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HomeMy WebLinkAbout01-21-2010 Planning Commission Meeting Minutes REGULAR MEETING January 21, 2010 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 Vacant No. 7 Vacant No. 8 Jana Kempf No. 9 Carlos Perez 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 were objections to any Commissioner hearing any matter. There were no objections. 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 Hay, that the minutes dated January 21, 2010 be approved as mailed. The Motion carried unanimously. OLD BUSINESS: -1 - A. RESOLUTION Appreciation for Dr. Ray Rose (Planning Commissioner from 7/1612001 to 12/17/2009) Chairman Samuel read a resolution of appreciation for Dr. Ray Rose's participation with the Planning Commission from July 16, 2001 to December 17, 2009. Commissioner Anderson moved, seconded by Commissioner Cruz, to approve the Resolution. The motion was passed unanimously. B. RESOLUTION Appreciation for Mr. Tony Schouviller (Planning Commissioner from 5/1/2006 to 9/29/2009) Chairman Samuel read a resolution of appreciation for Mr. Tony Schouviller's participation with the Planning Commission from May 1, 2006 to September 29, 2009. Commissioner Little moved, seconded by Commissioner Cruz, to approve the Resolution. The motion was passed unanimously. C. REZONE Rezone from R-S-1 (Suburban Residential) to R-1 (Low Density Residential) (Thomas Kidwell) (40 acres located at the SE corner of the future extension of Road 60 and Power Line Road) (MF# Z09-007) Chairman Samuel read the Master File number and explained the proposed rezone had been reviewed during a public hearing in December. The Chairman asked if staff had any additional comments. There were no additional comments. Commissioner Hay moved, seconded by Commissioner Anderson, to adopt the Findings of Fact and Conclusions therefrom as contained in the January 21, 2010 staff report. The motion was unanimously approved. Commissioner Hay moved, seconded by Commissioner Anderson, based on the adopted Findings of Fact and Conclusions therefrom the Planning Commission recommend the City Council rezone the site from R-S-1 to R-1 with a concomitant agreement restricting the minimum lot size to 8,500 square feet. The motion was unanimously approved. Staff explained the appeal process for the audience. -2 - D. SPECIAL PERMIT Addition of a classroom and locker room at Pasco High School (Pasco School District 1102 N 10th Ave.) (MF# SP09-009) Chairman Samuel read the Master File number and explained the proposed special permit had been reviewed during a public hearing in December. The Chairman asked if staff had any additional comments. There were no additional comments. Commissioner Cruz moved, seconded by Commissioner Kempf, to adopt the Findings of Fact and Conclusions therefrom as contained in the January 21, 2010 staff report. Commissioner Cruz moved, seconded by Commissioner Kempf, based on the adopted Findings of Fact and Conclusions therefrom the Planning Commission recommend the City Council grant a special permit to the Pasco School District for the expansion of the Pasco High School gymnasium and locker room with the following conditions: Staff explained the appeal process for the audience. PUBLIC HEARINGS: A. SPECIAL PERMIT Location and operation of a large scale (26 acres) water park (Dynamic Waters, LLQ (9600 block of Sandifur Pkwy west of Broadmoor Square) (MF# SP 09-012) Chairman Samuel read the master file number and asked for comments from staff. Staff stated notice was published in the Tri-City Herald and mailed to surrounding property owners. Staff reviewed the 27 acre site on Sandifur Parkway including the zoning and surrounding uses. It was explained that water parks/amusement parks are most analogous to the unclassified recreational uses requiring special permits. The proposed site plan was reviewed along with a discussion on traffic. The ITE Manual indicated the project could generate up to 2,000 daily vehicle trips during the week and up to 4,800 daily vehicle trips on weekends. These counts were compared to permitted uses such as a Wal-Mart store that can according to the ITE Manual generate 20,000 daily vehicles trips during the week and 24,000 on a Saturday. If the site was to develop with general offices consisting of 3 acres of floor space about 1,700 vehicle trips would occur. If the same space was developed for medical/dental offices, the site would generate about 5,600 vehicle trips per day. -3 - Staff further explained the site was in an area being developed with office and retail uses consisting of one and two-story buildings. Staff was concerned about the scale of the proposed water