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10-21-2010 Planning Commission Meeting Packet
PLANNING COMMISSION - AGENDA REGULAR MEETING 7:00 P.M. October 21, 2010 I. CALL TO ORDER: II. ROLL CALL: Declaration of Quorum III. APPROVAL OF MINUTES: September 16, 2010 IV. OLD BUSINESS: A. Special Permit Location of an auto sales lot in a C-1 (Retail Business) Zone (Julian Parra) (801 S. 10th Avenue) (MF# SP 10- 021) PUBLIC HEARING CONTINUED B. Special Permit Location of a cellular tower in an R-1 Zone (Clearwire US LLC)(1320 W. Henry Street) (MF# SP 10-022) C. Special Permit Renovations for the Pasco High School Recreation Facilities (Pasco School District #1) (1108 N. 10th Avenue) (MF# SP 10-023) D. Master Plan Boat Basin/Marine Terminal Master Plan (MF# INFO 09-1 00)(1315 S. 4th Avenue) V. PUBLIC HEARINGS: NONE VI. WORKSHOP: VII. OTHER BUSINESS: VIII. ADJOURNMENT: REGULAR MEETING September 16, 2010 PLANNING COMMISSION MEETING CALL TO ORDER: The meeting was called to order at 7:00 p.m. by Vice-Chairwoman Kempf. POSITION MEMBERS PRESENT MEMBERS ABSENT No. 1 Vacant No. 2 James Hay No. 3 Andy Anderson No. 4 Vacant No. 5 Joe Cruz No. 6 Kurt Lukins No. 7 Jan Neuenschwander No. 8 Jana Kempf No. 9 Vacant APPEARANCE OF FAIRNESS: Vice-Chairwoman Kempf read a statement about the appearance of fairness for hearings on land use matters. Vice-Chairwoman Kempf asked if any Commission member had anything to declare. Commissioner Anderson stated his place of employment neighbors the proposed special permit number 10-021. No other declarations were made. Vice-Chairwoman Kempf then asked the audience if there were any objections based on conflict of interest or appearance of fairness questions regarding the items to be discussed this evening. There were no objections. Vice-Chairwoman Kempf asked the audience if there were objections to any Commissioner hearing any matter. There were no objections. ADMINISTERING THE OATH: Vice-Chairwoman Kempf explained that State law requires testimony in quasi- judicial hearings such as held by the Planning Commission be given under oath or affirmation. Commissioner Cruz swore in all those desiring to speak. APPROVAL OF MINUTES: Commissioner Anderson moved, seconded by Commissioner Hay, that the minutes dated August 19, 2010 approved as mailed. The motion carried unanimously. -1 - OLD BUSINESS: A. PRELIMINARY PLAT Preliminary Plat approval for a 14-lot subdivision located on Sahara Drive between Road 44 and Horizon Drive (Larry Seaman) (MF# PP 10-002) Vice-Chairwoman Kempf read the master file number and asked staff for comments. Staff had no further comments. Commissioner Hay moved, seconded by Commissioner Anderson, to adopt the findings of fact and conclusions as contained in the September 16, 2010 staff report. The motion passed unanimously. Commissioner Hay further moved, seconded by Commissioner Anderson, based on the findings of fact and conclusions, as adopted, that the Planning Commission recommend City Council approve a preliminary plat for Sahara Estates with the conditions as listed in the September 16, 2010 staff report. The motion passed unanimously. B. SPECIAL PERMIT Location of a dwelling unit on the second floor of a building within a C-1 Zone (Benjamin Lee) (1303 E. Lewis Street) (MF# SP 10-012) (WITHDRAWN) Vice-Chairwoman Kempf read the master file number and stated this application has been withdrawn. PUBLIC HEARINGS: A. SPECIAL PERMIT Location of an auto sales lot in a C-1 (Retail Business) Zone (Julian Parra) (801 S. 10th Avenue) (MF# SP 10-021) Vice-Chairwoman Kempf read the master file number and asked for comments from staff. Dave McDonald, City Planner, stated the application is for an auto sales lot to be located on the corner of 10th Avenue and "A" Street which has had no development to his knowledge. Staff was hesitant to accept this application due to the size and location of the proposed lot which makes it difficult for traffic to visit the site. The alley is used as an access street for the properties located on 10th Avenue north of the carwash. The lot contains approximately 1,200 square feet and is small for an auto sales lot; however, there are other lots of this size located in Pasco. Staff is recommending that the applicant widen the approach into the alley and do not allow any driveway access off of 10th Avenue or "A" Street. Directly behind this lot are two duplexes and if an entrance was allowed a -2 - fence in the alley to provide privacy or position the building to provide a buffer for the neighboring residents would be appropriate. The applicant did not submit a site plan; however has met with staff earlier during the day and discussed options. It is proposed that there are 12 parking spaces for cars displayed and a building with a strip of landscaping along 10th Avenue and "A" Street exist on this lot. Staff has requested to continue the public hearing to address the issues not yet resolved. Commissioner Neuenschwander questioned if the 12 spaces proposed include customer parking. Mr. McDonald stated yes; staff created a site plan with 12 parking/spaces to display cars for sale. There is enough room along 10th Avenue and "A" Street for backup parking between the cars for display and the cars parked by the building for additional cars. Commissioner Neuenschwander questioned if the applicant mentioned any delivery for cars. Mr. McDonald stated no. Commissioner Neuenschwander stated she did drive by the proposed lot and the alley access would be an option if appropriate. Mr. McDonald stated the alley is a public right-of-way and is used by the public like a city street. Regarding the delivery of cars, there would not be any area nearby to park a commercial car carrier and a special condition or restriction could address that issue. Commissioner Neuenschwander mentioned a restriction of any vehicles parked in the alley. Julian Parra presented pictures of the lot. Commissioner Anderson mentioned the handicapped parking section and the closeness to the gate. Commissioner Neuenschwander questioned the delivery of vehicles. Mr. Parra stated the cars would be driven in one by one. Commissioner Anderson questioned lighting and hours of operation. Mr. Parra stated the hours of operation would be from 9:00 a.m. to 7:00 p.m. Monday through Saturday. He mentioned posting two lights on the property. Commissioner Anderson stated the lighting would need to be shielded away from the neighbors. -3 - Commissioner Neuenschwander mentioned signage or lighting would need to be addressed with staff. Fred Lundberg, 822 S. 9th Avenue, stated he uses the alley and mentioned it is dangerous and difficult to exit. Parking in the alley blocks the alley and he stated it is going to be dangerous with more traffic. He stated the applicant has towed in cars and later removed them from the site. He also mentioned he would like the site to be fenced to prevent crime. Commissioner Neuenschwander questioned staff on the direction of traffic leaving the alley. Mr. McDonald stated there is a turn pocket on "A" Street for people turning left going south on 10th Avenue which means traffic cannot turn left from the alley. He recommended this item be continued to allow for preparation of a motion if appropriate. Commissioner Anderson agreed with Mr. McDonald; however, with the traffic problems is reluctant to move forward. Commissioner Lukins questioned if any development has ever occurred on this lot. Mr. McDonald stated not to his knowledge. Commissioner Anderson moved, seconded by Commissioner Hay, to continue the public hearing on this item to the Planning Commission meeting on October 21, 2010. The motion passed unanimously. B. SPECIAL PERMIT Location of a cellular tower in an R-1 (Low- Density Residential) Zone (Clearwire US, LLC) (1320 W. Henry Street) (MF# SP 10-022) Vice-Chairwoman Kempf read the master file number and asked for comments from staff. Rick White, Community 8v Economic Development Director, stated this item is for the co-location of cellular equipment of an existing cellular tower. The site is directly west of St. Patrick's School and to the east is the Edgar Brown Stadium and the parcel to the south has been improved with a parking lot for use during events at the stadium. The applicant is requesting a special permit for co- locating antennae's on the existing towers and to add an additional storage shed. Commissioner Neuenschwander questioned if the site is leased and who would be responsible for the tower. Mr. White stated the tower is home to many companies equipment and particular problems would be addressed with the party affected. -4 - Vice-Chairwoman Kempf opened the public hearing and after three calls and no response, the hearing was closed. Commissioner Lukins moved, seconded by Commissioner Anderson, to close the hearing on the proposed cellular equipment co-location and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation to the City Council