meeting was called to order at 6:30 p.m., by Vice -Chair Kim
Lehrman.
PLEDGE OF ALLEGIANCE
Vice -Chair Lehrman led the Pledge of Allegiance.
ROLL CALL
Commissioners Present: Pat Jones, Kim Lehrman, Dana Crutchfield, Brian Tungesvik, and Miguel Miranda
a quorum was declared.
Commissioners Excused: Rosa Torres, Austin Crawford, Rob Waites, and Jerry Cochran
Staff Present: C&ED Director Haylie Matson, Senior Planner Daniel Leavitt, CDBG Administrator Kristin
Webb, and Administrative Assistant II Carmen Patrick
DECLARATIONS
Vice -Chair Lehrman asked if there were any Planning Commission members who have a declaration at this
time regarding any of the items on the agenda.
❖ None
❖ None
Vice -Chair Lehrman asked if anyone in the audience objected to any Planning Commission member hearing
any of the items on the agenda.
❖ No declarations were heard.
APPROVAL OF MINUTES
Commissioner Jones motioned to approve the Planning Commission meeting minutes of January 15, 2026.
Commissioner Tungesvik seconded, and the motion carried unanimously.
OLD BUSINESS
None
PUBLIC HEARINGS
• 2025 Consolidated Annual Performance Evaluation Report (CAPER) by Kristin Webb
Kristin Webb presented the 2025 Consolidated Annual Performance and Evaluation Report (CAPER), a
federally required report to HUD summarizing how CDBG and HOME funds were used during the program
year and evaluating progress toward community development goals. The report represents the first year of
the 2025-2029 Consolidated Plan and must be submitted to HUD within 90 days after the program year
ends.
Total CDBG expenditure was $600,919. Funding allocations included:
• Section 108 Loan Repayment — 42% for prior large-scale community development projects.
• Housing — 16% supporting affordable housing, rehabilitation, and homeownership programs.
• Economic Development —14% supporting job creation and business assistance.
• Public Services — 5%, representing a draw for 2024 activities (no new public service funding in
2025).
• Public Facilities/Improvements — 2% for design of Peanuts Park North and ADA equipment
replacement in a city park.
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• Administration/Planning — 22%, including oversight, reporting, and compliance; adjustments for
prior -year draws brought the total within HUD's 20% cap.
Kristin Webb explained that funding priorities align with the City's goals of supporting housing, economic
development, and community infrastructure.
Next steps include a public hearing for community input, followed by City Manager authorization and
submission to HUD through the Integrated Disbursement and Information System (IDIS) by March 31,
2026. HUD will then have 60 days to review the report.
Questions/Comments from Commissioners
Commissioner Jones asked since the repayment of Section 108 loans is by far the largest part of it. Could
you just give us some examples of what projects Section 108 Loans supports?
o Kristin Webb answered Section 108 funds support major infrastructure projects. The City of Pasco
received $3.7 million, which helped fund improvements to Peanuts Park. The City recently chose to
pay off the remaining loan, and CDBG funds will reimburse the City due to the variable interest rate
on the loan.
Vice -Chair Lehrman asked about the current year's entitlement of $26,000, where it came from and about
the city's participating language line.
o Kristin Webb stated it is program income from funds paid back from down payment assistance or a
rehab in a house. The city is contracted with Language Line for any translation needed. She also
confirmed that administrative costs were still at 20%.
Vice -Chair Lehrman opened the meeting up to the public. No one came forward to speak, the public meeting
was closed.
Commissioner Jones moved that the Planning Commission recommend the City Manager approve the
2025 Consolidated Annual Plan Evaluation Report as presented. Seconded by Commissioner
Miranda, motion passed unanimously.
WORSHOP
• Land Use Overview by Director Matson
Director Matson provided a high-level overview of how land use planning functions in Pasco and in most
cities across Washington State. The framework begins with the Comprehensive Plan, which serves as the
cty's long-range vision and blueprint for future growth. The plan addresses major elements such as land
use, utilities, transportation, infrastructure, and community development and typically looks ahead 20 years.
