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HomeMy WebLinkAbout02-16-2012 Planning Commission Minutes REGULAR MEETING February 16, 2012 PLANNING COMMISSION MEETING CALL TO ORDER: The meeting was called to order at 7:00pm by Chairman Cruz. POSITION MEMBERS PRESENT MEMBERS ABSENT No. 1 Michael Levin No. 2 James Hay No. 3 Andy Anderson No. 4 Alecia Greenaway No. 5 Joe Cruz No. 6 Vacant No. 7 Zahra Khan No. 8 Jana Kempf No. 9 Vacant APPEARANCE OF FAIRNESS: Chairman Cruz read a statement about the appearance of fairness for hearings on land use matters. Chairman Cruz asked if any Commission member had anything to declare. There were no declarations. Chairman Cruz then asked the audience if there were any objections based on a conflict of interest or appearance of fairness questions regarding the items to be discussed this evening. There were no objections. ADMINISTERING THE OATH: Chairman Cruz explained that state law requires testimony in quasi-judicial hearings such as held by the Planning Commission be given under oath or affirmation. Chairman Cruz swore in all those desiring to speak. APPROVAL OF MINUTES: Commissioner Greenaway moved, seconded by Commissioner Hay, that the minutes dated January 25, 2012 be approved as mailed. The Motion passed unanimously. PUBLIC HEARINGS: A. Preliminary Plat Navigator Villas, 47-Lots )Multi-family) )Stealth Development) (MF# PP2012-001) Chairman Cruz read the master file number and asked for comments from staff. David McDonald, City Planner, discussed the preliminary plat proposed for multi-family housing located at the SW corner of future Powerline Road and Road 68. The property is permitted to be developed for multi-family housing since it is zoned as R-4 (High Density Residential). Surrounding zoning and land uses were explained and the overall plan to divide the site into 46 four-plex lots and 2 duplex lots was reviewed. The property will have access from Road 68. -1- State law requires the City to make a determination on preliminary plats as to whether or not provisions have been made for school facilities and playgrounds. RCW 5817.110 prohibits a City from approving any preliminary plat where provisions have been made for schools. The School District has indicated that if the developer would mitigate that impact through the payment of fees or other kinds of payments that would satisfy the requirements of RCW 5817.110. The balance of the written report was reviewed for the benefit of the Planning Commission. It was pointed out that the developer would need to enter into an agreement with the Pasco School District for mitigation of school impacts. The agreement needs to be recorded prior to approval of the final plat. Commissioner Hay asked staff what the sidewalk configuration would be on Powerline Road. Mr. McDonald answered that on Powerline Road the sidewalks are silent. Sandifur Parkway has curvilinear sidewalks on both sides, as it is a major arterial street. Powerline Road is envisioned to be developed with a boulevard features and could include curvilinear sidewalks to match the sidewalks on Sandifur Parkway. Commissioner Hay responded that it would be appropriate to have curvilinear sidewalks since it will be an arterial road. Commissioner Khan questioned how the increased traffic on Road 68 would be alleviated. Mr. McDonald answered that the developer will be required to finish the west half of Road 68 up to Powerline Road. In addition the developer will be required to pay the traffic mitigation fee, which in this case is $435 per unit. That money will go into a fund for the City to add traffic signals and make other traffic improvements to accommodate the increases in traffic. Steve White, 3710 East Man O' War Lane, Nampa, ID, the applicant, gave a presentation to the Planning Commission illustrating work that his company has done in the past and what the plans are for Navigator Villas. Mr. White explained that Stealth Development goes into a project with one property manager, meaning there could be multiple owners but only one management company, creating more continuity for all of the tenants. The Homeowner's Association will maintain all of the garages, carports, and pay all of the sewer/water fees. Mr. White also reviewed his proposed phasing. Chairman Cruz asked Mr. McDonald where staff stood in regards to the phasing of the project as requested by the developer. Mr. McDonald answered that the conditions could be amended to specify the phasing. Robert Schutz, 2308 Road 44, was concerned about public safety and cleanliness in the area. He gets a lot of trash in his fence line on Powerline Road. Mr. Schutz supports the development. Chairman Cruz asked Mr. Schutz if Big R Stores was interested in his