slides in relationship to surrounding traditional buildings. Preservation of the streetscape was another concern. Staff then listed the following items that would need to be addressed: • sight and sound screening walls around the property; • noise generated from the use of the slides; • the height and scale of the largest slide; • the location of the largest slide; • exterior landscaping to support the intended I-182 standards; • building designs to compliment the neighborhood; • the need to maintain a visual presence along Sandifur Parkway with the established pattern of the neighborhood; • the need to redesign the parking lot entrance; • the need to address access issues to the sewer line located south of the property; • a traffic study; • driveway entrances, deceleration lanes on Sandifur Parkway; • the location and appearance of the mechanical building; • a noise study regarding the go-kart track and types of equipment. James Hale, 1838 Duffy Court, Lake Mary, Florida, Dynamic Water LLC, Project Manager for Bahama Bay discussed the needs in the Tri-Cities for family events, family activities and jobs for young people. Mr. Hale described the vision for Bahama Bay and reviewed the various water slides and feature of the park. An electric go-kart track will be included in the development. The carts are silent and cause no environmental impact which allows for the carts to run indoors or outdoors. The family fun center area would contain a mini golf course, climbing wall, laser tag and a flow rider, all of which will be available year round. Mr. Hale anticipates creating 100-150 seasonal jobs mainly for high school and college students. A feasibility study showed there would be approximately 700,000 yearly visitors to the proposed park. Commissioner Little asked Mr. Hale about water needs to run the park and what source would they use. Mr. Hale stated they would use City water and that the wade pool and the lazy river would be the largest users of water. He was unsure of the volume of water needed because the final design was not finished. Commissioner Little asked about the length of the operating season. Mr. Hale stated the operating season would be approximately 110 days from Memorial Day to Labor Day. They do not want to encroach on the schedule for school. -4 - Commissioner Little asked if bands or concerts would be scheduled. Mr. Hale stated they have not looked into that yet. Commissioner Anderson asked for a description of"Bahama Village". Mr. Hale stated "Bahama Village" would consist of suites like a hotel for families. Commissioner Anderson asked how many suites were being planned. Mr. Hale stated it was undetermined. Commissioner Anderson stated he asked about the number of units to determine the impact on parking, traffic, etc. Chairman Samuel asked if Phase One will be lit for evening hours. Mr. Hale stated yes it would be lit for evening hours. Chairman Samuel asked Mr. Hale about his experience with this type of project and if he had any experience on this type of project. Mr. Hale stated this was his first attempt at such a project. He has a team of experts with experience that will be working with him. He is a member of the World Water Park Association which will provide assistance on operating the water park. Chairman Samuel asked about lessons learned from the Oasis Water Park in Kennewick. Mr. Hale stated Oasis had problems such as a static offering. They had a few slides and did not upgrade and maintain the slides. The facility was too small. The hours of operation were too long. Their focus was a place to get wet and the maintenance and management was not in line with the need. Bahama Bay would be constantly upgraded and bring in new attractions. They plan on keeping it very well maintained and to create a family fun environment. Chairman Samuel asked if there was another facility that they could compare Bahama Bay with. Mr. Hale stated there are no facility in the area. Moses Lake, Pendleton and Umatilla have municipal parks; Silverwood theme park is in Idaho; there is a water park in Boise; as well as some indoor facilities in Idaho. There are no themed private owned water parks in this area. Commissioner Cruz has visited Silverwood and Boondocks and stated they are destination scale facilities and are smaller than the proposed Bahama Bay. Chairman Samuel opened the public hearing. -5 - Zaryab Sheikh, 15401 SE Mill Plain, Vancouver, WA owner of Sleep Inn stated he was in favor of the water park. Shawn Sant, 8016 Redondo Drive, Pasco, WA wondered about the cost of admission, season passes for families who live in the area and daily kid type activities. He was concerned about the park closing