More detailed guidance is provided through area -specific master plans, including the Broadmoor Master
Plan and the Downtown Master Plan. These plans establish goals for development patterns, such as mixed -
use areas, increased walkability, and economic development opportunities.
Implementation occurs through zoning, which designates where residential, commercial, and industrial uses
are allowed within the city. The municipal code then establishes the specific regulations —such as building
height, setbacks, lot coverage, and parking requirements —that apply within each zoning district.
She also noted that land use planning is guided by the Washington State Growth Management Act, which
emphasizes compact, coordinated growth to support infrastructure efficiency, environmental protection, and
balanced development.
Finally, Director Matson explained that changes to zoning or municipal code require a formal public process
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that includes public notice, Planning Commission review, and City Council approval. She added that the
presentation was intended as a brief refresher. Additional training on specific topics can be scheduled in
future meetings if the Planning Commission desires a deeper review.
Questions/Comments from Commissioners
All of the Commissioners commented on how pleased they were with how the presentation was presented.
Commissioner Crutchfield asked how the city responds when a use occurs that is not permitted in the
current zoning district, noting the limited role of code enforcement and asking how such situations are
typically handled.
Chair Matson noted that the zoning code provides flexibility, allowing development to respond to changing
market conditions, and that new projects may utilize the code in creative ways.
• Land Capacity Analysis (LCA) Comprehensive Plan Update Briefing by Director Matson
Director Matson provided an overview of the land capacity analysis, which is the first step in updating the
Comprehensive Plan and helps determine how much growth the city can accommodate. The process begins
by evaluating existing land uses across the city and identifying parcels that are developed, vacant,
underdeveloped, in the development pipeline, or not developable.
Based on state requirements, Pasco is projected to grow from approximately 85,000 to 121,000 residents
over the next 20 years, requiring the city to ensure its zoning can accommodate about 18,800 housing units
across a range of income levels. The analysis evaluates available land, zoning capacity, and development
potential to determine whether the city can accommodate this growth within existing boundaries, consistent
with the Growth Management Act's emphasis on compact development.
Preliminary results indicate that Pasco has a surplus of single-family housing capacity but a shortage of
approximately 6,200 units in higher -density housing types, such as apartments and accessory dwelling units.
Staff noted that future policy discussions will focus on addressing this gap while maintaining a balanced
housing supply.
There are four options that we'd like the group to consider in order to accommodate this deficit.
Revise density limits.
➢ Commissioner Tungesvik suggested that increasing allowable building heights and density
in areas already planned for mixed -use development, such as the Broadmoor area, could
help accommodate additional housing units without significantly impacting the surrounding
character.
➢ Commissioner Crutchfield agreed with like areas.
➢ Vice -Chair Lehrman noted that concentrating housing in certain areas can help maximize
existing infrastructure, such as parks, roads, and utilities, while supporting the City's goal of
creating more walkable neighborhoods.
➢ Commissioner Jones stated that areas with existing infrastructure capacity —such as larger
water and sewer lines —may be better suited to accommodate increased building height or
density, making future adjustments easier to support.
• Increase assumed % residential in mixed-use/commercial zones.
➢ Commissioner Jones stated that increasing density in certain areas could be feasible but may
carry risks and should be approached gradually and strategically, with careful planning and
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consideration of potential impacts.
➢ Commissioner Crutchfield agreed to proceed cautiously slowly, with the idea in mind of
what developments are adjacent to it.
➢ Vice -Chair Lehrman noted that Pasco has examples of higher -density housing integrated
with community amenities and emphasized that future housing development should be
implemented gradually and thoughtfully.
• Assume some moderate density residential zones will add middle housing infill.
➢ Commissioner Jones supported allowing loft housing above downtown commercial
buildings, noting a similar approach in Rapid City successfully increased housing and
downtown activity.
➢ Commissioner Miranda asked if the higher levels were currently allowed in the city,
Director Matson answered yes.