property a few years back. Mr. Schutz replied that they were and that he currently has people interested in the property but the hold-up is sewer and water. Chairman Cruz asked if the developer would mind if staff had a condition in regards to reducing the hump in the road to prevent traffic problems. Mr. White answered that his Civil Engineer, Gary Hall, already has plans for balancing the site, where the hump is and the road will be widened per City requirements with sidewalk, curb and gutter to match up with the existing apartments. In regards to the litter, there will be a full-time -2- superintendent on site to police the litter. Sewer and water will be brought all the way through the frontage of the property and to the intersection of Road 68 and Powerline Road. Commissioner Hay moved, seconded by Commissioner Kempf to close the hearing on the proposed subdivision and initiate deliberations and schedule adoption of Findings of Fact, Conclusions and a Recommendation to the City Council for the March 15, 2012 meeting. The motion passed unanimously. B. Zoning Rezone from R-1 (Low Density Residential) to R- 3 (Medium Density Residential) (Pasco Family Housing) Chairman Cruz read the master file number and asked for comments from staff. David McDonald, City Planner, discussed the proposed rezone of the site located west of Charles Avenue between Adelia Street and Alvina Street from an R-1 (Low Density Residential) and C-1 (Retail Business) to an R-3 (Medium Density Residential). The property was platted in 1911 and has remained undeveloped since that time. The properties directly to the west of the site are vacant and zoned C-3 (General Commercial) and the properties to the north, south and east are zoned R-1 (Low Density Residential). The site is comprised of two separate parcels totaling 3.58 acres. The two parcels are divided by the unimproved right-of-way of East George Street. One major concern neighbors have when properties are up for potential rezone from low density residential to high density residential is the possible impact the high density zoning may have on the values of properties in the adjacent lower density zoning district. A recent search of the Franklin County Assessor Records in February of 2012 indicates that in many cases this may be more of a perception than a fact. For example, the single-family homes that share a common lot line with the Stonegate Apartments have generally increased in value in the last four years. Other examples were given to illustrate the point. Another concern neighbors have is the increased traffic through the neighborhood. This particular property could be developed with 15 to 20 single-family homes which would generate 150 to 200 vehicle trips per day. The proposal is to develop with 51 apartment units which would generate 336 daily vehicle trips. Following review of the written report it was recommend the hearing be continued to allow Staff time to meet with the applicant to discuss traffic and access issues related to development of the site. Chairman Cruz asked staff if this item has been brought to the Planning Commission before. Mr. McDonald stated the Planning Commission had previously discussed a Comprehensive Plan Amendment designating the site mixed residential. Keith James, 2304 South Meadowview Road, Green Acres, WA represented Pasco Family Housing. Pasco Family Housing is an entity owned by Catholic Housing Services of Eastern Washington. They have developed two other farm-worker housing projects. This site is for a third proposed project. Their most recent, the Bishop Topel Haven Apartments, included 43 units. Those units were full within 60 days with a waitlist of 260 families, which indicates a need in the community for this type of housing. Project information is still limited since the site is still under contract for purchase, which means if the rezone goes through and Pasco Family Housing does not close on the property therefore the project could become someone else's project. The units proposed are townhome style with 2, 3 and 4 bedroom units. Chairman Cruz asked Mr. James to go over their management policies. -3- Mr. James responded that Pasco Family Housing hires a third-party management company, Coast Property Management. They have managed thousands of units and have a regional manager in the area in addition to an onsite manager which would be the same in the proposed project. Chairman Cruz asked Mr. James if there have been any code enforcement issues or additional police presence at Bishop Topel Haven compared to the surrounding neighborhood. Mr. James answered that he wasn't aware of any issues. Gracie Chacon, 323 North Charles Avenue, is the Captain of Charles Avenue Block Watch