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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. -1- 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 -2- 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. -3- 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. -4- 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. -5- 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. -6- 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. -7- 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. -8- 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. -9- 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. 1G 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 11-