HomeMy WebLinkAbout03-20-2008 Planning Commission Meeting Minutes REGULAR MEETING March 20, 2008
PLANNING COMMISSION MEETING
CALL TO ORDER:
The meeting was called to order at 7:00 p.m. by Chairman Todd Samuel.
MEMBERS PRESENT MEMBERS ABSENT
Todd Samuel, Chairman
Andy Anderson
James Hay
David Little
Ray Rose
Tony Schouviller
Joe Cruz
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.
Commissioners Schouviller and Little declared they lived in close proximity to
the proposed rezone, and both stated it would not be a problem being fair and
impartial.
Chairman Samuel asked the audience if there was an objection to either
commissioner hearing the mater. 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, and Commissioner Hayes second, that the minutes
dated January 31, 2008 8s February 21, 2008 be approved. The Motion carried
unanimously.
-1-
OLD BUSINESS: None
PUBLIC HEARINGS:
A. Special Permit R-S-1 (Suburban Residential) to R-1 (Low
Density Residential) (All Pro contracting)
(3300 Block of W Wernett) (MF # Z 08-001)
Chairman Samuel read the master file number and asked staff for a report.
Staff stated that notice of the hearing was published in the newspaper and
mailed to surrounding property owners.
Staff provided an overview of the proposed project and its location, which is a
rezone of just over 5 acres from R-S-1 to R-1. Staff provided a description of
existing densities and parcel sizes in the immediate vicinity of the proposal. It
was pointed out that the Newton Addition to the southwest of the site was
developed with 7,200-square-foot lots and several duplex units are adjacent the
site.
Staff reviewed the written report for the benefit of the Planning Commission and
explained that the Commission could consider a concomitant agreement to set
the minimum lot size larger than what is allowed in the zone. Staff suggested
that 8,000 sq ft as opposed to 7,200 sq ft which would lower the density, yet
provide enough lots to cover need improvements in the future including a sound
wall along the freeway.
Commissioner Little asked if this rezone would allow duplexes.
Staff stated that it would not.
Commissioner Schouviller asked if there would be any conditions on square
footage of homes to be built in the area.
Staff explained that law prohibits the City from specifying square-footage
requirements. Only lot sizes can be a condition with a concomitant agreement.
Commissioner Little asked whether there would be noise problems with a
subdivision along the freeway.
Staff explained that this would be a legitimate question at time of a subdivision
review.
Staff also stated that because the rezone would go from 10,000 sq ft lots to
7,200 sq ft lots that there would not be a significant change in the number of
-2-
lots that could be developed. However due to the cost of development the
additional lots would make a project more feasible. Development would help
keep the site clean and orderly.
Commissioner Schouviller asked if any road improvements would be required
along Wernett.
Staff explained that this would also be an issue of subdivision. At the time of
development the developer would have to provide the necessary right-of-way and
complete road improvements such as curb, gutter, sidewalk, etc; including fire
hydrants.
Commissioner Rose asked how much of the road infrastructure would have to
be built prior to construction of homes.
Staff explained that all infrastructure improvements would either have to be
built or bonded for prior to final plat approval. Also, at the time of subdivision
development Staff noted that the issues of a subdivision should not be the focus
of this meeting, but rather the criteria for approving a rezone.
Chairman Samuel opened the public hearing.
Arnold Haag spoke in favor of the proposal. He stated that the rezone would
create additional opportunities for additional housing. Development of the
property would not be a feasible project without the additional lots.
Commissioner Schouviller asked what price range of homes or types of homes
would be built.
Mr. Haag stated that the homes would range from $110,000 to $145,000. And
that the houses would range in size from 1,200 to 1,700 square feet.
Arie McReynolds, 2220 RD 34, Pasco, WA stated he had lived in his home for
more than 25 years. The Duplexes across the street have been a problem for the
neighborhood. He gave a brief history of development of Newton Addition. Mr.
McReynolds felt the rezone would permit more houses and the additional lots
would degrade the neighborhood. He felt that the subdivision and rezone should
be done at the same time. He explained that the site had been well cared for. He
was concerned that additional lots will degrade the neighborhood. He stated he
was not able to support the rezone without knowing the design of the
subdivision.
Commissioner Little asked how he liked living on a smaller lot.
Mr. McReynolds stated he has gotten used to living on it, but feels that it is a
little small.
-3-
Commissioner Little asked if there has been a lot of turnover on the smaller lots.
Mr. McReynolds stated no.
Lonnie Haag 2016 RD 44, owner of All Pro Contracting stated he lives close to
the area. Also, that without the rezone, development of this property is not
feasible due to the high cost for infrastructure. He will probably build homes
starting at 1,200 square feet for $135,000 up to 1,600 square feet for about
$160,000. Mr. Haag did not believe the additional lots would create a traffic
issue for this area.
Chairman Samuel closed the public hearing.
Staff stated that County Regulations used to allow lots to be reduced in size if
water and sewer were available regardless of zoning restrictions. Newton's
Addition was developed with 7,200 square feet because water and sewer were
available at the time of development.
Commissioner asked about restricting lots sizes to 8,000 square feet.