➢ Commissioner Crutchfield stated that mixed -use development with commercial on the
ground floor and residential above can work well, citing examples from Pine Lake and
Mercer Island, but emphasized that success depends on the specific location.
➢ Vice -Chair Lehrman noted there may be only one building downtown with residential
above commercial but that there is interest in this type of development. They supported
walkable, mixed -use areas with nearby services but expressed concern that adding it
downtown could require significant changes to existing or historic buildings, making
placement an important consideration.
Zoning changes. (Mixed -use zoning in targeted areas.)
➢ Commissioner Crutchfield stated it sounds really complicated, but not really.
➢ Commissioner Jones stated they do not support removing existing residential neighborhoods
for new development, emphasizing that Pasco's neighborhoods should be preserved and
protected.
➢ Vice -Chair Lehrman asked if the city has a healthy lot of commercial zoning acreage.
Director Matson expressed concern about converting commercial land to residential, noting
that once commercial uses are lost they are rarely regained, and emphasized the importance
of maintaining commercial capacity for a healthy city.
Director Matson summarized feedback for consultants, noting mixed reactions to "missing middle" housing
and suggesting a strategic, gradual approach rather than a citywide change. Increasing height in commercial
and mixed -use areas received more support. Overall feedback favored a combination of increasing heights
in commercial zones and thoughtfully increasing density where multifamily is already allowed, with missing
middle housing considered later if additional capacity is needed.
Questions/Comments from Commissioners
Commission Jones asked if this could be developed based on the way it is now?
o Director Matson answered yes. This is actually just showing this is the capacity right now for
housing in these zones based on the current regulations.
Commissioner Crutchfield asked how the City determines appropriate limits for accommodating projected
housing growth, noting that current population levels remain below earlier projections and questioning how
far the City should go in planning for additional capacity.
o Director Matson stated that the city has planned infrastructure and transportation systems to
accommodate anticipated growth, which helps reduce impacts as the community expands. While
water rights remain an ongoing challenge, the overall population projection remains similar to prior
planning efforts. The key difference in the current update is that the state now requires planning for
a broader mix of housing types, rather than focusing only on total population growth.
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Vice -Chair Lehrman asked if you keep getting permit proposals for a certain ban that's overdeveloped. Do
you guys start denying those permits?
o Director Matson explained that the City generally cannot deny development if it is allowed under
existing zoning regulations. For state planning purposes, the City must demonstrate that sufficient
zoning capacity exists to accommodate housing needs. While some jurisdictions have created zones
specifically requiring affordable housing, implementing such policies- would be a local policy
decision and is not currently recommended. Staff noted that maintaining additional zoning capacity
can help ensure housing needs are accommodated as the market evolves.
Commissioner Tungesvik asked whether the identified 6,200-unit deficit in higher -density housing is tied to
the population projections through the planning horizon and questioned whether those targets could be
adjusted if the city does not reach the projected population, in order to avoid an imbalance in housing types.
o Director Matson explained that housing capacity targets are recalibrated during periodic
Comprehensive Plan updates, with state -required check -ins now occurring every five years. The
City must demonstrate through its zoning that sufficient capacity exists to accommodate projected
housing needs, even if the units are not ultimately built. Staff noted that actual development depends
on many factors and may differ from long-range projections.
Commissioner Jones asked whether cities require mixed -income housing within developments —such as
dedicating certain floors in a building to lower -income units —and whether similar requirements are used in
Washington or by the City of Pasco when working with developers.
o Director Matson stated that this is not a mandate yet. She noted that requirements for affordable
housing are generally determined by the local jurisdiction. In Washington, affordable housing is
typically incentivized rather than mandated, with the closest state -level requirement being the
middle housing provisions.
• Housing Policy Update Presentation by Director Matson
Director Hatson explained that the land capacity discussion is intended to inform future housing
policies for the Comprehensive Plan. Pasco currently has a high percentage of single-family homes
(77%), and many renters are cost -burdened (64%), highlighting the need for more diverse housing
options. The city has experienced rapid growth since 2000 and expects demographic changes such
as aging residents and smaller households.
