Planning Commission - Regular Meeting

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Yeah. Yes, it responded to me. Hello everyone. It is six o'clock and I call the November 18th, 2025 regular meeting of the Franklin County Planning Commission meeting to order. Will planning staff please call role and announce whether or not we have a quorum?

Mike Corales here. Mike Vincent here. Remy Daroo here. Mark Dutder here. Manny Gutierrez here. Stacy Knifton here. Chairman, we have a quorum. Thank you. I will now lead us in the pledge of allegiance to the flag of the United States of America to the republic for it stands one nation under God indivisible with liberty and justice for all. I will entertain a motion to approve the agenda for tonight's meeting. So moved.

Second. Who said second? He did. It has been moved by Commissioner Knifton and seconded by Commissioner Daroo. All in favor signify by saying I. I. All oppose. Same sign. Motion passes. I will entertain a motion to approve the minutes from the October 7th, 2025 meeting. Chairman, I move that we to approve the minutes from the October 7th, 2025 meeting. I will second. It has been moved by Commissioner Vincent and seconded by Commissioner Gutierrez. All in favor signify by saying I.

I. All oppose. Same sign. Motion passes. Will staff in attendance please introduce yourselves. Rebecca Gilly, service administrator. Sam Albby, planner one.

Jeammore, planner two. It is now time for the public hearing portion of our meeting. Good evening and welcome. Here are the ground rules for tonight's hearing. One, in-person public testimony will go first. Each person will be called upon to speak during their allotted in-person public testimony section. Please state your name for the record. Second, emailed comments received during the public hearing will be read into the record by staff after the in-person testimony section of the hearing. Three, all comment shall be addressed to the planning commission and should be relevant to the application. Four, each speaker shall have five minutes to provide testimony and shall speak into the microphone. Please avoid repetitive comments. Please be respectful of each other. avoid personal attacks or disruptive behavior. Are there any questions regarding the public hearing ground rules? Turning for a moment to our commission members, let us keep in mind that we are prohibited by law from communicating with members of the public on the subject matter of these hearings except in these hearings. We also may not participate in a discussion in which there is an appearance of conflict of interest to the average person. So let us take a minute to consider as to the matters which are before us for hearing today. Whether we had any exparte communications, whether we have any ownership interest in the properties, whether we have any business dealings with proponents or opponents of the matters, or whether we have business associates or immediate family who may be either benefited or harmed by a decision in these matters. Are there any commission members who have a declaration at this time regarding any of the items on the agenda?

In regards to agenda item number one, um my family has had business dealings um with certain subsidiaries of the TeagueS family. However, I don't feel the need to recuse myself as that is uh very distant in relation to what is being proposed here today.

Thank you. Let the record show there were no declarations. Is there anyone in the audience this evening who would object to any commission member hearing any of the items on the agenda? Let the record show there were no objections. The order of the hearing should be as follows. Planning staff shall provide a staff report. The commission may ask questions of staff. The applicant or applicant's representatives presentation. Any in-person public testimony? Email public testimony read into the record by staff. Final staff comments close to the public testimony and planning commission discussion of the proposed action. Are there any procedural questions before we begin the public hearing? Item one is public hearing for file SU 20225-1 sea 2025-17 River Ranch Golf Course. This proposal is for a special use permit to allow for an 18-hole golf golf course, and future amenities to include the construction of a clubhouse, a restaurant, member and guest locker rooms, including storage, showers, a changing area for guests, and cart storage for approximately 50 golf carts, 15 stay cottages with four bedrooms per unit, two comfort stations, an irrigation pump house, approximately 10,000 ft, 10,000 ft maintenance building and a parking lot with approximately 200 to 250 parking spaces. Realignment of Levy Road is part of this phase. I declare the public hearing for SUP 2025-1 SEPA 2025-17 to be open at 606. May we have staff present the staff

report, please?

Good evening, commissioners. I will present the staff report for SUP 202501 SEPA 202517 River Ranch Golf Course. Um this project um is located in 671 Levy Road, Pasco, Washington. It um involves multiple parcels with different ownerships. Um it is currently zoned AP20 and the comp plan um use is for agricultural. The total property size is approximately 300 acres and it is located along um Levy Road south of um Pasco Colotus Road west of Rogers Road um adjacent to Levy Park and the Snake River. Uh the proposal, as mentioned, is to request under a special use permit to allow for an 18hole um 18hole golf course with future amenities including a clubhouse, a restaurant, member and guest locker rooms, including storage, showers, a changing area for guests, and cart storage of approximately 50 golf carts. 15 stay andplay cottages with four bedrooms per unit is going to be um is proposed. Uh two comfort stations and an irrigation pump house, approximately 10,000 square ft of maintenance building and a parking lot of approximately 200 and 250 parking spaces. With this project, it also involves the realignment of Levy Road. Uh this is a phased project. Phase one involved the demolition of the unused winery facility and the maintenance building um followed by grading activities for the golf course. If the special use permit is approved, future phases of this project will be associated with the proposed um