for the October 21, 2010 meeting. The motion passed unanimously. C. SPECIAL PERMIT Renovations for the Pasco High School Recreation (Pasco School District #1) (1108 N. loth Avenue) (MF# SP 10-023) Vice-Chairwoman Kempf read the master file number and asked for comments from staff. Mr. McDonald stated the special permit application was for recreation renovations at Pasco High School. The ball field and tennis courts are planned to be remodeled. The footprint of the exiting baseball field will essentially remain the same but the structures including the fencing will be rebuilt. New night lighting will be added to the tennis courts and ball field. The lighting standards are located throughout the field. The ball field lighting should not have more than .5 foot-candles of illumination at the property line compared to the standard street light which is 5.5 foot-candles. The proposed lights are very efficient in stopping light encroachment onto surrounding properties and into the night sky. The tall sycamore trees along 14th also provide somewhat of a buffer for the new light poles. The tennis court lighting will be 22 feet tall and has little exposure to the street. The new ball field bleachers will provide seating for up to 200 people. Traffic and use of the field is not expected to increase with the renovation. Kim Marsh, 1215 W. Lewis Street, stated the proposed renovations are to upgrade current facilities such as the ball fields and tennis courts. Herb Ayers, 1106 W. Henry Street, stated he lives across the street from the school and read a letter (Exhibit 1) which stated his concerns for the baseball lighting and increased traffic in the evening due to night time games. He further presented a petition (Exhibit 2) with 8 signatures from neighbors opposed to the special permit. Leonard Dietrich, 4615 Hilltop Drive, stated he is in favor of the proposal. He also stated the Pasco School District is a great neighbor and the proposal will provide a safe place for children to be. John Morgan, 1215 W. Lewis, Executive Director Pasco School District, stated financing for the improvements for Pasco High School came from a 2006 bond. Several community workshops occurred in preparation for the bond and one of the main concerns was that when the new high school was built that upgrades -5 - and renovations at Pasco High School should occur. The proposed ball field and tennis court remodel was the final phase of the 2006 bond. Vice-Chairwoman Kempf asked if the baseball night lighting would be on during baseball games only or every night. Mr. Morgan stated during the tennis season night lighting would be on for a few evening hours every night. Commissioner Anderson asked how many night games would occur during the school year. Mr. Morgan stated that would be a question for the Coach Burns. Coach Burns, 1215 W. Lewis stated the season was 20 games long. If they make it to the playoffs then a few more games would be added. Half of the games are away games and home games are double headers which only leaves 5 home games. Commissioner Anderson further asked if any summer games would occur. Coach Burns stated the American Legion or Babe Ruth organizations use the fields. She was not aware of their schedule, however, estimated that one or two games would be played weekly. Mr. Morgan stated he attended games at Chiawana High School and games were over by 9:00 p.m. Vice-Chairwoman Kempf called for any further public comment, after three calls and no response the public hearing was closed. Commissioner Anderson moved, seconded by Commissioner Lukins, to close the public hearing and schedule deliberations, the adoption of findings of fact, and develop a recommendation to the City Council for the October 21, 2010 meeting. The motion passed unanimously. D. MASTER PLAN Boat Basin/Marine Terminal Master Plan (MF# INFO 09-1001(1315 S. 4th Avenue) Vice-Chairwoman Kempf read the master file number and asked for comments from staff. Mr. White stated this item has been in the works for some time and in 2008 a development agreement was recommended for approval by the Planning Commission between the Port of Pasco and the City for an area known as the Big Pasco Industrial Center. That agreement vested regulations for the Port to feel secure in moving forward with the Riverfront Business Park site plan. The City Council and the Port entered into an agreement in 2009 for a Master Planning effort located on the west side which includes the Boat Basin and Tank Farm -6 - area referred to as the Marine Terminal site. The Marine Terminal site does not have improvements on it and is undergoing mediation. This planning effort was preceded by an outreach effort for the public; Commissioners Kempf and Hay were part of the Planning Commission team that was a liaison for that effort which began in January with open house style neighborhood meetings at the Port of Pasco and a second meeting was held in March. The Planning Commission conducted a public workshop in June and the entire planning effort itself was preceded by interviews with key stakeholders in the process which included the Port of Pasco, the Army Corps of Engineers, the Marina operator and City staff. One of the features of the site is the limited number of ownership aside from the residential neighborhood above the Boat Basin. The Port of Pasco owns the majority of property; the Corp of Engineer, the City and scattered private sites are located in the industrial area on the west side of the train bridge. Existing zoning consists of industrial and a mixture of medium residential in the Boat Basin neighborhood and limited commercial is along 10th Avenue. There are approximately 45 residential properties in that neighborhood and only 10-11 are rental properties which means 75% of the neighborhood is owner occupied. The preferred land use alternative consists of a business park for the property located along Ainsworth Avenue which offers a significant view and assumed to be valuable property for business park development due to the view where you will be able to see over the levy. There is a significant amount of open space available as well as mixed commercial designations. The removal of hydrocarbons is a long process and may not be complete as estimated in 2016; and it may not be available for certain land uses. Commercial land uses which do not require the level of cleanup that other land uses may require such as industrial. It will be monitored as the process moves forward. The plan contains a number of key recommendations; identifies the significant constraints such as the barriers associated with the site which is the railroad, the Ainsworth overpass and 10th Avenue, and being close to the river a challenge is to overcome the height of the levy and most of the property is below the levy height and you will need to be on a second story to take advantage of the river views, the Cable Bridge as well as properties in Kennewick. Vice-Chairwoman Kempf opened the public hearing. Leonard Dietrich, 4615 Hilltop Drive, stated there are two different properties that are being dealt with; the east side and the west side. His family moved to this area in 1941 and they own 1210 S. Gray Avenue which is zoned industrial and does not think the zoning is appropriate. The industrial portion on the west side will continue to be cleaned up for years to come. The Boat Basin area has not been left alone for its entirety and when the Ainsworth overpass was built it blocked off their neighborhood even more. The neighborhood consists of moderate income residents. He stated his concern for the entrance on Gray Avenue. He is willing to coordinate efforts to make this happen for the east portion of this area. -7 - Dave Freepons, 1207 S. 10th Avenue, stated his concern for the west side of the tracks. He questioned the current property owners in place and was concerned if the zoning would be changed. Mr. White stated that zoning is not addressed at this time. The preferred land use alternatives are presented and yes they would stay the same. Sean Murrillo 1228 S. 5th, stated he has a business at this location and what is being planned for the businesses currently in place. He further asked when the work would be started. Mr. White stated the starting date would begin after the Plan is adopted and the finishing date is very far from now due to the Plan which signifies the long-term commitment for a future vision which will happen in small baby steps. Over time a business park area will take place in the areas indicated on the Plan. Any existing business will be allowed to continue use under the legal non-conforming use which allows the business to operate as long as they wish. Leonard Dietrich further stated this is a vision which could be 20, 30 or 40 years from now and is the direction planned for the future. Mr. White stated yes; things don't happen such as capital investments until they are formalized