at 6pm; it would be more appropriate to leave the park open during the evenings for families to enjoy an evening after work. Brian Woodruff, 4421 Mt. Challenger Court, West Richland questioned the trip counts for the medical facility and the water park. Mr. McDonald, City Planner, stated for the medical facility the trip count was 5,800 and for the water park 2,000 during the week and 4,800 on Saturdays. Mr. Woodruff stated the traffic from the water park would not be comparable to the traffic from the TRAC and would be less than permitted uses on the site. He was in favor of the water park. Meredith Willingham, 9907 Vincenzo Drive, Pasco, WA was concerned about traffic as well as the potential competitor in Kennewick. She was not in favor of the water park. Randy Gosseen, 4610 Baja Drive, Pasco, WA stated he was a long time Pasco resident and was in favor of the water park. His main concern was traffic. He was in favor of bringing in commercial development. William DeBoard, 7912 Snoqualmie Drive, Pasco, WA mentioned the 60 foot water slide and his attempt at a 7 foot slide at a park with his grandchildren; he is in favor of a 60 foot water slide in our area. He felt the water park would not create more traffic than Wal-Mart. Jim Noyce, 9419 Vincenzo Drive, Pasco, WA strongly encouraged the Planning Commission to address the concerns in granting a zoning variance. He also stated he would like a traffic signal at Midland Lane or Road 92. He was in favor of the park being open late until 10 pm. He asked staff if the traffic impact was for one phase or all four. Mr. McDonald stated all four phases were considered. Mr. Noyce further stated he would not like to see two defunct water parks when there could be one successful water park in our area. He stated the park in Kennewick has financing and complies with the existing zoning. Chairman Samuel asked Mr. Noyce whether he is in favor or against it. Mr. Noyce is in favor with some reservations. -6 - Steve Pfaff, 5419 Valdez Lane, Pasco, WA is greatly in favor of the water park. The area is large enough to provide for two water parks. He mentioned the use of the City swimming pools and the lack of facilities in West Pasco. He stated there was a need for a municipal indoor facility to support high school swimming, training, and meets as well as provide use for the community. Tara Bevelacqua, 5203 Truman Lane, Pasco, WA works directly under the owner of the Broadmoor Outlet Mall and was asked to come and speak. They are in favor of the traffic coming into the area. She also lives near the TRAC and during special events the traffic is not too bad. They are enthusiastic about the proposal and do not feel that two water parks would be a bad idea. The two water parks can be competitive with their prices. Jim Riddell, 3036 Highway 260 East, Connell, WA stated the water park development would a benefit the development he is proposing in Connell. He feels the proposal would be a great benefit for Franklin County. He was in favor of the proposal. Pat Roach, 8412 W. Adams Street, Pasco, WA stated he has a professional building located at 9221 Sandifur Parkway and was in favor of the water park coming to Pasco, however he was not in favor of the location. Mr. Roach would be in favor of the proposal if the site was revised. He would like the park to be appealing as you drive down Sandifur Parkway. He stated this type of development was a good idea and is needed in the City of Pasco, as well as the Tri-Cities. Larry Powers, 8703 Cord Drive, Pasco, WA was in favor of the water park. He felt the hours of operation should go later than 6pm. He mentioned offering different slides than the water park in Kennewick would be beneficial and this area in Pasco is in great need for this type of development. Terry Thornhill, 4005 Riverhaven, Pasco, WA stated he has an office located at 9221 Sandifur Parkway commended City staff on their findings which addressed all of his concerns. Mr. Thornhill stated a traffic study would be desirable as well as a revision to the parking lot. He stated he grew up in Fife near a water park and he never heard noise from the water park. His main concern is maintaining the architectural character of Sandifur Parkway which can be achieved by articulated screen walls. The suggestion to relocate the maintenance building could be addressed by leaving the building in the same location and the dimensions and depth of the building would consist of features which will tie into the fabric of design. Mavis Eulie, 9319 Mustang Drive, Pasco, WA stated her main concern was the traffic. She mentioned the 6 o'clock traffic rush hour and was not in favor of the proposal. Mike