Staff noted that existing housing policies will need to be reviewed and updated to align with current
conditions, state law, and the Growth Management Act. Future meetings will present revised
policies focused on flexibility, compliance, and defensibility. Once policy updates are developed,
they will guide updates to the Comprehensive Plan, land use map, zoning, and municipal code
before submission to the state for review.
Questions/Comments from Commissioners
Commissioner Tungesvik expressed concern about houses being built very close together in newer
developments and asked how fire safety is addressed. They questioned how fire regulations, setbacks, and
building requirements are considered to prevent fire from spreading between closely spaced homes, and how
the fire department is involved in evaluating these issues.
o Director Matson explained that fire safety for closely spaced homes is addressed through the
International Fire Code and International Residential Code, which regulate building separation and
fire-resistant construction. While homes may appear very close, they are typically about 10 feet
apart (about 5 feet from each property line). If buildings are closer than that, fire-resistant wall
assemblies or firewalls are required. These assemblies are designed to provide approximately two
hours of fire resistance, helping slow the spread of fire and allowing time for emergency response.
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Commissioner Crutchfield emphasized the need to ensure adequate hydrant and water system capacity as the
city grows and annexes new areas to support effective firefighting.
o Director Matson noted that all new developments undergo a development review process, including
review by the Building Official/Fire Marshal and Fire Chief, and must comply with international
building and fire codes. While requirements can be costly and flexibility is sometimes requested, the
city works to balance development with life safety. Newly annexed areas are also subject to current
regulations for new development.
Vice -Chair Lehrman asked when the last donut holes will be absorbed into the city, and if there was a
timeline.
o Director Matson noted there is currently no timeline for annexing county "donut hole" areas. The
city is cautious about annexing areas built to county standards because it would assume
responsibility for older infrastructure and increased service demands. While the city ultimately
intends to incorporate these areas, there is currently limited economic incentive to do so
immediately.
Commissioner Tungesvik raised concerns about roadway infrastructure as Pasco's population grows, noting
the city relies heavily on interstate access points. They emphasized the need to begin planning for additional
capacity, particularly in areas like Broadmoor, as the city approaches a population of around 120,000.
Vice -Chair Lehrman asked whether there are any current state House or Senate bills that the Planning
Commission should be aware of or research to determine whether to support or oppose.
o Director Matson noted that the city is actively tracking state legislation related to zoning and
housing and has submitted comments on several proposals through its legislative representative.
Staff indicated some proposals were considered too extreme, such as allowing housing in nearly all
zones, and the city emphasized maintaining commercial areas. Overall, the state's legislative focus
on housing has resulted in a large volume of changes, and staff can provide a more detailed update
to the Planning Commission in the future if desired.
Commissioner Tungesvik suggested having a resource on the city website so people can educate themselves,
Director Matson stated we do have a dedication comprehensive plan landing page.
Vice -Chair Lehrman emphasized the importance of educating the public about planning issues through
accessible materials, including multiple languages and graphics. They also stressed maintaining a
nonpartisan approach, ensuring residents feel their voices are heard and valued, and welcomed new
commissioners to the board.
o Director Matson stated while outreach is important, engaging the public on comprehensive planning
topics can be challenging. Participation is often limited until residents are directly affected by a
nearby development, at which point interest increases significantly.
OTHER BUSINESS
Director Matson Staff reminded the commission about the public records training scheduled for Monday at
6:00 PM, encouraging members to attend. The training will be part of a regular meeting and may include
council members. Staff thanked the commissioners for their volunteer.
ADJOURNMENT
Vice -Chair Lehrman stated with no other business, I recommend a motion to adjourn.
Commissioner Jones made the motion to adjourn the meeting, it was seconded by Commissioner
Tungesvik, and the motion passed unanimously.
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Meeting adjourned at 8:35 pm.
YouTube link to watch full meeting: Pasco Planning Commission Meeting of February 19, 2026
R . )ectfully�submitted, &
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Carmen Patrick, Administrative Assistant H
Community & Economic Development Department
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