Staff explained that through a concomitant agreement the lot sizes could be
restricted.
Commissioner recommended that lot sizes be restricted. Commissioners
suggested 8,000 square feet.
Commissioner Hayes moved, seconded by Commissioner Schouviller, that the
Planning Commission close the public hearing and schedule it for deliberations,
adoption of findings of fact, conclusions, and a recommendation for the City
Council for next Planning Commission meeting. The motion was approved
unanimously.
WORKSHOP:
A. Driveway Standards Review proposed changes to PMC Title 12
regarding number, location, and widths of
driveways.
Chairman Samuel asked staff for comments under the workshop item.
Staff explained current driveway standards were developed in the late 1960's
and have not been revised or update since. Since the 1960's vehicles have
changed in size, and over the years driveways have gotten large to accommodate
three-car garages. While the PMC limits residential driveways to 20ft. in width
many driveways have been developed at a width greater than 20ft. Commercial
driveways have been restricted to 30 feet in width. However over the years, in
-4-
the interest of safety, commercial driveways have been permitted to exceed 30
feet. Staff explained some of the problems associated with narrow commercial
driveways on major streets.
Staff explained that in preparing for the workshop, driveway requirements from
neighboring cities such Richland, Kennewick, Walla Walla, Yakima, and
Spokane were reviewed. Staff provided a brief overview of the different
requirements for surrounding communities.
It was explained that there were at least three important reasons to control
driveway widths. The first important issue that needed to be considered is the
width of the driveway as it relates to the street design for storm water drainage.
The absorption areas under the streets for storm water are design to
accommodate a limited amount of runoff from adjacent properties. Increasing
the driveway widths increases the amount of runoff from a property, possibly
overusing the street drainage system. Also, neighborly peace should be
considered, as increased driveway widths prevent parking in front of the
property and cause visitors to park in front of neighboring properties, which
could potentially create conflict. Finally, standard practice is inconsistent with
current City codes.
Commissioner Rose felt that shrubbery adjacent to driveways needs to be
addressed.
Commissioner Schouviller asked staff for recommendations on driveway widths.
Staff stated that changes definitely need to occur for commercial driveways
along arterial roads. For smaller developments 35-40 foot driveways may be OK
but for large projects located on major streets flexibility is needed to allow the
City Engineer to modify driveway widths for traffic safety reasons. For residential
driveways Staff recommended nothing greater than 34ft.
Staff would like to prepare language for an April hearing.
Commissioner Rose agreed that commercial areas needed to have wider
driveways. Residential lots also need more flexibility because of the various
shapes of the lots throughout the community, especially on cul-de-sac lots.
Staff requested direction on lots large enough for circular driveways: "If you have
a circular driveway how wide can each driveway be?"
Commissioner Schouviller suggested 20 ft. because that is enough room for two
vehicles.
Staff asked what would be the appropriate spacing between driveway entrances
on a circular driveway. The City of Richland requires a minimum of 5ft. 5ft is
not much.
-5-
Staff explained how the width of driveways is measured.
There were no other comments.
Staff provided a brief memo describing the proposal and would like to schedule a
public hearing at the next Planning Commission meeting in order to consider
changes to the driveway standards.
OTHER BUSINESS:
A. Plat Interpretation Review of adjustments to Northwest Commons
Preliminary Plat
Chairman Samuel read the master file and asked for a report from Staff.
Staff provided a brief history of the previously approved Northwest Commons
Preliminary Plat. Staff explained that the PMC allows preliminary plats to be
modified as long as proposed changes are minor in nature and the plat
resembles that of the original approval. Staff reviewed the modified plat layout
pointing out that the main roadways through the plat essentially remain in the
same locations as well as the locations of the parks and open space. The lots in
the NE corner of the plat were approved for septic tanks due to limited sewer
capacity. The lots and streets in this area of the plat were redesigned to limit the
problem of having septic tanks at a higher elevation than the homes. Also the
location of the storm water pond made access for maintenance difficult. This
area has been redesigned and the storm water pond has been relocated.
Originally the NW corner of the plat was set aside for RV storage. Staff stated
they were seeking direction from the Planning Commission as to whether the
proposed changes are indeed minor in nature.
Commissioner Little asked about lot sizes; "Are they the same as previously
approved?"
Staff explained that the plat was approved as a PUD and that the lot sizes are
similar. No additional lots have been created.
Commissioner Rose asked who will be responsible for maintenance of common
areas.
Staff explained that the homeowners association will be responsible for
maintenance of all the common areas. This will be done through the creation of
covenants that will encumber each lot with the maintenance of the common
areas. The homeowners association will be managed by a professional
organization.
Commissioner Hay asked if the road along lots 56 and 337 will be extended to
provide access to the park.
-6-
Staff explained that the street, Porto Lane, would be built out to the Park.
The consensus of the Planning Commission was that the proposed changes the
NW commons plat were minor in nature.
Commissioner Hay moved, seconded by Commissioner Schouviller, that the
meeting be adjourned. The motion passed unanimously.
With no further business the Planning Commission was adjourned at 8:20 pm.
Respectfully submitted,
David McDonald, Secretary
-7-