master plan resort. Here is a vicinity map of the area. Um like I mentioned earlier, it involves two different ownerships. The one um the parcels that are in purple are owned by Baker Produce Incorporated and the ones in green are owned by North 44 River Resort LLC. We did um we did receive a letter from Baker Produce that um they are aware of um the project and they are uh they are aware of the proposed development on their properties and they give permission to North 44 River Resort to apply for any permits necessary for this development. Um, regarding the future master planned resort, this proposed golf course is part of a uh future master planned resort. The proposed future master planned resort will be located next to Levy Park combining long-term and short short-term residential, retail/commercial, and recreational opportunities. A comprehensive plan amendment application is required for the redesigning for for redesigning the land use from agricultural to master planned resort. Um the applicant has submitted both a comprehensive plan amendment text and a comprehensive plan amendment map for this uh the future master planned resort. Um these applications were submitted prior to this special use permit. Uh the applicant reached out to our department to see whether a golf course can be applied for and permitted prior to the master plan resort being approved and put in place. The applicant explained that expediting the golf course ahead of the master plan resort will allow for the grass to grow in the golf course, which will take a few years. Staff explained that they can under a special use permit, which is why

a a special use permit is being applied for ahead of time. Um after the special use permit was applied for the applicant reached out to our department again to ask if they can apply for a grading and demolition permit ahead of the approval of the golf course um which was part of the phase one. We explained that grading and demolition uh for them to apply for it um they will need a separ review due to um the amount of um ground that's being moved and also with the uh the understanding of the applicant that issuing of the grading permit allows them to proceed at their own risk subject to the conditions of the permit. Issuance of the grading permit does not bind the Franken County for any future actions and any future step that is denied can be um can deem the grading permit null and void. Uh for phase one grading um like I mentioned it involved the demolition of the unused winery facility in the maintenance building followed by grading activities to construct the 18 hole um golf course. uh we did a sepa for uh the grading and we issued a determination of nonsignificance for the grading and demolition activities. Um this SUP involves phase two of the project and future phases will be associated with the f um proposed master plan resort. Golf courses are considered unclassified uses under Franklin County code 17.82 special use permits. More specifically, it states under FCC 1782H, golf courses, pitch and putt courses, miniature golf courses, and similar facilities for public, private, or membership use. The applicant submitted an SUP to comply with the requirements

of the Franklin County Code under the special use permit for golf courses. Um, as part of the 18hole go 18hole golf course, multiple amenities are being proposed, including a clubhouse that contains pro shop for golfing, check-in, and tea time management, as well as sale of golf equipment and apparel. A restaurant for a formal and casual dining experience along with quick food and snack options. Member and guest changing rooms that include storage, showers, and a changing area for guests. Cart storage for approximately 50 golf carts. Parking lot with approximately 200 to 250 spaces. 15 stayplay cottages at 2500 square ft per cottage and four bedrooms per unit. Two comfort stations to provide restroom facilities for golfers. irrigation pump house for the course irrigation pump and filtration system which is approximately 1,00 to 2,000 square feet. Uh maintenance building approximately 10,000 square ft to house maintenance equipment, maintenance staff, restrooms, crew break room, additional course equipment, sprayer rollers and airators and turf care equipment. Multiple amenities such as the stay and play cottages and comfort stations will require water and septic. The the site has exempt wells available for use. Conditions are being applied to the development regarding exempt well usage. The stay and play stay and play cottage cottages may ser may be served by individually metered exempt wells provided that a total withdrawal across all cottages does not exceed 5,000 gallons per day until the 14th unit is constructed. Upon construction of the

15th unit, a municipal group A water system must provide water to all stay and play cottages. Currently there is um agricultural water rights associated with certain parcels of the site. The applicant is actively working on water right with the intent of having the correct water use available to appropriately address and provide for facilities and amenities of this project. Septic approval and permits must also be obtained from the Benton Franken Health District and shall be submitted with building permit applications for special locations, including but not limited to the clubhouse, restaurant, maintenance building, and each stay cottage. Uh there is currently no approval letter from the Benton Franklin Health District regarding septic approvals and perk tests. Um as there are currently no proposed locations for the buildings at this time. Uh, Levy Road will be realigned as part of the golf course proposal. The applicant is working with the Franklin County Public Works to determine road design, vacation of easements, and other associated requirements for future road. A temporary road is being proposed by the applicant to allow for the grade grading of the irrigation lake on the property, which is on a portion of the currently existing Levy Road. To allow grading to happen, the applicant is required to grant an easement for the temporary road, design the temporary road to match county road standards, and must be approved by the Franken County Pub uh the Franken County Public Works Department. A road construction permit must be issued by the department as part of the approval process. The temporary road is required to be accepted into the county road system by the board of county commissioners. Uh here is a picture of where they are um doing the temporary realignment. This

is currently where the existing road is for Levy Road. And they're realigning it through here because they need to um actually this is the existing Levy Road. And this is the future proposed um realignment of the road. They're doing a realignment through a temporary realignment through here because they're um grading for an irrigation lake up here where the current um existing road is. Uh similar to the temporary road, the applicant is required to grant an easement for the final road design. Uh and the final road must match county road standards and must be approved by the Franklin County Public Works Department. A road construction permit must be issued by the department as part of the approval process. A final approval from public works is required to move access to the new road. The final road is required to be accepted into the county road system by the county commissioners. Um [snorts] once the final road is in the county road system, the existing levy road and temporary road easements must be vacated and approved by the board of county commissioners. Traffic on the existing levy road is expected to be interrupted during phases of grading and construction. A traffic control plan is required to be submitted to public works and approved prior to any interruption of traffic. Here is the existing levy road again with the proposed realignment. Here is where the existing road is. Like I mentioned earlier, the irrigation lake will be on the existing Levy Road, which is why a realignment is being proposed. Um uh so the proposed realignment of Levy Road is a 60 ft right of way and um once they get the final road approved, they

