HomeMy WebLinkAbout10-16-2008 Planning Commission Meeting Minutes REGULAR MEETING OCTOBER 16, 2008
PLANNING COMMISSION MEETING
CALL TO ORDER:
The meeting was called to order at 7:00 p.m. by Chairman Todd Samuel.
POSITION MEMBERS PRESENT MEMBERS ABSENT
No. 1 Todd Samuel, Chairman
No. 2 James Hay
No. 3 Andy Anderson
No. 4 David Little
No. 5 Joe Cruz
No. 6 Ray Rose
No. 7 Tony Schouviller
No. 8 Jana Kempf
No. 9 Vacant
APPEARANCE OF FAIRNESS:
Chairman Samuel read a statement about the appearance of fairness for
hearings on land use matters. Chairman Samuel asked if any Commission
member had anything to declare. No declarations were made.
Chairman Samuel 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.
Chairman Samuel asked the audience if there was an objection to either
commissioner hearing the matter. There were no objections from the audience.
ADMINISTERING THE OATH:
Chairman Samuel explained that state law requires testimony in quasi-judicial
hearings such as held by the Planning Commission be given under oath or
affirmation. Chairman Samuel swore in all those desiring to speak.
APPROVAL OF MINUTES:
Commissioner Little moved, seconded by Commissioner Rose, that the minutes
dated September 18, 2008 be approved as mailed. The Motion carried
unanimously.
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OLD BUSINESS:
A. Rezone C-3 (General Business) to R-3 (Medium Density
Residential) (Beacon Development) (800 Block
of N. Wehe Ave.) (MF# Z 08-004)
Chairman Samuel read the master file number and asked for comments from
staff.
Staff explained that this item was presented at a public hearing on September
18, 2008. During the hearing discussion centered on changes in the
neighborhood and the need for site improvements related to water and sewer
facilities and other infrastructure needs. It was also pointed out that because of
the nature of the proposed property owner (Catholic Housing Services) it would
be important to ensure that the property always contributed to community
services through payment of property taxes or payments in lieu of property
taxes. The property owners would need to sign a concomitant agreement if a
favorable recommendation was made to the City Council.
Commissioner Anderson moved, seconded by Commissioner Hay, the Planning
Commission adopt the Findings of Fact as contained in the October 16, 2008
staff report.
Commissioner Anderson further moved, seconded by Commissioner Hay, based
on the finding of fact as adopted, the Planning Commission recommend the City
Council rezone the site from C-3 (General Business) to R-3 (Medium Density
Residential) with a condition ensuring all development on the property pays
property taxes. The motion passed unanimously.
Staff noted that this item would go to the City Council at their first regular
meeting in November. Staff briefly explained the appeal process.
PUBLIC HEARINGS:
A. Special Permit Water Treatment Plant in an R-S-12 District
(City of Pasco) (MF# SP 08-009)
Chairman Samuel read the master file number and asked staff for comments.
Staff stated that a notice of the hearing was published in the newspaper and
mailed to surrounding property owners within 300 ft of the site. In response to
the notice staff received several phone calls, from adjoining property owners and
two letters. The first letter was from the Washington State Department of
Transportation. Their comments referenced access to the highway, storm water
runoff and site lighting. Staff then read an email from Reed and Judy Simpson
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who expressed concern about lighting, noise, access off Road 111, and storm
water runoff.
Staff explained the special permit review process for the audience and reviewed
the population growth that has recently occurred. It was pointed out that Pasco
has increased in size by 22,000 new residents since 2000. The Office of
Financial Management projections suggest an additional 30,000 people will
reside in Pasco by the year 2027.
Staff also explained the City's obligation under the Growth Management Act
(GMA) to plan for water and sewer utility services within the Urban Growth
Boundary (UGB).
Bob Alberts, Public Works Director, City of Pasco explained that the City
currently obtains all domestic water from one source, the Butterfield Water
Filtration plant located on 12th and Washington. For a number of years the City
has searched for a location for a secondary source. The city recently purchased
the property in question for a future water treatment plant.
The proposed plant would provide a secondary source for the City which would
allow for the emergency backup for the Butterfield Plant, as well as provide for
the projected increase in population.
Tony Crutch, Consultant, CH2MHill, 295 Bradley Blvd, Suite 300, Richland, WA
stated that the raw water intake pump station for the proposed plant was
located under the I-182 bridge
Mr. Crutch displayed the site plan and explained where the various components
of the water plant would be located. The treatment processing will be located
inside the building which will consist of a pressure membrane treatment
process, which was compared to a conventional direct filtration process at the
Butterfield.
Mr. Crutch explained that other site improvements will consist of underground
utilities along the north side of Court Street as well as sidewalk, curb, and
gutter.
The building will consist of a metal prefabricated structure with few windows. A
training room will be located in the building.