in a plan unless it is planned for and essentially this is the first step in a very long process and will someday consist of capital investments. Mr. Dietrich stated if someone came in to request a change of zoning which would be different than what they are adopting that would strike up a commotion. Mr. White stated if the Plan is adopted it would be necessary to be incorporated into the Comprehensive Plan which contains land use designations. Once that occurs over time there might be efforts to instill zoning on this site in conformance with the Comprehensive Plan and Master Plan designations. Randy Hayden, 904 E. Ainsworth, Port of Pasco Director of Planning 8v Engineering, stated they have enjoyed the process with the City and the Commission has spent quite a bit of time reviewing the Plan. The Commission had some changes that were made concerning the residential zoning and the cleanup area. This proposal will be a great fit with the Osprey Point development to the east of the Boat Basin area. The Port was concerned with specific zoning for specific property and did not have enough knowledge of the market, how things were going to be developed to be comfortable putting zoning in. Having some land uses to target and to start to create a vision is a valuable tool at this time. The cleanup is targeted to be complete in two years however that may be extended. Juan Murillo, 1228 S. 5th Avenue, American Wheel Specialist owner, stated his building is old and was built around the 1940's and his question is if this Plan -8 - would affect their ability to renovate the building. He stated he is ready to improve his building to make it look better. Mr. White stated the Plan will not affect his ability to renovate; if at some time in the future it becomes a non-conforming use than it may have some impact for expansion plans. He questioned where the business is located. Mr. Murillo stated 1228 S. 5th Avenue which is between the overpass and on the west side of the railroad tracks. Mr. White stated the Plan would not impact his ability to renovate. Janice Hampton Case, 1231 S. 2nd Avenue, stated she resides on the east side of the railroad tracks and the residents have referred this area to the "sleeping" area of town. She is in favor of the vision and her concern is that it will be at the property owners cost monetarily and otherwise. She also mentioned the sidewalks, road widening and trails as part of the improvement. Commissioner Neuenschwander questioned if an LID has been considered for this development. Mr. White stated no; the residential portion does not have a lot of capital investments. On Washington Street on both sides of the train tracks improvements to residential streets is not a high priority. Washington Street has a very limited roadway section on page 37 which contains a 35-foot roadway and a 9-foot swale which may involve plantings to catch storm water and a multi- purpose path would slope down to the marina. Funding has not been discussed at this time. Ruth Green, 1303 S. Gray Street, questioned when will this Plan begin so she can save up money. She further questioned the backside of the marina where the dykes are in disrepair. Mr. White stated that condition is acknowledged and is controlled by the Corps of Engineers therefore he cannot comment on the repairs and timing. Ms. Green stated the marina and dykes will be gone if nothing is done. She mentioned the dykes were built 50-60 years ago and the cement blocks are there and the water is moving the dirt away from the blocks. She questioned if the Corp of Engineers were present and if they were going to have a meeting about that issue. Mr. White stated there was no representative present. Ms. Green stated her concern since this was the last meeting for public comment and will the Corps of Engineers would have a meeting to address this issue. Mr. White stated he could not speak on their behalf. -9 - Ms. Green stated a public beach is proposed but they might as well forget it if the dykes are not there. She questioned if the Corps of Engineers were invited to attend. Mr. White were contacted early in the process and she is welcome to contact the Corps of Engineer to address her concerns. Ms. Green questioned if the boat dock and marina building are included in the plans. Mr. White stated that property is leased to the City and leased by the Corps of Engineers. He further mentioned the Plan makes recommendations for this property such as swimming activities further away from the existing boat launch and the boat launch would need to be replaced. Ms. Green stated her main concern is the dykes. Vice-Chairwoman Kempf closed the hearing and called for a motion. Commissioner Anderson moved, seconded by Commissioner Hay, to close the public hearing and schedule adoption of findings of fact and recommendation to the City Council for the October 21, 2010 meeting. The motion passed unanimously. WORKSHOP: Lighting Ordinance - Mr. White stated this item was discussed at the Planning Commission in April and the Commission has been provided with a draft Ordinance and Memo which contains housekeeping items and would replace Section 12.32 of the PMC which was adopted many years ago along with an almost identical section as the City's of Kennewick and Richland Sections for the reservatory located at Rattlesnake Mountain. That existing Section needs updating even if the standards contained in the draft don't go forward. He acknowledged this is very similar to Richland's Ordinance and Kennewick's is identical to Richland's according to current research. The Planning Commission needs to weigh in on the policy implications which are significant such as: Is a revised Ordinance implementing new standards is necessary; do you feel the draft provides it? The proposed Chapter 25.76 draft consists of definitions such as emergency lighting would need to be changed due to the fact it does not talk enough things that identify emergency lighting. The Section on General Requirements is where the Planning Commission's policy direction would make the most sense. Provision #I involves uplight shielding which was taken from the existing lighting code which prevents glare and aide in the operation of the former observatory. Number two directed a Good Neighbor Shielding which is basically the heart of the Ordinance and the existing Ordinance does not contain a provision to prevent light trespass and essentially Good Neighbor Shielding does. It talks about the direct line of sight to a lamp fixture which means the shield has to be below the lamps fixture such as if you are standing on your _10 - property looking into the neighbor's yard you will not be able to see the element of the light that produces the light; it will be obscured by a shield and you will not get light trespass. A Section on light pole height was borrowed from Kennewick's Code and basically stated that light poles may not be higher than street lights. Commissioner Neuenschwander questioned who would need a higher light standard other than the Sports Complex; is there anyone else in the future who would have discussion on this. Mr. White stated probably; eventually you will get what you allow. Commissioner Neuenschwander stated nothing comes to mind for an immediate objection that the City's Kennewick or Richland may have experienced. Mr. White stated not to his knowledge. He further mentioned the parking area lighting. The draft says parking areas must be illuminated; such as school parking, industrial parking, etc. One of the most significant areas for policy direction is the topic of amortization. A, B, and C are indicated in the draft and states if you change a luminaire you would need to install one that is in conformance; shielded or limits the direct line of sight for a fixtures lamp. If you replace a bulb or ballista in existing fixture that doesn't trigger change in amortization however a change in land use would. If you are operating a retail store and decide to sell to a party who wished to operate an office, according to the draft you would be required to bring the fixtures up to standards identified in the requirements and is that appropriate. Commissioner Neuenschwander questioned if someone came in for a special permit would a variance be appropriate. Mr. White mentioned the car lot application heard earlier this evening as a good example regarding the lighting requirements which address concerns for lighting as if the standards are in place preventing light trespass. Section D references property improvements greater than 33% of existing value of building and property which already exists in the Building Code and is that the appropriate threshold for someone to be required to provide lighting in accordance to this draft. The Commission would be asked to look at the exclusions in particular is the right set of circumstances that would be excluded in any lighting draft. A lumen is a foot-candle