will need to vacate the existing Levy Road and vacate the temporary road that they're building. Um, a portion of parcel 10806043 is designated as agricultural land of long-term commercial significance. Um, Alteex land were designated upon the county's adoption of the first GMA compliant comprehensive plan and continue to be designated as such. Um, consistent with the WAC, the following criteria will be used to determine whether an area should be considered for an alternative use and may only be used during a county or areawide process. Number one would be the land is not currently characterized by urban growth. Number two, the current use of land is agriculture or the land is capable of being used for agriculture. And number three, the land has long-term commercial significance for agriculture. Uh the review of this designated natural resource land is going to be considered an aerial wide process review due to the nature of um the proposed golf course invol involving multiple parcels and multiple owners. Criteria number three talks about consideration of whether land has been um has long-term commercial significance. Historically, this parcel was operated as a grave vineyard with an associated winery and maintenance facility. The winery business went bankrupt and these properties were sold to different owners through a bankruptcy se bankruptcy sale. Here is um this is from the comprehensive plan um the earn natural resource designated land and that's the location of the site where the proposed golf course is. As you can see there is red here which indicates that it is a natural res uh resource designated um land.

Uh only small small portions of the northwest and southern section of the Alteex land will be altered for the golf course uses. The vineyard and orchards on the site are being removed across all parcels for grading of the golf course. As part of the future master planned resort, the applicant has plans for a winery on site with an associated event center. The future master planned resort will be an overlay and it is anticipated that associated agricultural practices will continue under the master planned resort. So um here is um the portion that is considered the natural resource designated land. Um I did an overlay of where the greens are. This is hole number 12. This is 16. And here is 17. As you can see, only small portions of it will be graded. The rest of it will be left as is. And um there's nothing that's stopping the um the owners and the applicant from using the rest of the designated natural resource lands for agricultural purposes. The planning commission and the board of county commissioners shall make a determination on whether allowing the grading of portions of the designated altex land for the purpose of um portions of a golf course is considered higher use for the parcel. Um, if you remember, one of the things um that we talked about this year was about the solar poo solar project and there was designated Altex land on the site and we the the planning commission had to make the determination on whether it is of higher use to allow for any um uh any kind of um activity to be done and development be done on Alteex land. This is going to be the same. The planning commission needs to make the

determination whether to allow that to happen on that portion of the parcel. Um [snorts] a ge uh geological hazards assessment was submitted by the applicant as part of the sup sea review. Per the geological hazards assessment report the se the steepest slope on site located um near the eastern portion of the property is approximately 66.6 67% where cliffs drop off at a slope of roughly 1.5 um horizontally and one vertically. Uh no grading is anticipated to be conducted on any of the steep slopes or cliffs. Uh there's no surface indication of unstable soils per the report and uh no facilities are going to be built on the steep slopes. Here is um our internal GIS showing um where the steep slopes are located on the property. It's mostly all on the eastern side of um the golf course. As part of the analysis um we did a critical areas um and ste slope. Um when we did the sea during the comment period of the mass grading, we received a comment from Washington Fish and Wildlife um stating that there are potential wetlands along the western edge of the parcel. Um, we checked the internal GIS maps and identified that there were no indications of wetlands on site, but um, per the critical areas ordinance and the code staff um, with the planning and economic development director did a site visit on October 30th um, to determine if there are any possible wetlands on site. Um based on Google, we uh and when what we looked at, these were originally what we thought that um WDFW were uh concerned

with as potential wetlands. Um when we went on site, we identified that these are actually not wetlands and they're identified as rock formations and uh not wetlands. During the SEIPA comment um uh mass grading they did mention they also mentioned that there are uh potential priority habitats which are shrubstep habitats on the site and are also considered as um virgin hawk home range habitat in Franklin County. Um on the same site visit, we um took pictures to see whether um there were shrubstep on sites on the site. Um on November 10th, the planning and economic development director went on a second visit with the conservation district for um an expert opinion on whether a critical areas report will be required. Both the departments have determined that a critical errors report will be required for parcels 10806075 and 108060 057. These are pictures that we have regarding um the site visit. There are few shrubs on there and um W uh as per what WDFW mentioned and the conservation district did say that um they will require critical areas report specifically only on the two parcels on the south because that's where they were located. Um and as you can also see um the addendum document, we did send a letter to the applicant notifying them that we are requiring a critical areas report. Um based on the priority habitat species mapping, um it indicated that there are

potential frigenous hawk habitats and uh and nesting sites on the property. Um, we impose conditions on the grading permit and the development to avoid disturbance of the fence hawk breeding and habitat sites. Um, on the WDFW um website, these are cond considered endangered species in Washington. On October 8th, 2025, a SEIPA determination of non-significance was issued originally for phase one for grading and demolition. Um the comments were due on October 23rd. Um and then on October 29th, 2025, another SEIPA determination of non-significance was issued for this project, specifically for the golf course and the associated facilities. Um comments were due on November 13, 2025. We received a comment from the Department of Ecology on November 12 mentioning um construction and remodel projects can generate dangerous wastes and the site owner is ultimately responsible for identifying, testing and properly managing all such materials even when contractors are hired. Um there was also a comment regarding um sites disturbing 1 acre or more that discharge storm water. They must obtain ecologies construction storm water general permit. Um, and they must submit additional studies and plans if contamination is present and all applications must be filed at least 60 days before construction begins. Um, from their water resources program, any groundwater proposal withdrawing more than 5,000 gallons per day or irrigating.5 acres requires a department of ecology water right permit. Um the applicant is already working on getting their water

