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HomeMy WebLinkAboutPC Meeting Minutes 3-19-2026� cry 4110 vxSc_O PLANNING COMMISSION MEETING MINUTES City Hall - Council Chambers 525 North Third Avenue Pasco, Washington THURSDAY, MARCH 29, 2026 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: Pat Jones, Rob Waites, Dana Crutchfield, Brian Tungesvik, Migues Miranda and Jerry Cochran, a quorum was declared. Commissioners Excused: Austin Crawford, Kim Lehrman Staff Present: CED Director Haylie Matson, CDBG Administrator Kristin Webb 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. 4• 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. APPROVAL OF MINUTES With the change that Vice -Chair Lehrman adjourned the meeting, Commissioner Jones motioned to approve the Planning Commission meeting minutes of March 19, 2026. Commissioner Waites seconded, and the motion carried unanimously. OLD BUSINESS None PUBLIC HEARINGS Tri-Cities HOME Consortium Citizen Participation Plan Kristin Webb presented an overview of the updated Tri-Cities Home Consortium Citizen Participation Plan (CPP), which outlines how the consortium ensures public involvement in HUD -funded housing and community development programs. The CPP establishes requirements for transparency, public engagement, and participation in key planning documents, including the Consolidated Plan, Annual Action Plan, Fair Housing Assessment, and CAPER. The proposed updates were primarily administrative and intended to maintain compliance with HUD regulations, improve clarity, and reflect current engagement practices, including digital outreach. Key revisions included removing outdated COVID-19 provisions, clarifying adoption and implementation procedures, expanding notification methods, adding conflict of interest provisions, and updating amendment procedures. The public comment period was open from February 5 to March 31, 2026, with no comments received. Page 1 of 4 Staff noted that the public hearing provides an opportunity for testimony, after which the Planning Commission may make a recommendation to City Council regarding approval of the updated CPP. Questions/Comments from Commissioners: Commissioner Jones asked for clarification of the mega waiver. Kristin Webb noted that during COVID-19, HUD waivers allowed temporary suspension of certain CPP requirements, including the 30- day CAPER review period, to expedite distribution of emergency funding. Commissioner Cochran opened the public hearing. Hearing no one, Commissioner Cochran closed the public hearing. Commissioner Waites moved the planning commission to recommend that City Council approved the updated Tri-Cities Home Consortium Citizen Participation Plan as presented Seconded by Commissioner Jones, motion passed unanimously. WORSHOP Missing Middle Housing Discussion Director Matson provided an overview of state -required middle housing legislation, noting limited local flexibility and no viable exemptions despite review with legal and consultants. Middle housing includes housing types between single-family and apartments (e.g., duplexes through sixplexes, townhomes, cottages). The legislation, adopted in 2023, must be implemented by year-end and aims to address statewide housing shortages. It requires cities like Pasco (Tier 1) to allow a minimum of four units per lot, with up to six units if affordability criteria are met. The law also expands ADU allowances, reduces parking requirements, and requires consistent development standards with single-family zoning. Staff noted the City is working on comprehensive plan and municipal code updates to align with state requirements, with additional policy discussions forthcoming. Director Matson reviewed key middle housing regulations, noting design standards must apply equally to all housing types and balance cost considerations. Middle housing is already allowed in several zones and will be expanded citywide, with market uptake expected to occur gradually. While the City may limit certain housing types, this is not currently being pursued. She emphasized that local regulatory options are limited and reviewed exemption criteria, noting Pasco does not qualify due to strict requirements, including historical considerations. Next steps include updates to the Comprehensive Plan and Development Code, with materials expected later this year. She will continue presenting key topics to the Commission, including upcoming discussion on commercial capacity, noting concerns about loss of commercial land to residential conversions and the importance of maintaining balance. Director Matson emphasized the importance of maintaining a strong commercial base to support economic development and reduce reliance as a bedroom community. Staff outlined plans to discuss commercial capacity in April and noted efforts to maintain a continuous feedback loop between staff, Planning Commission, and City Council by sharing input between both bodies. Page 2 of 4 E She invited additional feedback from the Commission and noted that efforts are underway to develop balanced design guidelines that improve quality while minimizing cost impacts. Staff emphasized that the process will remain iterative, with additional opportunities for Commission review later in the