and a 60-watt bulb is about 850 lumens; 1,800 lumens essentially is about 2 incandescent bulbs. Residential lighting of less than 1,800 lumens is proposed to be excluded and should this be higher or lower. Commissioner Anderson stated the discussion is regarding outdoor residential lighting and he is Joe Citizen and he is building his house with a squash court in the backyard; who will be the light police? Will the system rely on Code Enforcement? -11 - Mr. White stated for items that are being permitted it is easy; however, for all other issues it would be based on a complaint driven nature. Such as the PUD installs yard lights if you pay a fee; a complaint was received last year from a PUD yard light and the PUD does not obtain building permits to install outdoor lights. The issue has been resolved and they will obtain permits and shields will be installed where appropriate to prevent light trespass. A squash court would be addressed with a permit; a flood light would be hard to address. Commissioner Anderson mentioned the cul-de-sac he used to reside on and he built a garage; if a light was not installed cars would be driving into his garage so he installed a vapor light on the front of the garage and questioned if that was acceptable. Mr. White mentioned it would need to be shielded. Commissioner Anderson agrees with this proposal however does not see any sense on passing Ordinances that would be difficult to enforce. Is this something that wont accomplish anything. Mr. White brought up the significant amount of construction that occurred over the past decade and referenced the Road 68 area; if you look at commercial areas at night such as gas stations with canopies, parking lot lighting and imagine what it would look like if you were unable to see the actual filament in the bulb or if it were shielded to focus the light in a better fashion. Granted under residential circumstances the bang for the buck may not be there; however for other land uses it might be. Commissioner Neuenschwander mentioned having neighbors in the past who were not limited in what they could and could not do she feels part of their job is to look toward the future and what aspects do we need to develop now which may take 10-15 years to bring in to the lives of the citizens of Pasco; what do we really need to do here. This will give our Code Enforcement and staff guidance with less objection and may take a few years because people are used to doing things their way and it may not be the best way for all of the citizens and based on past experiences with other cities who have gone through this there are some specific areas which may not meet other cities needs and we do need to look at this and establish guidelines and let staff have a way of letting people know what there is and is not available. She stated it would be beneficial to go forward with this item. Commissioner Lukins stated he agrees with Commissioner Neuenschwander and sees value in this item. He also sees the difficulty in enforcement however gets us to where we want to be at. He questioned the parking areas section referring to commercial and industrial sites. Mr. White stated yes the intent in most commercial parking areas are lit anyways. The Kennewick and Richland codes have that in there due to a concern from the Police Departments were not being lit and they did require that there be -12 - a standard for that provision. It was further mentioned that this is food for thought at the moment. If requested a variety of other Washington cities lighting codes and there are model codes and technical information available. Examples of shielded and non-shielded lighting could also be presented. Commissioner Anderson would like to see Ordinances on lighting codes from other cities and mentioned that due to the difficulty in enforcing such issues it would be appropriate to be practical in the establishment of Ordinances. He is very concerned with lighting in parks and public areas; he further mentioned a case from the past in regards to a woman being beaten in a park with no lights and the woman was not found until dawn. He would like an Ordinance in place to provide lighting in parks during all dark hours. Mr. White mentioned the Ordinance does not speak to prohibiting lighting except for search lights and it mainly speaks to shielding the lighting. Commissioner Anderson stated his concern to have specific direction such as parks; however if it is covered with the shielding and amount of wattage than that is fine. Commissioner Hay mentioned the lighting in the parks was instigated by the Planning Commission years ago. Mr. McDonald stated when special permits are reviewed for parks it is required. Vice-Chairwoman Kempf questioned if the Ordinance can be sectioned as commercial, residential and industrial. Mr. White stated yes. Vice-Chairwoman Kempf stated as a resident she wants to understand what is allowable. OTHER BUSINESS: Mr. McDonald stated the Planning Commission reviewed special permits for the Charter College which is located in the Broadmoor Outlet Mall and the last review added 10,000 square feet of new classroom space and part of that review process was noted that there would be a possible future expansion of 3,000 square feet which is approximately 15%-20% total and was not clear at the time if this was included in the proposal and they have grown again and need to add additional classroom space. It was questioned if this item would need to come before the Planning Commission or could it be permitted under the original plan that was reviewed and does it meet the intent that was sent to City Council. If it does then review would be done without a special permit application. Vice-Chairwoman Kempf stated it was noted on the original application. -13 - Commissioner Neuenschwander questioned if the addition would cause a traffic impact on the neighborhood. Mr. McDonald stated this is a commercial neighborhood and homes are quite a distance away and will not impact the homes. Commissioner Hay agrees with Commissioner Kempf. Mr. White mentioned the Planning Short Course will be held by the Washington Planning Association in Kennewick and a second event sponsored by the City of Richland is being presented regarding on how to run meetings etc. With no further business, the Planning Commission was adjourned at 9:03 p.m. David McDonald, Secretary -14 - REPORT TO PLANNING COMMISSION MASTER FILE NO : SP 10 - 021 APPLICANT: Julian Parra HEARING DATE : 9 / 16 / 2010 553 E . Columbia Dr . ACTION DATE : 10 / 21 / 2010 Kennewick, WA 99336 BACKGROUND REQUEST: SPECIAL PERMIT: Location of an auto sales lot in a C - 1 (Retail Business) zone 1 . PROPERTY DESCRIPTION , Legal : Parcels # 112 - 282 - 067 & 112 - 282 - 058 : Riverside Addition lots 18 , 19 & 20 , Block 3 , except the portion of lot 19 dedicated to the City of Pasco for Right- of-Way General Location : 801 South 10th Avenue Property Size : Approximately 12 , 800 square feet 2 . ACCESS : The site is located at the southeast corner of South 10th Avenue and "A" Street . Access to the site is limited to the adjacent alley . 3 . UTILITIES: All municipal utilities currently serve the site . 44 LAND USE AND ZONING: The site is currently zoned C - 1 (Retail Business) and is vacant . Surrounding properties are zoned and developed as follows : NORTH : I - 1 - Convenience store SOUTH : C - 1 - Single family residences EAST: R- 2 - Duplexes WEST: C - 1 - Single family residences 50 COMPREHENSIVE PLAN: The Comprehensive Plan designates the site for commercial uses . Goal LU - 1 - C encourages cluster commercial development . The site is located at the intersection of two major arterial streets where each corner is zoned either commercially or industrially . 6 . ENVIRONMENTAL DETERMINATION: The City of Pasco is the lead agency for this project . Based on the SEPA checklist, the adopted City Comprehensive Plan , City development regulations , and other information , a threshold determination resulting in a Determination of Non - Significance (DNS) has been issued for this project under WAC 197 - 11 - 158 . 1 ICI ANALYSIS The applicant is requesting special permit approval to locate an auto sales lot in a C - 1 zone at the southeast corner of 10th Avenue and "A" Street . In the C - 1 zone retail automobile sales is listed as a permitted conditional use ; as such they require special permit approval prior to establishment . The property must meet the following criteria prior to approval [PMC 25 . 42 . 