rights um for this project. Uh multiple wells serving a single subdivision or development are counted together which is also part of the condition that the planning department has imposed on the project. Um the Benton Franken Health District um submitted a comment. These parcels appeared to have five existing on-site on-site sewage system throughout the nine parcels involved. If they are not proposed for continued use for the project, um the Venton Franklin Health District would want the septic tanks to be located and properly decommissioned. Um the prop public water source proposed to serve this project will have to be um an approved group A public water system through the department of health once um it reaches the 15th um uh stay and play cottage and they're required to have a municipal group A water system. Um this project appears to have many buildings that would utilize sewage disposals. Uh the Benton Franklin Health District is recommending that that a large on-site sewage system is used for anything. Um uh they recommend that they all go to one LOSs, which is the large on-site sewage system. um as opposed to multiple um OSS or or the um smaller on-site sewage system, it would apply the same as uh for the clubhouse and restaurants. Um any all uh all the food establishments within the projects would need to contact the health district food safety department for their food establishment permit. Uh we received a comment from public works department. A construction permit is required for work within county uh road rightway. An approach permit is

required for access from Franken County roads. Any utility extension crossing Franklin County roads will be addressed at the time of the application. Um, levy road including all existing rightway shall remain as is and not be graded until such time that a new road or construction road is designed to county standards, approved by public works director or county engineer um constructed by the developer and accepted into the county road system by the board of county commissioner. The new road or construction road could be built with crush surfacing top base course rock and bond for the pavement. Um, any proposed change to Levy Road must be designed to match county road standards for temporary and final road. Any proposed change to Levy Road must be approved by the Franken County C um public works department. A road construction permit must be issued by the public works department as part of the approval process for both temporary and um final road. Any proposed change to levy road must be constructed to match county road standards standards for both temporary and final road. Any proposed change to levy road must be accepted into the county road system by the board of county commissioners for both temporary and final road. A final approval from the county uh Franklin County Public Works Department is required to move access to the new road and a traffic control plan shall be submitted and approved prior to any interruption of traffic on Levy Road. Um for the planning and economic development, these are our comments. Um best management practices to minimize this during construction shall be used. Um the applicant shall meet and comply with all necessary air and water quality standards required by the department of ecology. Um to reduce air and quality

impacts during construction. The project shall implement dust control measures um including regular water application on soil hydro seeding and phase grading to minimize disturb areas. Um development shall avoid disturbance of the virginous hawk habitat sites where feasible. The project shall implement a storm water pollution prevention plan in accordance with the state department of ecologies um storm water management guidelines. All potentially hazardous materials during construction must be handled and stored in accordance with the state and federal rules of um materials handling requirements. An inadvertent discovery plan shall be prepared and implemented for the project through all phases. Geotechnical reports shall be submitted with the building permit applications for special locations including but not limited to the clubhouse, restaurant, maintenance building, irrigation pump house, stay and play cottages and parking lots per the geological uh geologic hazards assessment report. Septic approvals and permits must be obtained and shall be submitted with the building permit applications for all these special locations. Um, stay andplay cottages may be served by individually metered wells, um, provided that the total withdrawal across all cottages does not exceed 5,000 gallons per day until the 14th unit is constructed. Upon construction of the 15th unit, a municipal group A water system must provide water to all stay and play cottages. Before construction of any amenities and structures, a building permit shall be submitted. Um all structures shall comply with the standards of the current state and 2021 international building code. Um any deviations from the

submitted site plan or building plans shall be submitted to the department for review. Um regarding public comments, we did we did receive one public comment by email um from Miss Tanya Rogers. Um, Miss Tanya Rogers said that we feel that our property 930 Rogers Road located off of PK Highway in Franklin County will be impacted by the proposed River Ranch Golf Course. Um, the increase in traffic is a concern as the PK Highway is extremely busy due to farm and orchard work. Um, is the traffic issue being addressed considering the parking lot proposal for the project includes 200 to 250 spaces? Um I would like to mention that a traffic impact analysis was submitted by the applicant. There were two that were submitted and also in the packet. The first one was regarding the grading and the second one was a more recent one in October. Um PK highway has a level of service of C. um their expected uh the the expected increase in uh level of service for the traffic, the projected one for the golf course once it's active, it will be on a level of B. So um that means that um currently the PK highway is still capable of handling um the increase in traffic based on the future um increase in uh the number of people going to the proposed golf course. Um there has been a significant increase in the last two to three years in property values and taxes in the surrounding area. How will this development impact the value in the surrounding houses and farm properties? Um for that one um we do know that development does increase tax value for surrounding areas. Um but we we can't give an actual

estimate because that's not our department to be able to estimate um assessments for tax values. Um regarding the recommended findings of fact, uh the proposal is in accordance with the goals and policies objective maps and or narrative text of the comprehensive plan. Um, under the Franklin County Comprehensive Plan, the land use designation is agricultural. The zone is in AP20. A golf course and similar facilities for public, private, or membership membership use are considered unclassified use under the code and require a special use permit. A portion of the overall site is designated Altex land, but only a small portion of the Altex land will be converted into a golf course. This proposal will not adversely impact um public infrastructure. Levy Road will will be realigned as part of the proposed uh golf course. A traffic impact analysis was submitted by the applicant to the county regarding future impacts on um daily vehicle trips. Uh the TIA shows that no increase in level of service for uh for PK road um and the levy road intersections above the required level of C.