Commissioner Schouviller asked what the width was for the lawn area on the
Court Street side of the property.
Mr. Crutch stated it will cover close to half of the property.
Commissioner Schouviller asked about the traffic to and from the site.
Mr. Crutch estimated traffic flow generated for the facility to be about 3-4
vehicles per day.
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Commissioner Schouviller asked if there would be employees at the site after
hours.
Mr. Crutch stated the facility would be remotely monitored and operated from
the Butterfield Plant.
Commissioner Little asked what the emergency procedure was in the event of a
tank malfunctioning or a pipe leak, etc.
Mr. Crutch stated that in the 50+ years the Butterfield plant has operated, there
has been no spillage. The floor plans of the proposed building are designed to
contain spills.
Commissioner Anderson asked if there would be a health risk in the event of a
ruptured tank.
Mr. Crutch stated there was nothing toxic or hazardous in the chemicals used.
The chemicals used are added to the water for treatment. In the event of a
ruptured tank or spill, the chemicals would be returned to a different tank and
the process would continue.
Commissioner Kempf asked what security measures were planned for the site.
Mr. Crutch stated that the entire site would be monitored. The training room
and restrooms would be available to the public. The remainder of the facility
would not have public access and high security measures would be in place.
Commissioner Rose asked if chlorine would be used in the treatment process.
Mr. Crutch stated that liquid hydrochloride would be used, which is low
strength chlorine.
Chairman Samuel asked about noise levels generated by plant.
Mr. Crutch stated that background noise would be from I-182. The emergency
generator would be the only source of noise but it will be filtered.
Chairman Samuel asked about the appearance of the facility and was concerned
the facility would be used as a storage facility.
Mr. Alberts stated the facility will not be used by the City for storage.
Chairman Samuel asked about lighting levels generated from the plant.
Mr. Alberts stated that any exterior lighting would face downward.
Chairman Samuel questioned if any odors would be emitted.
Mr. Alberts stated the Butterfield Plant consists of outdoor basins and does not
emit odors. The new plant would be enclosed indoors.
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Commissioner Anderson commented from personal experience the Butterfield
Plant emits little or no noise or smells. The proposed plant would be a positive
addition to the neighborhood.
Chairman Samuel opened the public hearing.
Steve Anderson, 11111 W. Court, felt the plant would be a great enhancement to
the neighborhood. He asked for an explanation about landscaping plans/fencing
for the remainder of the property.
Mr. Alberts stated the open area would not have a fence and would be covered
with grass, similar to the Butterfield plant. The plant would be enclosed with a
6-ft block wall.
Mike Korenko, 11316 W. Court, stated that he and his wife supported the plant.
The only concern is the entrance location for the site. He proposes the entrance
be relocated to the northeast side of the site as an extension of View Lane
crossing Road 111.
Jane Beyer, 11300 W. Court, stated she did not receive a letter concerning this
new proposal. She was in favor of moving the entrance to the Road 111 due to
the additional traffic. She was concerned with the height of the block wall and
suggests it be 8 ft tall with no razor wire. She asked the height of the tank. She
further suggested big trees vs. baby trees to be planted. Ms. Beyer also
expressed concern about possible vandalism and picnicking with wine bottles on
the grass.
Scott Smalley, 11400 W. Court St= questioned if the power lines would be
underground and if the road would be paved. He recommends the addition of
shrubs to deter the possibility of graffiti on the proposed block wall. He further
stated he and his wife were in favor of the proposal.
With no further public comments, the hearing was closed to the public.
Staff explained the property could be developed with an additional 6 homes.
These homes would generate 60-70 car trips per day vs. the 4 trips to be
generated by the plant. The current zoning of the area allows for the height of a
building to be no taller than 35 ft.
Chairman Samuel expressed concerns about the graffiti.
Mr. Alberts stated graffiti has not been an issue at the Butterfield Plant. The City
has a graffiti abatement program to deal with this type of issue and might occur
in an area where foot traffic is high. This site would have no foot traffic.
Chairman Samuel further questioned the height of the block wall.
Staff commented that this is why there are public hearings for special permits. It
is important that the conditions are compatible with surrounding residences.
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Mr. Alberts stated that the initial fence was planned to be a 6 ft chain link fence.
However, due to the site location, it was changed to a 6 ft block wall for aesthetic
purposes as well as to provide for a sound barrier.
Commissioner Little stated he was not in favor of the 8 ft wall. With the
surrounding houses, it would be more appealing to see the plant vs. looking at
an 8 ft block wall.
Commissioner Schouviller moved, seconded by Commissioner Anderson, to close
the hearing on the proposed water plant and initiate deliberations and schedule
adoption of Findings of Fact, Conclusions and a Recommendation to the City
Council for the November 20, 2008 meeting. The motion passed unanimously.