040 (2 ) ] : (a) Adjacent the intersection of two arterial streets, or (b) Adjacent a single arterial street; provided it is not adjacent to or cross a public street right-of-way from a residential district, and would not be located closer than 300 feet to any existing car lot. In this case the property meets criteria (a) due to the sites ' location at the intersection of two arterial streets ("A" Street and South 10th Avenue) . The permitted conditional use provisions within the code allowing special permit review for auto sales on certain C- 1 properties were added to the zoning regulations in 1984 . The intent at the time was to permit the adaptive reuse of old service stations lying vacant and underutilized . These old service stations were primarily located at the intersections of major streets . The code did not and does not make a distinction between vacant land and land occupied by old service stations . In this case the property in question is vacant and not occupied by a former service station . The site poses some ingress / egress design challenges . The property is located on a free right-hand turn lane that connects 10th Avenue to "A" Street making it virtually impossible to locate an access driveway in a location that does not create safety concerns . The property to the south also has a retaining wall along the 10th Avenue sidewalk, making it difficult to see the property when approaching from the south . This also creates some concern for the location of a driveway . The alley along the eastern boundary of the site provides the only viable access to the property . The alley is paved and used for access to the adjoining residential properties and the car wash at the south end of the block . The size of the lot will severely limit the site design and capacity of a car lot on the property . At 12 , 850 square feet, the site can only accommodate an approximately 1 , 600 square foot building with a display area for about a dozen vehicles . Many of the old service station sites that have been approved for car sales are located on small lots . For example , the old car lot approved by special permit at the corner of Sylvester Street and 12th Avenue only contains 11 , 543 square feet . The size of the lot and sales office will determine , to a large extent, the number of vehicle trips generated by the proposed use . There are no studies available for trip generation by used car lots , but the ITE Manual indicates a new car sales facility will generate about 33 trips per weekday for 2 each 1 , 000 square feet of floor area in the sales office . A new car sale facility with 1 , 600 square feet of floor area would generate up to 56 vehicle trips per day. Being a used car facility, it can be assumed comparatively fewer trips would be generated . Fifty- six (56) vehicle trips per day would likely be the maximum number of vehicle trips generated by a car lot on this site . The car wash at the south end of the block for a comparison could generate up to 108 vehicle trips per day per stall according to the ITE Manual . With 6 stalls 648 vehicle trips could be generated by the car wash each day . STAFF FINDINGS OF FACT Findings of fact must be entered from the record . The following are initial findings drawn from the background and analysis section of the staff report. The Planning Commission may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing . 1 . The site is zoned C - 1 (Retail Business) . 2 , The Comprehensive Plan identifies the site for commercial uses . 3 . The Comprehensive Plan identifies both sides of 10th Avenue from "A" Street to Washington Street for commercial uses . 4 . All municipal utilities currently serve the site 50 The site is currently vacant and unimproved . 6 . The site has been vacant for 30 or more years . 7 . Car sales and rentals are permitted in C - 1 Districts only after review and approval through the special permit process . 8 . For a C- 1 property to qualify for special permit review leading to approval of a car sales lot, the property in question would have to either be located at the intersection of two arterial streets or be located on one arterial street and not adjacent to or across a public right- of-way from any residentially zoned properties . 9 . The site in question is located at the corner of two arterial streets . I 10 . A duplex is located across the alley east of the site . 11 . A single family home is located directly to the south of the site . 12 . The property to the south has a retaining wall along the sidewalk abutting 10th Avenue . 13 . The site is located on a free right- hand turn lane connecting 10th Avenue to "A" Street. 14 . Alley access is located along the eastern boundary of the property . 3 150 A tire repair facility is located 200 feet to the east of the site on the corner of 9th Avenue and "A" Street . 16 . A convenience store with fuel pumps is located directly to the north of the site . 17 . A heavy equipment repair business is located about 300 feet to the north of the site at the corner of Lewis Street and 10th Avenue , 18 . According to the ITE Manual the proposed car lot could generate up to 56 vehicle trips per day . 19 . According to the ITE Manual the existing car wash at the south end of the block could generate 648 vehicle trips per day . 20 . The car wash at the south end of the block is 190 feet south of the proposed car sales lot . 21 . Auto repair shops , tire shops , auto detail shops , muffler repair shops and auto accessory shops are permitted uses within the C - 1 District. TENTATIVE CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a special permit the Planning Commission must develop findings of fact from which to draw its conclusions based upon the criteria listed in P . M . C . 25 . 86 . 060 . The criteria are as follows : 1 ) Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan ? The site is identified in the Comprehensive Plan for commercial uses . The proposed use is a commercial use . Policy LU - 4 -A encourages the location of commercial facilities at major intersections . The proposed site is located at the intersection of 10th Avenue and "A" Street . Policy TR- 1 - D suggests driveways on arterials streets should be minimized . By restricting access to the proposed lot from the adjoining alley this policy can be implemented . 2) Will the proposed use adversely affect public infrastructure ? The proposed use is located along two major arterial streets and places minimal demands on established infrastructure . Other permitted uses such as restaurants and taverns would place a greater demand on public infrastructure than the proposed use . 3) Will the proposed use be constructed, maintained and operated to be in harmony with existing or intended character of the general vicinity ? The intended character of the neighborhood as set forth in the Comprehensive Plan and existing zoning is that of commercial development . The existing 4 neighborhood is a mix of non- conforming residential uses and conforming commercial uses . The C - 1 zoning regulations permit a number of commercial uses on the site including tire stores , auto repair shops , auto detailing shops , auto accessory shops , restaurants and other retail and office uses . Surrounding properties on the east and west side of 10th Avenue are zoned for commercial development . The proposal would be consistent with the general character intended for the neighborhood . 4) Will the location and height of proposed structures and the site design discourage the development of permitted uses on property in the general vicinity or impair the value thereof? Surrounding properties are zoned to permit commercial development . Buildings on surrounding lots and on the lot in question are permitted to be 35 feet in height . Development on the lot in question and on surrounding lots must comply with all municipal codes including landscaping, zoning and building codes . These codes are intended to support property values and encourage compatibility within neighborhoods . The alley leading into the property from "A" Street will be used as the primary access point . Alley access is not a typical site design for commercial development and should be reviewed for acceptability . The existing alley approach is a standard residential width which is typically narrower than a commercial driveway approach . To aid traffic ingress from "A" Street the alley approach should be widened and improved to a commercial standard (25 feet) . Wide angle ingress / egress will reduce the potential for traffic hazards and congestion to occur . Vehicle ingress / egress flow is of critical importance due to the alley's close proximity to the busy intersection of 10th Avenue and "A" Street . 5) Will the operations in connection with the proposal be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district? The proposed use will not create more traffic , flashing lights , fumes or vibrations than an auto repair shop , tire shop or similar permitted uses . Existing traffic on 10th Avenue and "A" Street currently creates considerable noise , vibrations and fumes . The use of large delivery trucks may be more objectionable to neighboring properties due to the potential to have the alley access blocked . 6) Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way become a nuisance to uses permitted in the district? 