Um to prevent adverse impacts on public infrastructures um conditions are being imposed upon the grading and development of the golf course. Uh traffic control plan is required to be submitted and approved prior to any interruption of traffic on Levy Road. The proposal will be constructed, maintained and operated to be in harmony with existing or intended character of the general vicinity. The existing and intended character of the area is agricultural. The golf course will not generate excessive traffic, noise or light and will not interfere with residential or agricultural activities on surrounding properties. The golf course will not have a negative impact on the intended character of the general vicinity and surrounding properties. Um, this golf course is part of a future master plan resort which will involve surrounding properties. The location of height and and height of the proposed structures and site design will not discourage the development of permitted uses on the property in the general vicinity or impair the value thereof. Um, any future structures such as the restaurant, clubhouse, maintenance building and stay and play cottages etc. will be required to follow the APA20 maximum height standards of 35 ft. Um the operation uh in connection with the proposal will not be more objectionable to nearby properties by reasons of noise, fumes, vibrations, dust, traffic or flashing lights than would be the operation of any um permitted uses within the district. Like I mentioned, the level of service will remain within county standards of level C and there will be no issues regarding noise, fumes, vibrations, dust or flashing lights. Um the proposal will not endanger the public health or safety if located and developed where it proposed or in any way will become a

nuisance to use permitted in the district. Uh the golf course will have not have negative impact on public health, safety and general welfare. The golf course is required to comply with health district and public works regarding health and and access or se safety standards for the proposed use. Um here are the recommended conditions. Um comply with the requirements of Bendon Franken Health Districts from A to D. Um comply with the requirements of Franklin County Public Works Department that's A to J. comply with the requirements of county uh Franklin County Planning and Economic Development um A2S. If the future master plan resort is approved, all appropriate conditions listed in this special use permit shall move into the development agreement associated with the master planned resort. Um outdoor lighting and uh of the golf course shall be shielded down. Any discontinuence and abandonment of um the special use permit for a period of one one year shall um make it null and void. Um any proposed development for uses other than the approved use shall deem it null and void. Uh the site shall be maintained at all times to avoid fire hazard and debris and weed acru um accumulation. It shall comply with the Franklin County fire code. It shall comply with the right to farm ordinance in Franklin County. Um, should there be any archae archaeological materials or human remains, they're required to stop work and contact DAP. Um, future expansions and improvements shall be submitted um to the Franklin County Planning Department for review. Nothing in the special use permit shall be construed as excusing the applicant from compliance of other federal, state, and local statutes, ordinances, or regulations. Um,

in accordance with the county's zoning code, this may this may be revoked at any time by the board of county commissioners after a public hearing if they found that the conditions um were not fulfilled. Um this permit applies to the lands described and shall be used uh shall be for the above mentioned individual and his um heirs and or assigns um by accepting this permit. There shall uh the the permit holder a agrees to accept full responsibilities for um all operations including negligence on the property. I would like to reiterate that prior to the motion um a discussion needs to be made to determine whether grading the portions of the designated altex land for the purpose of g the golf course is considered higher use of this parcel. And here is the suggested motion by staff. I move to forward SUP 202501 SEPA 202517 to the board of county commissioners with a positive recommendation based on the six suggested findings of fact and 16 conditions of approval

commissioner have any questions of staff or applicants representative wish to person. Public testimony.

No. Have any final comments? No final comments. Okay. So, make a determination or do we need to pass a motion about the grade? Uh, you need to make a determination. Um, I don't think you need to pass a motion. You just need talk about it and agree. Yes. I'm going to give my little steel. Since the farm ground is worth negative money right now, I think the golf course is a better option. Does anybody disagree? Our discussion. [laughter] Uh, I will entertain a motion to Close the public comment.

Second. Mr. Chairman, I make a motion that we close public comment. Okay. Motion made by Commissioner Vincent and seconded by Commissioner. All in favor say I. I. All oppose. Same sign.

Public testimony portion of the public hearing for UP 2025-1 sea 2025-17 is closed. Is there any discussion from the planning commission members? If not, I will entertain a motion. Mr. Chairman, I move to forward SUP 2025-01/ SEPA 2025-17 to the board of county commissioners with a positive recommendation based on the six suggested findings of fact and 16 conditions of approval.

Second. Then it has been moved by Commissioner Vincent and seconded by Commissioner Dutder that we forward SUP 2025-1 SEPA 2025-17 to the board of county commissioners with a positive recommendation based on the six suggested findings of fact and 16 conditions of approval. Is there any discussion? May we have a roll call vote, please? Mike Corales, yes. Mike Vincent, yes. Remy Daroo, yes. Mark Dutder, yes. Manny Gutierrez, yes. Stacy Knifton, yes.

Chairman, the motion has passed. Thank you. I will entertain a motion to close the public hearing on item one. I will second. I'll move I'll see you change [laughter] Mr. Chairman sorry I'll move to close what was that close [snorts] the public hearing not item hearing okay it has been moved by commissioner Vincent and seconded by commissioner Gutierrez all in favor signify by saying I I all oppose same sign.

Public hearing is closed. Item number two is a public hearing for file SUP 2025-2, Washington Department of Fish and Wildlife Ringold Hatchery. This proposal is for a special use permit to install three new large raceways 20x 120 in the footprint of the existing West Pond. Additionally, the proposal includes replacing the existing 14 vinyl lined raceways 80 by 8 by 80 with 12 concrete lined raceways 10 by 90. The north of the west pond in the same location. I declare public hearing for SUP 2025-2 to be open at 6:46. May we have staff present the staff report, please?