Clark, 9319 Mustang Drive, Pasco, WA stated he was in favor of a water park. He is against the location of this proposal. He felt the applicant was very -7 - vague regarding the question of how much water will be used. He felt the traffic was horrible and people that live in the Road 68 area use the Road 100 exit to get home. He would like the location of this park to be somewhere along Highway 395 or by the Highway 395 overpass to the Snake River Bridge. Javier Ruiz, 5405 Dradie Street, Pasco, WA was in favor of the water park. He mentioned the team for Dynamic Waters LLC consists of Pasco residents, with exception to Mr. Hale. These men have roots in Pasco and Mr. Ruiz trusts that Dynamic Waters has the best interest for the community. He was confident that issues will be addressed in a positive way. Loren Hale, 4504 W. Henry, spoke about the traffic and the bus line that will bring people to the water park. Mr. Noyce asked if the developer would be required to submit a business plan. Chairman Samuel stated no. Mr. Noyce suggested it would be a good idea for the Planning Commission to require a business plan due to the size of this project. Mr. Woodruff restated the traffic impacts would not be greater than permitted uses that do not require special permits. Mary Jo Bowe, 7806 W. 12th Avenue, Kennewick, WA, local real estate agent who has resided in the Tri-Cities over 20 years. She was very excited about the proposal. She briefly mentioned community efforts since 2003 towards developing an aquatic center and not much success due to the many chiefs and not enough indians. Shawna Morrison, 728 W. 22nd Avenue, Kennewick, WA, stated features in Phases three and four are not typically seen in the Tri-Cities and would like the proposed Regional Aquatic Center to be located adjacent to the proposed site. Mr. McDonald responded to public comments by stating water and sewer utilities are available and capable of meeting the demand of the facility. The applicant will be assessed a water and sewer connection fee which will go into the sewer and water fund for current and future capital improvements. The traffic impact fee will be approximately $90,000. The recommended traffic study prepared as part of the building permit would identify traffic improvement needs around the site such as acceleration and deceleration lanes and traffic signals. The development standards require landscaping along Sandifur Parkway. The maintenance building would need to be incorporated into the look of the neighborhood. The parking lot entrance would need to be modified and the parking lot would need to be landscaped to meet the I-182 standards. Relocating the tall slides would mitigate the noise and the height issues. Mr. Hale appreciated the positive and negative input. He stated, as a Pasco native, he wished to relocate back to Pasco. He stated he would revisit the time -8 - of closure due to the traffic concerns and further stated the traffic would be coming and going throughout the day. Chairman Samuel closed the public hearing. Commissioner Cruz agreed traffic would not be like the TRAC events, and would be more like waves of traffic throughout the day. He did not feel there would be a problem, but the concern should be addressed. The taller buildings should be located to the south. Maintenance for the undeveloped property should also be included. He was in favor of the proposal and the location was correct since the site was the 2nd nexus of the Tri-Cities between Road 68 and Road 100. Commissioner Anderson agreed with Commissioner Cruz and would also like to see a condition that park meet the I-182 overlay standards and is compatible with the flavor of the area. He further stated he would be severely disappointed if it turned out like the Oasis Water Park. He would like to see enhanced landscaping requirements in the parking lot be added, as well as a requirement for more than one exit to prevent a bottleneck in traffic. He is in favor of staff's recommendations. Commissioner Little asked if the parking lot landscaping would reduce the number of parking spaces. Mr. McDonald stated that landscaped islands would take away from parking spaces. Chairman Samuel suggested there was a need for sight and sound screening walls along property lines including the type of wall. Commissioner Kempf requested that a condition be included to mimic what has been required for plats with block walls versus vinyl fencing. Commissioner Cruz suggested adding a condition regarding night lighting leakage. Commissioner Cruz questioned Commissioner Kempf about solid fencing for Sandifur Parkway or the freeway or both. Commissioner Kempf stated both. Commissioner