year. Questions/Comments from Commissioners: Commissioner Crutchfield asked about emergency access for middle housing configurations and whether single-family homes are still allowed. Director Matson confirmed emergency access standards will still apply and clarified that single-family homes remain permitted, provided development does not preclude future density consistent with zoning requirements. Commissioner Tungesvik asked about the ability to develop multiple units on a single lot and rent them; Director Matson confirmed this is allowed, noting current owner -occupancy requirements for ADUs will be removed. He also observed that middle housing is more feasible on larger lots and less so on smaller lots, with staff confirming feasibility varies by lot size and utility constraints. Commissioner Tungesvik further asked about privacy and setbacks. Director Matson clarified that regulations must be applied equally to all housing types, and while existing setbacks can be maintained or adjusted by area, no additional restrictions specific to middle housing are allowed. Commissioner Jones asked whether additional units must be rented or could be sold separately; Director Matson explained both options may be possible depending on the ownership structure. He also asked about attached units, and staff clarified they may be sold independently if legally divided, similar to townhome development. He further asked about the implementation timeline, and Director Matson confirmed the requirements must be implemented by the end of the year. Director Matson suggested implementing balanced design guidelines to ensure middle housing is visually compatible and of higher quality, noting such standards must apply equally to single-family housing. Staff emphasized the need to balance aesthetics with cost impacts and indicated consultants are developing options. It was also noted that some areas, such as Riverview, may develop more slowly due to infrastructure and access constraints. Commissioner Waites asked whether there is a minimum square footage requirement for middle housing, noting the trend toward smaller "tiny home" developments. Commissioner Crutchfield asked whether areas near the river could qualify for alternative compliance or exemptions due to potential flood risk (e.g., dam failure concerns). Director Matson stated they will review whether river -adjacent areas could qualify for alternative compliance, noting potential inconsistencies with existing policies that support mixed -use development in those areas. Chair Cochran expressed concerns about state -imposed middle housing requirements and emphasized a preference for a measured approach, including strong design standards to maintain neighborhood quality. He also requested clarification on the potential consequences of non-compliance with state requirements, including impacts such as loss of funding or legal risks, to better inform future policy discussions. Commissioner Crutchfield emphasized the importance of adequate inspection staffing and oversight to ensure construction quality as housing development increases. Concerns were raised about recent construction deficiencies, highlighting the need for strong building inspection to prevent safety issues, particularly in rental housing. Commissioner Tungesvik asked whether partial compliance is possible; staff clarified compliance is effectively all -or -nothing and noted most jurisdictions comply to avoid funding impacts or legal risks. Page 3 of 4 He also raised concerns about code enforcement capacity with increased ADUs. Director Matson acknowledged current workload and limited staffing and noted an upcoming discussion with City Council to evaluate resources and priorities. Commissioner Waites emphasized the importance of preserving existing commercial zoning to prevent increased residential density and recommended maintaining commercial areas to support balanced growth. Director Matson thanked the Commission for the discussion and feedback, noting the information will be shared with City Council and used to inform next steps moving forward. OTHER BUSINESS Director Items Director Matson announced the resignation of Planning Commissioner Rosa Torres and thanked her for her service, noting that a vacancy will be advertised. She also provided a scheduling update, indicating two meetings remain before her upcoming maternity leave in June. Staff proposed holding a June meeting, taking July and August off, and resuming in September with an increased meeting schedule to address upcoming work. Director Matson will prepare and share a proposed meeting schedule at the next meeting. She noted upcoming materials will be extensive but not new in substance, as topics have been introduced in advance. She emphasized the importance of reviewing packets ahead of time to maintain efficient meetings and suggested up to two meetings per month (September/October) if needed. ADJOURNMENT Chair Cochran 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 Waites, and the motion passed unanimously. Meeting adjourned at 7:32 pm. YouTube link to watch full meeting: Pasco Planning Commission Meeting March 19, 2026 Nect subsU ,,� 1 Carmen Patric Administrative Assistant II Community & Economic Development Department Page 4 of 4