Good evening, commissioners. I will present SUP 2025-02, the WDFW Ringold Hatchery. Um, this is located in 1871 Ringold River Road, Misa, Washington. Um, it is zoned AP20. The current comp plan use is agricultural. The total property size is 211.64 acres. Um this proposal is for a special use permit to install three new largeways in the footprint of the existing west pond. Um it is also for um the replacement of the existing 14 vinyl lined raceways. Um they're replacing it with 12 concrete lined raceways on the north of the west pond. Um here is the vicinity map of the location. Um the WDFW scheduled a preapp meeting with us to determine necessary permits needed for their project. Uh during the meeting and review of the site, staff noted that the facility is considered a non-conforming use in the AP20 zone. Um a special use permit was required by staff to allow for the facility to continue its use um its operation due to the nature of the proposal. Um, on October 22nd, staff conducted a site visit to verify location of the existing ponds. Staff have determined that the project will be in the same location of the existing footprint and will not have impacts on wetlands or any other critical areas on the property. Um, historically, the Ringold Ringold Springs hatchery was origin originally built as part of the National Marine Facilities Service funded um, Columbia River Fisheries Development Program. It was originally known as the Ringold

Springs Rearing Pond and it was constru constructed as part of experimental facilities back in 1963 under the program um uh under FCC 17.70. Um this addresses non-conforming uses for legally establish established structures for the district which they are situated. Um it states that generally any legal non-conforming use may continue if it remains otherwise lawful. It also lists certain criteria which will allow the continuence of non-conforming use. Number one, a non-conforming use may not be altered or extended during its life. um which this this will alter the um the facility by um changing from 14 vinyl lined raceways to 12 concrete raceways. No non-conforming use shall be extended to displace a conforming use. Once a non-conforming use has changed a conforming use, it shall not revert back to a non-conforming use. The extension of a lawful use of any portion of a non-conforming building shall not be deemed the extension of such non-conforming use. Um 1770.050 talks about the maintenance, damage, repairs and restoration of non-conforming uses and structures. Um A states that ordinary maintenance and incidental alterations shall not exceed 20% of the value of the building at the time of repair and alteration. Uh the proposal of WDFW involves removal and replacement of multiple raceway ponds which will exceed the 20% value for alteration. um that which is why staff determined that the alteration would require the project to be conforming and a special use permit is required for

them to conform to allow them to be on the property. Um historically this is the 1985 imagery. Um as you can see very blurry that that this is actually the um one of the ponds that they have and this is where the west pond is one of the proposals that they have in a 2023 imagery which is clearer. This area here is where their um 12 vinyl um 12 concrete raceway ponds will be. Um, and this is one of the ponds that they're going to have um the bigger uh raceway ponds in. Um, there are currently 14 existing vinyl lined raceway ponds on the north site. Um, WDFW will be removing all 14 of these vinyl lined raceways and we'll be replacing them with 12 new concrete lined raceways in the same location. Uh here is an existing um site plan for the vinyl line um raceway ponds and this is the proposal. We made sure to check that they are indeed using the same footprint of um where their raceway ponds originally were. Um the west pond on the south side currently does not have any existing raceway ponds. WDFW is proposing three new large raceways in the footprint of the existing west pond. There are potential plans for more raceway ponds in the east and west ponds in the future. Uh these are the existing east and west ponds. Um, currently they're they don't have any raceway ponds in them, but they are proposing uh this raceway pond in there, and they do have plans for future raceway ponds up here

and here. Um, we'd check for critical areas on the property. It has been determined that there are wetlands on site and there's the wringled erosive soils, but because um the designated uh because the site has been in existence since 1960s and the location of the 12 new concrete raceways will remain in the same foot footprint of um the existing raceway ponds. We've determined that no critical areas report will be required for the project. On September 16, 2025, a SEIPA DNS was issued for this project by the lead agency. Um Washington Fish and Wildlife took lead agency to do their SEIPA review. So um the Franken County Planning Department did not do the um SEPA review for this. Um they did uh issue a DNS per for the proposal. Um for agency comments, Skiibbid gave a comment regarding um the PE16.4 wasteway and they asked that the contractor complies with SWPP and limit any potential runoff that could impact the wasteway or the Columbia River. Pub P public works made a comment that a construction permit is required for work within county road right ofway. Um an approach permit is required for access to Franklin County roads per the county road approach policy. Any utility extension crossing Franklin County roads will be addressed at the time of the application. Uh Franken County Planning and Economic Development gave comments about um best management practices to minimize dust during construction. Uh before construction of any amenities and structures, a building permit is

required. Um if filling or grading of more than 50 cubic yards is conducted on the property as part of the project, a grading permit will be required. Um all structures shall comply with the standards of the current state and 2021 international building code. Any deviations from the submitted site plan or building plans shall be submitted to the department for review. We did not receive any public comments regarding this proposal. Uh the proposal is in accordance with the goals, policies, objectives, maps, and or narratives of the comprehensive plan. The comprehensive plan land use is agricultural. The zoning is AP20. Um the Franken County Code title 17 does not have hatcheries as an approved accessory or conditional use. This project shall be permitted under a special use permit under an unclassified analogous use to FCC 1710 040g which would be public and quasi public buildings. Um the proposal will not adversely affect public infrastructure. The construction of the new raceways will not increase traffic on Ringold River Road. The proposal will be constructed, maintained and operated to be in harmony with existing or intended character of the general vicinity. The existing and intended character of the area is agricultural. The hatchery has been ex in existence since 1963 and has existence existed as a non-conforming use. This will allow the hatchery to move into conformity under a special use permit. The location and height of the proposed structures and site design will not discourage the development of the permitted uses of the property in the general vicinity or impair the value thereof. Um the maximum height for primary and accessory