Cruz stated he was not in support of both; however was in favor of fencing Sandifur Parkway. Chairman Samuel asked if there would be any fencing along the freeway. Commissioner Cruz stated it was not the same type of issue with fences. A berm or landscaping could add aesthetic value versus a chain link fence and does not want to require a block wall. -9 - Chairman Samuel asked staff if there was a recommendation on this issue. Rick White, Community 8v Economic Development Director, stated the main point of the freeway walls have been noise minimization and does not see a need in this case and might be better served without a sight proof wall so people can see into the park. A general condition of security fencing and the design would be appropriate, upon the approval of the City. Commissioner Kempf stated her main concern was for the security of the facility. Commissioner Little stated the site was elevated above the freeway. Chairman Samuel mentioned the overpowering character of the 60 foot tall multi-colored, non-traditional structure towering over Sandifur Parkway which was addressed by the applicant. Chairman Samuel mentioned the exterior and interior landscaping to support the intended I-182 standards and asked if there was a recommendation to go above and beyond the standard. Commissioner Cruz asked whether the interior landscaping standards would apply inside the water park. Mr. McDonald stated they would apply to the parking lot and inside the facility. The parking lot would need be in accordance with the standards. Chairman Samuel mentioned the need for articulating walls. Commissioner Anderson stated the conditions should be in accordance with the I-182 standards. Chairman Samuel mentioned the sewer easement requirement and lighting spillage request. He asked Commissioners if there was a need for the traffic impact study. The Commissioners agreed on the need for a traffic study. Commissioner Little asked if a timetable could be added to the phases, such as subdivisions. Mr. McDonald explained subdivisions time frames were covered by State law. Subdivision permits expire after five years. Chairman Samuel asked if a condition was needed for the project to start to building after two years. Mr. McDonald stated typically for larger projects the Planning Commission has recommend two years to allow for financing, plans submittal and applying for building permits. _10 - Chairman Samuel clarified that the special permit would be for a two year period. Commissioner Little moved, seconded by Commissioner Anderson, to close the public hearing and schedule deliberations, the adoption of findings of fact, and development of a recommendation for the City Council for the February 18, 2010 meeting. B. Special Permit 10-Year Master Plan for the location of portable classrooms on school sites throughout Pasco (Pasco School District) (MF# SP 09-011) Chairman Samuel read the master file number and asked for comments from staff. Staff explained the application applies to 13 sites throughout the City of Pasco. Separate site plans have been submitted for each school. The Pasco School District was previously approved for a portable master plan which was to expire in March. The only school not included in the master plan was the new Chiawana High School. Commissioner Samuel asked for comments from the applicant. Kim Marsh, 1215 W. Lewis, had no comments. Chairman Samuel opened the public hearing; after three calls and no response, the hearing was closed. Mr. White stated the School District has done an admirable job in the placement of the portable classrooms. Chairman Samuel stated he was under the impression that with Chiawana High School there would be a dramatic reduction in portables at Pasco High School. Mr. Marsh stated some were removed from the annex in the fall which became the Captain Gray Early Learning Center and the entire senior class remains at Pasco High. Commissioner Cruz moved, seconded by Commissioner Anderson, to close the public hearing and schedule deliberations, the adoption of findings of fact, and development of a recommendation for the City Council for the February 18, 2010 meeting. OTHER BUSINESS: -11 - Mr. White thanked Commissioner Kempf and Commissioner Hay for attending the interview session with Makers Urban Design and Architecture, as well as the opening neighborhood meeting for the Boat Basin Tank Farm planning effort Chairman Samuel questioned Mr. White on any new projects coming to the Planning Commission. Mr. White stated there would be 5 public hearings at the next Planning Commission. With no further business, the Planning Commission was adjourned at 8:48 pm. David McDonald, Secretary -12 -