Program. They are concerned about the safety of the neighborhood. They feel there should be more single family homes rather than more apartments and that single family homes would be better for the community and more stable. Safety is a concern due to a possible increase in robberies, theft and gang activity. Danny Jimenez, 323 North Charles Avenue, he is worried about increased traffic that would come with multi-family housing as well as an increase in crime. Anita Soto, 209 North Franklin, owns property in the area and is worried about the traffic. She has trucks and has had broken windows and stolen batteries out of the trucks. She is worried that another apartment complex would bring more crime and trouble for them. Chairman Cruz discussed items to look at for the next meeting which were crime and traffic solutions. Commissioner Khan moved, seconded by Commissioner Greenaway to continue the hearing to the March 15, 2012 Planning Commission meeting. The motion passed unanimously. C. Zoning Rezone from R-T (Residential Transition) to R-3 (Medium Density Residential) David Richards) Chairman Cruz read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director, discussed the proposed rezone from RT (Residential Transition) to R-3 (Medium Density Residential). The parcel was platted in the mid-1960's and annexed into the City in 1982. Located on the east side of Road 90, south of Wilshire Drive, the area is developed to the north and east with single family homes and zoning. To the south and to the west are vacant properties. The RT zone is essentially "holding" zone until utilities and road infrastructure is provided and a decision is rendered on the best zoning for the area. The applicant is requesting a zone change to R-3 which allows for up to one dwelling per 3,000 square feet for multiple family dwellings and single family housing for a minimum lot size of 5,000 square feet. Staff has provided an initial review for criteria for considering a rezone application which are explained in PMC 25.88.030. The request meets many of the parameters for a recommendation for approval but without an indication of a development plan or a concept plan, it's currently difficult to gage the impact on adjacent properties. Dave Larson, 1721 West 39th Avenue, Kennewick, WA discussed the proposed plan on behalf of David Richards, the applicant. He explained that the intent of the project is to get the property rezoned so that there would be flexibility in their plans. Mediterranean Villas, a property to the west, is the general idea for this project. There has been discussion with their investors to make the properties for people age 55 and older and a gated community. The intent is not to build an -4- apartment complex. The maximum height would not exceed 35 feet and would not be anything over what the existing surroundings have. Tom Russell, 8814 Wilshire Drive, had two concerns. The first was the impact on the schools in the area. The second was the lack of parks in the area since the only park that is close is at the school. Chairman Cruz asked staff if the development was set as a 55 and older housing community if they would still have to pay the school impact fees. Mr. White answered that many impact fee ordinances exclude senior housing from payment of impact fees however the impact fee ordinance is not yet in place so the answer is unclear at the present time. Duncan Nisbett, 9013 Cheshire Court, was concerned about the impact on the schools as well as traffic. The intersection on Sandifur and Road 90 is becoming dangerous. If the proposed rezone occurs and developers move forward, Mr. Nisbett feels something needs to be imposed to make the intersection safe, such as a concrete divider or a stoplight. Mike Maier, 6105 Dorchester Court, posed a question to staff if there would be anything prohibiting the applicant from getting a rezone to R-3 and then selling the property to someone else and that new developer building 35 foot tall buildings that would back the fence to the people who live on Wilshire. Mr. White answered that through the public hearing process if continued to the next meeting would allow time for staff to add conditions because as it stands, there is nothing to prevent that situation from happening. Mr. Maier said that his property backs up to Mediterranean Villas and he feels that they are nice kept up properties and if he knew for sure that something like Mediterranean Villas would be placed on the proposed property, he would not take issue with the rezone. Mr. Maier then asked staff about setbacks on the side which is 5 feet, could they build a 35 foot building 5 feet off of the road. Mr. White answered that at this point it is unknown but will be