buildings in AB20 is 35 ft. The raceway ponds will be under the maximum height limit. Um the operation in connection with the proposal will not be more objectionable to nearby properties by reasons of noise, fumes, vibration, dust, traffic or flashing lights then would be um the operation of any permitted uses within the district. There will be no issues regarding noise, fumes, vibrations, dust, traffic or flashing lights. Uh this is sorry the proposal will not uh this is wrong. Uh the proposal will not endanger public health or safety if located and develop where proposed or in any way become nuisance to the uses. The hatchery will not have a negative impact on public health safety and general welfare. Um as a uh recommended conditions they need to comply with the requirements of Skiibbid. They need to comply with requirements of the Franklin County Public Works Department. comply with the requirements of planning and economic development and um the rest of the conditions are the same conditions that we use for all conditional use permits. Um I move the recommended uh motion is I move to forward SUP 2025-02 to the board of county commissioners with a positive recommendation based on the six suggested findings of fact and 15 conditions of approval. Thank you.

Does any commissioner have any questions of staff? Hi, dear. What's a raceway pond?

Uh, a raceway pond? [laughter] Yes. Uh, so the raceway pond and what they're doing is um they're actually getting um they're they're meant to hold fishes for um when they're trying to breed them. So, when they're trying to get um new fish and trying to put them into little uh they're long ponds um like mentioned here, I think it's 10 by um 90 and they put the fish to start um acclimating them to waters in Colombia River cuz they're not used to um the water here. So they put them there first to start acclimating them and then they move them to another one to um adjust the temperatures so they can release them into the Columbia River.

So like a large hatchery kind it's a changing the vinyl to concrete is just a matter of longevity of the ponds then. Yes. Um they they mentioned during our site visit that there were issues with having vinyl ponds because of um uh the vinyl ponds can tear because of a random nail and then it drains the water and so the fish need to be moved to a different area within um or they have to share ponds basically with the other um fish. Um and there was also issue with bacteria growth on vinyl. So, they're using concrete um to make it um for longevity.

Okay. Thanks. I thought it was like a raceway where there something's going on out there. [laughter] Illegal fish races. Okay. There is no applicant here, so we'll skip that. No public testimony. Is there any email testimony? Uh no, Mr. Chairman, there is not. Does staff have any final comments? No final comments. I will entertain a motion to close the public comment. Move to close public comment on second.

It has been moved by Commissioner Daroo and seconded by Commissioner Darder to close public testimony. All in favor signify by saying I. I. All oppose. Same sign.

Motion passes. Uh the public testimony portion for public hearing SUP 2025-2 is closed. Is there any discussion from the planning commission members? I will entertain a motion. I am move to I move to forward SP 2025-02 to the board of county commissioners with positive recommendation based on the six suggested findings of fact and 15 conditions.

I will second. It has been moved by Commissioner Knifton and seconded by Commissioner Gutierrez to forward SUP 2025-02 to the board of commissioners with a positive recommendation based on the six suggested findings of fact and 15 conditions of approval. May we have a roll call vote?

Mike Corales. Yes. Mike Vincent, yes. Remy Daroo, yes. Mark Dutder, yes. Manny Gutierrez, yes. Stacy Knifton, yes. Chairman, the motion has passed. Thank you. I will entertain a motion to close public hearing on item two. So moved. Second. Chairman, I move that we close the public hearing on item two. Okay, we got two. So, let's [laughter] It has been moved by Commissioner Knifton.

I said and seconded by Commissioner uh Dutder. All in favor signify by saying I. I. All oppose. Same sign. Motion passes. Public hearing is closed. What do we We're switching. Okay. She's starting to talk. [laughter]

Item number three is public hearing for file ZC 2025-2 SEPA 2025-20 rotting house zone change. The proposal is to reszone 35.4 4 acres from AP20 to I2. I declare the public hearing for CZ 2025-2 SEPA 2025-20 to be open at 7:02. May we have staff present the staff report please?

Good evening. Uh so the address of the site in question um there is currently no situs address of this parcel. Uh it is parcel uh 12467080. Current zone is uh zoning is uh AP20 agricultural production 20 acres. Um and its comp plan comprehensive plan designation is um rural industrial lamard type 3. Uh current property size is approximately 35.40 acres. Uh the location of the uh proposed project is in portions of uh section 30 township 10 north range 30 east Frank County. Uh property is generally located uh east of North Railroad Avenue, east of Glade North Road, south of South Landing Road, west of 395 and north of the Pasco UG. The uh proposal is to reszone the uh 35.4 acre parcel from AP20 to I2. Uh the proposed zone change is consistent with the Franklin County comprehensive plan designation as a type three lamard of rural industrial overlay. Uh this is a uh just to get a better idea. This is the current uh vicinity. The property owners see more potential in this parcel for industrial use rather than keeping it in its current agricultural designation. They have expressed a desire to reszone it to industrial I2 like other nearby parcels. This will put the parcel zone in line with its current comprehensive plan designation of industrial. The applicant on behalf of the property owners scheduled a pre-application meeting with staff to determine the feasibility of their proposal through a zone change and future subdivision for industrial purposes. The uh reszone request is consistent with the Franklin County comprehensive plan. Reszoning this parcel to I2 is also consistent with surrounding areas.