5 1\ Car sales lots have not been found to be a nuisance to uses permitted in commercial zoning districts in other locations of the City . The proposed use is less intensive in terms of noise than a permitted tire shop , muffler repair shop or automotive repair shop . Development of the site with driveways on 10th Avenue or "A" Street may create safety concerns for traffic . These safety concerns may be reduced by having access located from the alley to the east. RECOMMENDATION MOTION for Findings of Fact: I move to adopt findings of fact and conclusions therefrom as contained in the October 21 , 2010 staff report . MOTION for Recommendation: I move based on the findings of fact and conclusions therefrom the Planning Commission recommend the City Council grant a special permit to Julian Parra for the location of an auto sales lot at 801 South 10th Avenue with the conditions as contained in the October 21 , 2010 staff report . APPROVAL CONDITIONS 1 ) The special permit shall apply to Parcels # 112 - 282 - 067 & 112 - 282 - 058 : Riverside Addition lots 18 , 19 & 20 , Block 3 , except the portion of lot 19 dedicated to the City of Pasco for Right-of-Way; 2 ) No driveways shall be permitted on 10th Avenue or "A" Street; 3 ) The parking lot, vehicle display areas and any area not landscaped or occupied by a building shall be hard surfaced ; 4) A solid 6 -foot high sight obscuring fence shall be installed along the southern property line from the alley on the east to a point that is in line with the front of the house located on the lot to the south and shall be maintained in good repair; 5) A solid 3 . 5 - foot high sight obscuring fence shall be located along the south property line from the sidewalk to the termination of the 6-foot fence and shall be maintained in good repair ; 6) A solid 6 - foot high sight obscuring fence shall be located along the east property line between the building and the south property line and shall be maintained in good repair; 7) A solid 6 -foot high sight obscuring fence shall be located along the east property line extending northerly of the building a distance of 16 feet at which point the fence must be reduced to 3 feet and extend to 6 within 4 feet of the driveway . Said fencing shall be maintained in good repair; 8) A solid 3 -foot high sight obscuring fence shall be located along the alley and shall extend southerly from the south line of the landscaped area along "A" Street for a distance of at least 20 feet . Said fence shall be maintained in good repair; 9) Any security fencing along 101h Avenue & "A" Street shall be located behind the landscaped area. Said fencing may not exceed 3 . 5 feet in height; 10) At least six (6) trees shall be planted in the landscaped area along 10t Avenue and "A" Street; 11 ) The building for the car lot shall not be larger than 1 , 200 square feet; 12) The entrance of the alley at the curb line with "A" street must be widened an additional 5 feet; 13 ) No multi-vehicle transport trucks shall be permitted in the alley or on the site ; 14) No delivery trucks or other vehicles are permitted to park, stop or block the alley. All deliveries must be made on the site and not from the alley; 15) Security and parking lot lighting must contain shields that are level with or below the center of the light source to restrict light spillage on adjacent properties and street; 16) No outdoor loud speakers or public address systems are permitted for any purpose ; 17) No outdoor vehicle repair work is permitted on the site ; 18) No damaged vehicles , vehicle hulks , tires or other vehicle parts are permitted to be stored outdoors on the site ; 19) No outdoor storage of any kind is permitted ; 20) No balloons , banners , flags pendants , advertising, or decoration of any kind are permitted to be attached to the east side of the building or the fencing; 21 ) The site must be developed in substantial conformance with the site plan submitted with the application ; 22 ) All storm water drainage must be captured on the site . No storm water will be permitted to flow into the alley; 23 ) The special permit shall be null and void if the applicant has not obtained a City of Pasco business license by November 1 , 2011 . 7 REPORT TO PLANNING COMMISSION MASTER FILE NO : SP 10- 022 APPLICANT : Clearwire US LLC HEARING DATE : 9 / 16 / 2010 15340 NE 92nd Street , Bldg D ACTION DATE : 10 / 21 / 2010 Redmond , WA 98052 BACKGROUND REQUEST : SPECIAL PERMIT: Co-location of a cellular antenna and new equipment enclosure in an R- 1 (Low-Density Residential) zone 1 . PROPERTY DESCRIPTION : Legal : Parcel # 112 - 162 -277 : A portion of Blocks 7 - 10 , including vacated Lorene Street , Pasco Improvement Company's 1St Addition General Location : 1016 North 14th Avenue (west of St . Patrick 's School) Property Size : The cellular site is approximately 2 , 400 square feet 2 . ACCESS : The site is accessed from Hassalo Street . 3 , UTILITIES : Although water and sewer are available to the Saint Patrick 's School site the proposed use does not need standard municipal services . 4 . LAND USE AND ZONING: The site is currently zoned R- 1 (Low-Density Residential) and contains an existing cellular tower and equipment building . Surrounding properties are zoned and developed as follows : NORTH : R- 1 - Church & related buildings SOUTH : R- 1 - Edgar Brown Stadium parking lot EAST : R- 1 - School & Single family residences WEST : R- 1 - Edgar Brown Stadium 5 . COMPREHENSIVE PLAN : The Comprehensive Plan designates the site for Public / Quasi- Public uses . Goal OF- 2 suggests the City ought to maintain land use flexibility in regard to placement of infrastructure for public and private utilities . Policy OF- 2 -A encourages the sound management of all energy and communication utilities through coordination and cooperation dealing with construction of such facilities . Policy OF- 2 - B encourages the placement of utility substations which are necessary for the surrounding neighborhood . 1 i 61 ENVIRONMENTAL DETERMINATION : The City of Pasco is the lead agency for this project . Based on the SEPA checklist , the adopted City Comprehensive Plan , City development regulations , and other information , a threshold determination resulting in a Determination of Non- Significance (DNS) has been issued for this project under WAC 197 - 11 - 158 . ANALYSIS Clearwire US LLC is requesting special permit approval to co-locate a cellular antenna on an existing tower and to construct an equipment cabinet below the tower . Cellular equipment is proposed to be co-located on the previously approved tower at the western edge of the Saint Patrick 's property ; about 475 feet directly west of the school building . A small ( 7 ' x 7 ') equipment cabinet will be located at the base of the pole . The equipment cabinet will be further enclosed within an existing 2 , 400 square foot chain-link fence compound area . The proposal will occupy a minor portion of the Saint Patrick 's site and will not change the primary use of the property . The location and or expansion of wireless communication equipment falls under the provisions of PMC 25 . 70 . 070 , which requires review and approval by special permit prior to the issuance of a building permit . These zoning regulations were specifically developed to permit (through special permit review) cellular tower / antenna equipment on school properties . The high school stadium is located directly to the west ; school play facilities and open - space are located both to the east and north . If constructed , it is unlikely the proposal will negatively affect any permitted uses in the vicinity; nor will it noticeably alter the existing cell tower compound area . STAFF FINDINGS OF FACT Findings of fact must be entered from the record . The following are initial findings drawn from the background and analysis section of the staff report . The Planning Commission may add additional findings to this listing as the result of factual testimony and evidence submitted during the open record hearing . 1 . The site is zoned R- 1 (Low Density Residential) . 2 . The Comprehensive Plan identifies the site for Public / Quasi- Public uses . 2 3 . The site is part of the Saint Patrick 's Parish property that contains the Saint Patrick 's school , church and related buildings . 4 . All municipal utilities currently serve the site . 5 . Properties surrounding the cellular site are all zoned R- 1 . 6 , Edgar Brown Stadium is located directly to the west . 7 . There are three (3 ) 90 -foot tall light towers located along the eastern edge of the stadium . 8 . The site currently contains a cellular tower and equipment that were granted a special permit in 2005 . 9 . Cellular equipment may be located on school properties by special permit . 10 . The Comprehensive Plan suggests the City ought to maintain land use flexibility with regard to placement of infrastructure for public and private utilities . 