B. Special Permit Location of a Church in a C-1 District (World
Life Christian Ctr.) (MF# SP 08-008)
Chairman Samuel read the master file number opened the hearing and asked
for comments from staff.
Staff stated that notice of the hearing was published in the newspaper and
mailed to surrounding property owners within 300 ft. Staff explained the
requirements for churches being reviewed through the special permit process.
Staff explained that a church falls under a different occupancy classification in
the building code than the mall and as such the building would need to be
modified to meet the building code standards for a church. The changes would
include restroom modifications and possibly additional exiting.
Staff reviewed the tentative approval conditions for the benefit of the audience.
Chairman Samuel asked if there had been any communication with the property
owner.
Staff stated there had not been any but, the owner was aware of the proposal
because a lease agreement had been prepared.
Commissioner Schouviller asked if other churches have located in a commercial
zone.
Staff stated there are 3-4 churches that have been granted special permits in
commercial zones.
Joey Zamora, 4732 Sedona Ct, Pastor, stated they had reviewed the staff report
and were interested in developing the church to meet the recommended
conditions. The majority of the church members live in Pasco. Pastor Zamora
explained that this would not be a permanent site for his church..
David Jarret, 369 Falcon Ridge, Richland was in favor of the church relocating
to the outlet mall.
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Sheila Goody, 10029 Locust Lane, explained she and her husband were
members of the church and she felt this move would have a positive impact on
Road 68.
Tremaine Sparks, 7808 Quadra Drive, was in favor of the church relocating to
Pasco so he could save on gas.
Meredith Zamora, 4732 Sedona Ct, the Pastor's wife stated that the heart of
their church is to strengthen homes and communities.
Marlando Sparks, 2303 W. Pearl, stated that the church has focused on the teen
community and has provided events to keep teens off the streets.
Marianne Hogaboam, 9516 Mustang Drive, stated there are not many events in
the Tri-Cities to provide a positive outreach for teens. She was in favor of the
location.
Candy Crumb, 1538 W. 35th Loop, Kennewick, did not have a problem with the
alcohol licensing issue.
Malachi Mendez, 6405 Chapel Hill Blvd, Apt R202, stated he was a member of
the younger congregation and was in favor of the location to influence the
younger generation in the area.
Commissioner Anderson moved, seconded by Commissioner Hay, to close the
hearing on the special permit for the location of a Church in a C-1 district and
initiate deliberations and schedule adoption of Findings of Fact, Conclusions
and a Recommendation to the City Council for the November 20, 2008 meeting.
The motion passed unanimously.
C. Preliminary Plat Heritage Village Phase 5, 15-Lots (Fastrack,
INC.) (North end of Rd 90) (MF# PP 08-002)
Chairman Samuel read the master file number opened the hearing and asked
for comments from staff.
Staff stated that a notice of the hearing was published in the newspaper and
mailed to surrounding property owners within 300 ft of the site. One phone call
was received from 8716 LaSalle Drive. The property owner expressed concern
with dust control during construction.
Staff reviewed the development activity that has occurred around the site in
question. It was pointed out the street configuration was dictated by sewer
needs. That is the reason La Salle connects to the south rather than to the west.
Staff reviewed the balance of the written report for the benefit of the Planning
Commission.
Commissioner Schouviller asked about the need for an estate type fence.
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Staff stated that estate type fencing can be found along Sandifur Parkway and
other major streets where subdivisions are located. Fences have been designed
to match existing fences in each of the neighborhoods. The new standard for
estate fencing calls for block walls. In this case where all the fencing along
Powerline Road has been vinyl it may be more appropriate to finish the last
section of fencing with vinyl. Property owners are responsible for the
maintenance of these fences.
Chairman Samuel asked about lot sizes.
Staff stated that the minimum lots sizes were 8,500 square feet.
Chairman Samuel asked what the condition referencing the layout of knuckles
meant.
Staff commented that the condition referred to the reverse curve in the right-of-
way prior to the knuckles.
John Fetterhoff, 6115 Burden Blvd, stated he is in agreement with the
temporary sewer lines suggested by the City. The developer is ready to start the
development.
Chairman Samuel asked when construction would start.
Mr. Fetterhoff stated construction would start in the spring.
Chairman Samuel asked staff where the nearest park was located.
Staff stated that the park was located on Road 84.
Chairman Samuel asked about the location of power lines.
Staff stated that the development would be required to underground the power
lines; the power line (BPA Lines) on the north side would remain above ground.
Chairman Samuel inquired about any issues relating to water/sewer due to the
location near the city limit.
Staff stated there are none.
Mr. Fetterhoff asked for further clarification about the knuckles.
Staff explained that the knuckles were not the problem but, the reverse curve
prior to the knuckles would need to be eliminated.