Uh properties to the west of this uh property are zoned I2 already. Um so uh as you can see this is the current zone. Um, kind of hard to tell with the colors, but um, it's currently zoned AP20 and um, the kind of more gray parcels to its west are I2 industrial. And this is its uh, uh, current position in the natural resource lands map as it is not designated a uh, natural resource land of long-term significance. And this is its location. um currently already in the uh North Pasco Industrial Area Lamard. Okay, you can't see my cursor, but there it is. On October 29th, uh 2025, a SEA determination of non-significance was issued for this project by the lead agency. Comments were due on November 13th. Uh the Washington State Department of Ecology filed uh the com combined notice of DNS under SEIPA uh 2025 044542 on the SEAR register. The SEIPA is a non-p project zone change action for the application. The uh planning economic development department received no significant comments from agencies regarding the zone change application. Planning economic development department uh received no comments from surrounding property owners or residents within the county. Uh finding effect recommended finding fact one. Uh this proposal is in accordance with the goals and policies of the comp plan. Uh Franklin County uh comprehensive plan use designation as rural industrial lammer type 3 under north pasco industrial area. Reszoning the parcel from AB20 to I2 is consistent

with the underlying comprehensive plan designation. Uh number two, the effect of the proposal on the intermediate vicinity uh will not be materially detrimental. The surrounding properties are also within the North Pasco industrial area Lambert where industrial uses exist. Uh there is a merit in value in uh this proposal for the community as a whole. Uh the applicant has expressed future plans for subdivision uh of this lot for industrial purposes. Uh number four, conditions are not required uh to be imposed in order to mitigate any significant adverse impacts from the proposal. And five uh conccomant agreement is not being entered into between the county and the petitioner and if so terms uh and conditions of such an agreement. Um suggested motion is I move to forward uh ZC2025-02 SEPA 2025-20 to the board of county commissioners with a positive recommendation based on the five suggested findings of fact. Thank you. Questions from us. And I do have one.

From there all the way into town. Uh let me pull up the map. Um so that's uh Yeah. Where's that parcel? So the parcel itself is up there. It's like up thereish. Oh, it is. So, it's in that. It's in that already. Yeah. But not everything is zone. Yeah. This is the uh the comprehensive plan. So, this is kind of like the the vision for the future. But, um that's kind of a corridor along the highway, right? Yes, sir. [snorts] Questions?

Oh, man. It's terrible. Yeah. So, the corridor then is from [clears throat] uh Glade to Railroad. Is it? It's to the other side of 390. It's to the east of 395. 395. This is east of 395. Yes. Oh, wow. Okay. It's right across from the Shell station. Okay. This is west of 395. West of 395. This is west of This is all west of 39. Then I don't have my bar cuz we're looking at this is west. This is west of 395. So it's in there. Then I don't know where it is. Yeah, I believe the parcel is [snorts]

so south of South Landing and and north of uh Foster Welsh Road. So if you go back to the other map for a moment, Mike, the purple area is a that I'm sure that that's the uh that's the merkantile merkantile. Oh yeah, we were way farther out. Yeah, the purple is designated um as one of the um egg service centers. I thought we were out by bookers. Oh yeah. No. Yeah. Got it. Um so any more commissioner questions?

There is no applicant, no in person. Is there any email? No email comments, chairman. Okay. Does staff have any final comments? Uh, no, chairman. Thank you. I will entertain a motion to close public comment. So moved. There second. Second. It has been moved by Commissioner Knifton and seconded by Commissioner Gutierrez uh to close public comment. All in favor signify by saying I. I. I.

All oppose. Same sign. Motion passes. Uh the public testimony portion of public hearing for ZC 2025-2 SEPA 2025-20 is closed. Is there any discussion from planning commission members? If not, I will entertain a motion. Mike Corales. Oh, sorry. [laughter]

I move to forward ZC2025-02 slip 2025-20 to the board of county commissioners with a positive recommendation based on the five suggested findings of fact. I will second. It has been moved by Commission Derutder and seconded by Commissioner Gutierrez that we forward ZC 2025-2 SEPA 2025-20 to the board of county commissioners with positive recommendation based on the five suggested findings of facts. Go Rebecca [laughter] Mike Corales. Yes. Mike Vincent. Yes.

Remy Daru. Yes. Mark Dutder. Yes. Manny Gutierrez. Yes. Stacy Knifton. Yes. Chairman, the motion has passed. Thank you. Uh, okay. I will entertain a motion to close the public hearing on item number three. Move to close the public hearing on item number three. Second. you. It has been moved by Commissioner Daroo and seconded by Commissioner Vincent to close public hearing. All in favor signify by saying I. I. I.

All oppose. Same sign. Motion passes. Okay. When is the January 2nd January meeting? uh the January meeting um if you actually we actually have the um 2026 planning commission meeting schedule u for discussion for other businesses. Uh the January meeting will be on let me see on January 6th.

6th. Okay. Oh, there we go. Good. Okay. Thank you. Um that's it. Nothing else we want to talk about uh for other businesses. Um I do want to have the discussion for that one real quick. Um the April um meeting. I put that as April 7th, but I believe that might be spring break from the 6th to the 10th. So, um I want the commissioners to um discuss on whether we want that on the 7th or we want that moved on the 14th. Spring break doesn't affect me either.

Anybody? That's just when you're homework and you're I'm gone on spring break. At a boy, [laughter] I think you can leave it. Okay. Yep. Um and the other one that we want we might want to discuss um the November meeting is scheduled for nove November 3rd. Um that's election day. Last uh this month it's been moved to today the 18th because um the 4th was election day and there were concerns of being loud out of outside of the um the commissioner's meeting room. But we could close the door and just leave a sign for that and still have the meeting on the 3. What do you guys think?

No foul. I Yeah, I think we leave it alone. Okay. Leave them all alone. Yeah, those were my only um discussion for that one. Okay, thank you very much. Uh meeting adjourned.