11 . The Comprehensive Plan does not specifically address cellular equipment . 12 . Cellular equipment creates minimal demands on City infrastructure . CONCLUSIONS BASED ON INITIAL STAFF FINDINGS OF FACT Before recommending approval or denial of a special permit the Planning Commission must develop findings of fact from which to draw its conclusions based upon the criteria listed in P . M . C . 25 . 86 . 060 . The criteria are as follows : 1 ) Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan ? The Comprehensive Plan goal OF- 2 and policy OF- 2 -A discuss the need for sound management and coordination in the location of utilities and community facilities . 2) Will the proposed use adversely affect public infrastructure ? The proposed use is a part of the communication network utilized by the general public . The proposed equipment will be located in such a manner so as not to impact other public utilities or services . The proposed use does not require water and sewer . 3) Will the proposed use be constructed, maintained and operated to be in harmony with existing or intended character of the general vicinity ? The proposed cellular equipment will be co - located on a previously approved cellular tower . The proposed 8 . 5 -foot tall equipment cabinet will be located at 3 R the base of the tower . The height of the equipment cabinet is significantly lower in height than regularly permitted structures in the R- 1 zone . 4) Will the location and height of proposed structures and the site design discourage the development of permitted uses on property in the general vicinity or impair the value thereof? The proposed 8 . 5 -foot tall equipment cabinet located at the base of the tower is significantly lower in height than regularly permitted structures in the R- 1 zone and will not discourage permitted uses or impair values . There is an existing cell tower on the site that was previously reviewed and approved through the special permit process in 2005 . 5) Will the operations in connection with the proposal be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district? The proposed equipment will create no fumes or noise nor will it create more glare than the Edgar Brown Stadium light towers or the roof of the apartment building south of Saint Patrick 's . 6) Will the proposed use endanger the public health or safety if located and developed where proposed, or in any way become a nuisance to uses permitted in the district? The proposed equipment will be added to an existing cellular facility that has not been a nuisance to the surrounding neighborhood . The new equipment will be located within an existing secured fenced area that has not been found to endanger the public or impact nearby permitted uses . RECOMMENDATION MOTION for Findings of Fact : I move to adopt Findings of Fact and Conclusions therefrom as contained in the September 162 2010 staff report . MOTION for Recommendation : I move based on the Findings of Fact and Conclusions therefrom the Planning Commission recommend the City Council grant a special permit to Clearwire US LLC for the location of cellular equipment with the following conditions : 4 APPROVAL CONDITIONS 1 ) The special permit shall apply to Parcel # 112 - 162 - 277 : A portion of Blocks 7 - 10 , including vacated Lorene Street , Pasco Improvement Company 's 1 sc Addition ; 2 ) The cellular equipment shall be installed in substantial conformity with the site plan submitted with the application ; 3 ) The special permit shall be null and void if the applicant has not obtained a City of Pasco business license by June 1 , 2011 . 5 ' � � �; 'E ���dt I F- R <1i �� '•—�4 ..i; �f- ice, i�o a� 3AV HI _ r ct ...,, cn ct >L T � I J •t -�t {7 w �' I r e + Jill •• ,. - -t ^ t a�,. yf .� ,� ; ��r � i r• �- a t� ��' sr.�-0 +f. X3,1" L d { r I 3Aid HIV. . 40' _ _ �• W ��� � �t f{�T -� 1 tr a W _ - 3Ae H15 � `�-- W - N ; w fu CIA ct Ctw t rl `" Land Use Item: Special Permit - Cellular E ui ment Applicant: Clearwire US LLCp N Map File #4: SP 10-022 � St. Patrick's SIT school -- - HASSALO ST - ! 0 MFR J W SFR cm y > N W Edgar Brown � Q � s Q Stadium - Cn � � = of ice S M LO H - o T s MFR'S SYLVESTER ST Zoning Applicant:Iten Special Permit - Cellular Equipment Map Clearwire US LLC File #: SP 10-022 SITE R-1 I L_ R-1 f ASSALO ST - - w � - R-T SYLVESTER ST F1=1 s REPORT TO PLANNING COMMISSION MASTER FILE NO : SP10 - 023 APPLICANT: Pasco School District # 1 HEARING DATE : 9 / 16 / 10 1215 W . Lewis St ACTION DATE : 10 / 21 / 10 Pasco , WA 99301 BACKGROUND REQUEST : SPECIAL PERMIT: Pasco High School recreational facilities renovations and additions 1 . PROPERTY DESCRIPTION : Legal : Blocks 1 - 8 Sylvester 's 3rd Addition General Location : 1102 North 10th Avenue Property Size : Approximately 33 . 7 acres 2 . ACCESS : The site is adjacent to 14th Avenue and Court Street . 3 , UTILITIES : All municipal utilities are available to the site from 10th Avenue , Henry Street , 14th Avenue and Court Street . 4 , LAND USE AND ZONING: The site is currently zoned R- 1 (Low Density Residential) and contains Pasco High School , Captain Gray Elementary School and associated structures . Surrounding zoning and land uses are as follows : NORTH : C - 1 & R- 3 - Single Family Residence , Churches and Retail Businesses SOUTH : R- 1 - Single Family Residences EAST : R- 1 - Single Family Residences and a Church WEST : R- 11 C - 1 & "O " - Single Family Residences and Medical Clinic 5 , COMPREHENSIVE PLAN : The Comprehensive Plan designates the site for Public / Quasi- Public uses . Plan Policy LU - 2 -13 encourages the support of existing educational services through coordination with the service provider . Plan Goal CF- 5 also encourages the provision of educational facilities throughout the community . 6 . ENVIRONMENTAL DETERMINATION : The City of Pasco is the lead agency for this project . Based on the SEPA checklist , the adopted City Comprehensive Plan , City development regulations , and other information , a threshold determination resulting in a Determination of 1 Non- significance (DNS) has been issued for this project under WAC 197 - 11 - 158 . ANALYSIS High schools are listed as unclassified uses in the Pasco Municipal Code Title 25 (Zoning) . Unclassified uses may be permitted in any zoning district following a review through the special permit process . Major modifications to the high school property and major additions also require review through the special permit process . The proposed renovation involves updating the baseball field and tennis courts . Work will include construction of a new concession stand and press box ( 1 , 200 sq. ft . ) , replacement of the dugouts and storage buildings , replacing fencing and adding new field and court lighting. The baseball field is located along 14th Avenue and the tennis courts are located north of the high school along 10th Avenue . Over the years the high school has been expanded and remodeled to meet the needs of the community . The last expansion to receive special permit approval was in 2006 for the 30 , 000 square foot cafeteria and student services wing . Most of the proposed work involves replacing existing structures and fences with new structures and fencing . The physical location of the baseball field and tennis courts will not change . The most significant change involves adding the baseball field lighting and tennis court lighting . Six new 70 -foot tall poles with attached light fixtures will be placed around the ball field. The proposed lighting is designed to reduce light spillage across 14th Avenue and spillage upward into the night sky . There is only one light pole that more or less faces directly towards 14th Avenue . This pole has eight light fixtures compared to other poles that have twelve light fixtures on them . The light poles nearest to the houses on the west side of 14th Avenue will be located 200 feet away . The poles will be about 110 feet east of the east curb line of 14th Avenue . The light fixtures on the poles 110 feet from the curb line will be facing away (east) from 14th Avenue . The attached lighting information provided with the application indicates that 100 feet behind the poles light levels can be expected to be about . 5 foot- candles . Light levels under city street lights have been measured at 5 . 5 foot- candles (2007 Study by Meier Engineering) . It should also be pointed out there is a row of sycamore (broad leaf) trees along 14th Avenue that will provide some screening between the new field light poles and the homes on the west side of the street in the spring, summer and part of the fall . New lighting for the tennis courts will be fully shielded and will be on poles reaching a height of 22 feet . The tennis courts are blocked from public view on three sides by school buildings ; helping to reduce any glare that may be caused by the lighting. The throw reflector and concealed light source of the tennis court light fixtures are design to cutoff light preventing glare and light spillage beyond the courts . Unlike the homes on 14th Avenue , homes on 10th Avenue 2 face the side streets . The large windows that may be impacted by night lighting on these homes do not face the tennis courts . STAFF FINDINGS OF FACT Findings of fact must be entered from the record . The following are initial findings drawn from the background and analysis section of the staff report and comments made at the public hearing. The Planning Commission may add additional findings as deemed appropriate . 