Commissioner Kempf moved, seconded by Commissioner Schouviller, to close
the hearing on the proposed plat and initiate deliberations and schedule
adoption of Findings of Fact, Conclusions and a Recommendation to the City
Council for the November 20, 2008 meeting. The motion passed unanimously.
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D. Preliminary Plat Three Rivers Crossing, 266-Lots (Hayden
Enterprises, INC.) (North of Three Rivers
Dr/West of Rd 60) (MF# PP 08-003)
Chairman Samuel read the master file number, opened the hearing, and asked
for comments from staff.
Staff stated that a notice of the hearing was published in the newspaper and
mailed to surrounding property owners within 300 ft of the site. Staff explained
the proposed plat was part of the Three Rivers Plat that was originally approved
in 2002. The initial resubmittal contained 266 lots but due to density
requirements the plat was revised to reflect 259 lots.
Staff reviewed the balance of the written report for the benefit of the Planning
Commission commenting on the various findings and the recommended
approval conditions.
Staff then review some questions raised by developer related to the
recommended approval conditions as follows:
"Common area maintenance fee." Staff explained that this is not a new
condition but, has been requirement of all new developments that have
planting strips along major streets. The fees will be placed in a fund and used
for the maintenance of the landscaping along Convention Drive, Power Line
Road and Road 60. The City shall accept maintenance responsibility for the
landscaping abutting said streets when all maintenance fees for all lots in
each division abutting said streets have been paid.
"The assignment of water rights wells and pumps." The code requires the
assignment of water rights or the payment of fees where there are no water
rights. Typically associated irrigation wells, pumps and equipment are also
deed to the City. In this case the developer does not own any wells or
pumps and can not deed them to the city. They are on other land and owned
by other parties. The Engineering Department had asked that the wells and
pumps be dedicated. Staff will look into the question.
"The construction of Power Line Road and Road 60." Arterial streets contain
80 ft of right-of-way. The south side of Power Line Road will need to be 40
feet. Initially 28 feet of pavement will be required to maintain a planting
strip and road improvements. Four feet of additional right-of-way will be
needed. Staff stated they would work with the developer to prepare a
latecomers agreement for Road 60 in the event the roads needs to be
completed before the School District builds the new elementary school.
Commissioner Little asked about frontage of lots and driveways.
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Staff stated the platted was a planned-density-development which allows lots of
varying sizes. Westport Lane contains lots smaller than the 8,500 square feet.
Lots in the northeast corner of the plat are larger than 8,500 square feet. The
code limits driveways to 34 ft in width.
Commissioner Rose asked for clarification on lot size requirements.
Staff stated that the average lot size was 8,500 square feet, however lots vary in
size, some lots are as large as 9,000 to 12,000 square feet.
Chairman Samuel asked for clarification on fencing requirements.
Staff stated that fencing on Sandifur was wooden and an architectural block
wall is being installed at Convention Drive with Phase 5. The balance of the
development will be a block wall.
Chairman Samuel asked where the power lines would be located.
Staff stated that the subdivision will have underground power.
Chairman Samuel asked about traffic impact issues.
Staff mentioned that the $300 traffic impact fee per home will used to address
future traffic needs.
Jason Maddox, HDJ Design Group stated the developer agrees with the approval
conditions prepared by the City Planner. The water rights have been assigned to
the City. There are two wells that serve the property but they are not owned by
the developer. Construction would begin in the summer of 2009.
Commissioner Samuel asked when the development would be completed.
Mr. Maddox stated in 5 years.
Chairman Samuel called for public comment.
Commissioner Little moved, seconded by Commissioner Kempf, to close the
hearing on the proposed plat and initiate deliberations and schedule adoption of
Findings of Fact, Conclusions and a Recommendation to the City Council for the
November 20, 2008 meeting. The motion passed unanimously.
WORKSHOP:
A. Corridors Plan Corridors and Gateways Plan (City of Pasco(
(MF# INFO 08-070)
Chairman Samuel read the master file number, and asked for comments from
staff.
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Staff explained that in 2007 a community survey indicated street beautification
was important to respondents. The City Council established an ad hoc
committee to re-evaluate the 1995 corridor plan and current corridors, and to
make recommendations to the plan. The City has outgrown the original corridor
plan for the central core. The revised plan also addresses new corridors and
gateways.
Gateways and corridors were identified as prioritized routes. Corridors were
chosen primarily for their connectivity. Projects were prioritized based on
economics, concerns for continuity, and safety.
Staff provided the Planning Commission with "before" and "after" photos of
various projects and photos providing options for corridor improvements.
Commissioner Rose questioned if the Urban Forestry Association was involved in
the process.
Staff stated that the City has an arborist on staff.
Staff explained that the Plan has been scheduled for a special Planning
Commission Hearing on October 30, 2008.
With no further business, the Planning Commission was adjourned at 9:45 pm.
Respectfully submitted,
David McDonald, Secretary
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