looked at if the hearing is continued. Tim Armstrong, 6007 Road 90, wanted to reiterate that the owners of the single-family dwelling units adjacent to the proposed property are concerned with potential crime, traffic and home values. Without a definite proposal with clear plans it is hard to decide if it would be a good idea to rezone. Dina Sullivan, 6211 Westmorland, was concerned about traffic. Currently the neighborhood is already dangerous for walking because of the lack of sidewalks. Ms. Sullivan asked if the developer would only be required to put in sidewalks to the end of their development. Chairman Cruz answered that typically the developer only has to put in sidewalk to the end of their property. Richard Leigh, 9007 Wellington Drive, wanted to address issues brought up by staff in regards to multi-family dwellings and single family home property values. The examples that staff listed in regards to multi-family dwellings next to single family dwellings were all existing multi-family dwellings and single-family homes were later built. With the proposed rezone and project, it is single-family dwellings that exist with the multi-family dwellings proposed to be built. In this case, Mr. Leigh feels that it would negatively affect the property values of the single-family dwellings. -5- Victor Owens, 8910 Wilshire, asked if changing to the zoning to R-2 instead of R-3 and if that would allow the developer to still have multi-family dwellings and allow them to do what they have planned. Mr. White answered that changing to zoning to R-2 would still allow for multi-family dwellings but the density would not be as great and the maximum height for a building would be 25 feet instead 35 feet. Without more detailed plans from the developer at this time it is hard to tell if R-2 zoning would still allow the developer to do what they have planned. Commissioner Greenaway moved, seconded by Commissioner Hay to continue the open record hearing to the March 15, 2012 Planning Commission meeting. The motion passed unanimously. D. Special Permit Location of a Contractor's Facility in a C-3 (General Business Zone) Chairman Cruz read the master file number and asked for comments from staff. Shane O'Neill, Planner I, discussed the proposed special permit for the location of a contractor's facility in a C-3 (General Business) zone. Mr. O'Neill reviewed the written report and discussed access zoning and surrounding land uses. The site was the location of a trucking company when the developers of the Tierra Vida subdivision applied for residential zone in 2003. Mr. O'Neill also reviewed the recommended approval conditions for the Special Permit. Steve Culbert, 4908 Sonora Drive, agreed with the recommendations made by staff. He asked why a 15 foot landscaping buffer was being recommended when municipal code typically only requires 10 feet. Mr. McDonald answered that the municipal code only requires a 10-foot buffer, however with the special permit process the buffer could be increase and with residential lots immediately north of the fence, the additional feet would keep the equipment farther away from residential lots. Chairman Cruz added that due to the proximity to the residential units to the north, the additional distance would help. Mr. Cruz asked the applicant if that additional footage would cause a problem. Mr. Culbert responded that the additional footage for the buffer did not bother him, he just wanted clarification. Mr. Culbert would rather not have to move the fence back. It is something he wouldn't mind looking at in the future but currently he would like to hold off. Mr. McDonald stated the recommendation was to move the fence to make the landscaping visible. Chairman Cruz asked Mr. Culbert if he was alright with the proposed conditions in the staff report. Mr. Culbert answered that he was fine with the proposed conditions with time. He would like to be able to do the work in stages rather than all at once, such as the buffer, then the waterline, then the landscaping and then the fence. This way all of the conditions could be met and it would help in terms of financing the project. Commissioner Greenaway asked if the fence could be done at a later date to assist the applicant. -6- Mr. McDonald answered that it is something that could be looked at. Commissioner Khan moved, seconded by Commissioner Greenaway to close the hearing on the proposed contractor's facility and initiate deliberations and schedule adoption of Findings of Fact, Conclusions and a Recommendation to the City Council for the March 15, 2012 meeting. With little further discussion or business, the Planning Commission was adjourned at 8:45 p.m. Respectfully submitted, David McDonald, City Planner -7-