1 . The site is located in an R- 1 zone . 2 . Schools and related facilities are conditional land uses in the R- 1 zone . 3 . The site is within the city limits of Pasco . 4 . The Comprehensive Plan identifies the site for Public / Quasi-Public uses . 5 . The site currently contains Pasco High School . 6 . Comprehensive Plan Goal OF- 5 suggests that adequate provisions should be made for the location of educational facilities throughout the urban growth area . 7 . The location of the high school baseball field and tennis courts will not change . 8 . The baseball field and tennis courts have been part of the high school site improvements for about 50 years 9 . The high school site is bounded on all sides by city streets . 10 . The high school site is fully developed with all infrastructure in place . 11 . Proposed improvements include replacing buildings and fencing, and the addition of new field and court lighting. 12 . The baseball field is proposed to have six 70 -foot tall light poles for night lighting. 13 . The tennis courts are proposed to have 21 new light standards 22 feet in height . 14 . The baseball field lights will be set back over 100 feet from 14th Avenue . 15 . Light levels measure . 5 foot- candles at 100 feet from the proposed baseball field light poles . 16 . Light levels under city street lights measure 5 . 5 foot- candles . 17 . A row of sycamore trees is located between the baseball field and 14th Avenue . 18 . The baseball field light fixtures are designed with advanced reflectors that reduce light spillage . 19 . The light fixtures proposed for the tennis courts have a reflector system with a sharp cutoff limiting glare and light spillage . 20 . The tennis courts are surrounded by buildings on three sides (north , south and west) . 21 . Enrollment at Pasco High School has decreased by 1 , 982 students since the opening of Chiawana High on Argent Road . 3 t 22 . Pasco School District representatives testified in the Planning Commission hearing that the number of regularly schedule High School baseball games will not increase as a result of the ball field renovations . CONCLUSIONS BASED ON STAFF FINDINGS OF FACT Before recommending approval or denial of a special permit the Planning Commission must draw its conclusion from the findings of fact based upon the criteria listed in P . M . C . 25 . 86 . 060 . The criteria and staff listed conclusions are as follows : I) Will the proposed use be in accordance with the goals, policies, objectives and text of the Comprehensive Plan ? The proposed use supports the following plan policies or goals : OF- 5 suggests adequate provisions be made for educational facilities throughout the Urban Growth Area . Policy 5-A encourages the appropriate location and design of schools throughout the community . The future land use map of the Comprehensive Plan designates the site for Public and Quasi-Public uses . Schools and related facilities are public uses . 2) Will the proposed use adversely affect public infrastructure ? The Pasco High School site is fully developed . Surrounding streets and utilities have been in place for many years . These utilities have been sized to accommodate the needs of the high school . 3) Will the proposed use be constructed, maintained and operated to be in harmony with existing or intended character of the general vicinity ? The Pasco High School has been located at the northwest corner of Henry Street and 10th Avenue for over 50 years . Single family homes , churches and businesses have all developed around the high school . The high school is a major part of the general character of the neighborhood . 4) Will the location and height of proposed structures and the site design discourage the development of permitted uses on property in the general vicinity or impair the value thereof The neighborhood and high school have coexisted for over 50 years . The existence of the high school and associated sports fields has not hindered development around the high school or diminished the value of the neighborhood . The six light poles that reach 70 feet in height will be located 110 feet or more from a city street and will be located behind a row of sycamore trees . These poles will be similar to the sports field lighting at Chiawana High 4 School and the Edgar Brown Stadium . It is not expected that the proposed improvements will discourage development of permitted uses or impair values . 5) Will the operations in connection with the proposal be more objectionable to nearby properties by reason of noise, fumes, vibrations, dust, traffic, or flashing lights than would be the operation of any permitted uses within the district? The proposed renovations to the high school property will not increase the schools capacity to house more students . The addition updates and improves existing facilities that have been in the neighborhood for over 50 years . Although the proposed sport field lighting is designed to minimize impacts to adjoining properties there will be additional lighting introduced into the neighborhood . 6) Will the proposed use endanger the public health or safety if located and developed where proposed, or in anyway will become a nuisance to uses permitted in the district? The proposed renovation will be constructed to meet all requirements of the International Building Code , the adopted Fire Code , the adopted Plumbing Code and all other construction codes and state regulations pertaining to public school construction . The existing sports facilities have a long history of being part of the neighborhood without endangering public safety. The design and location of the new field lighting includes safe guards to minimize nuisances due to light spillage , including; reflector design and photometrics that provide substantial light control , having only one light pole directly facing 14th Avenue , reducing the number of fixtures on the pole facing 14th Avenue , ensuring all poles are 110 feet or more from 14th Avenue , reducing the light spillage to . 5 foot candles at a distance of 100 feet from the poles (city street lights are 5 . 5 foot candles) and providing tennis court lighting with throw reflectors and concealment to cutoff light and glare beyond the tennis courts . RECOMMENDATION 5 MOTION for Findings of Fact: I move to adopt findings of fact and conclusions therefrom as contained in the October 21 , 2010 staff report . MOTION for Recommendation : I move based on the findings of fact and conclusions therefrom the Planning Commission recommend the City Council grant a special permit to the Pasco School District for sports facility renovations with the following conditions : APPROVAL CONDITIONS 10 The special permit shall be apply to Blocks 1 - 8 Sylvester's 3rd Addition . 2 . The sports facility renovations shall be developed in substantial conformity with the site plan submitted with the special permit application . Installed lighting shall be in substantial conformance with shielding as pictured in the specification sheet submitted with the special permit application . 3 . The special permit shall be null and void if a building permit has not been obtained by November 1 , 2012 . 4 . The existing trees along 14th Avenue must be protected and retained . Loss of these existing trees require replacement , specie and size must be approved by the Director of Community 8s Economic Development . I� i i 6 L40 tai .a; am k � E E • :.� l,.OWN i I W-1 �_ ■! • `ad Kw in' ' FPM 4R a —; e ON F A. s l�ai ( K a MA MIS M EM ,A �►J ME f Mal e 1 • , +_�.. r r+,6 ;. '1 a WE LOW 4: 3.... z u IRV Ct �y:f r� VI 4� ' VI � all • t� ix _ F I.. a ct O r .n U � a U 7.S 3 ct uj Pon* 0 4 Land Item : Recreational Facilities Renovation � Use Applicant: Pasco School District # 1 N Map File #: SP 10-023 ` 777 SFDU's _ Rye I I Commercial IL=1-4;:�-r y [7R mercial �� ' � Comm BROWN EEI C'R"^E LLs Grade� � ST School� BRC � SFDU's 00 ��;��, _ SITE �SFDUs �< High OCTAVE 1 ��ol_1iTT171k 0 ' School HENRY ST School i Churches "`""` S� � SFDU 's - emina ly 11111 1 1 1 'T MARGARETST Map �pplicant: Pasco School Facilities District # 1 D Zonin Item: Recreational 9 A File #: SP 10-023 RUBY R=3 REERM-En R=3 mr III mill 0 son MENNNIN NO 11111111 11011 HIM Conceptual : PASCO HIGH SCHOOL Varsity Baseball Field Improvements poll. 1 p d v , l " � . Y g w u t 4 L 1 x, e x.•.a'.dw�Y'+.-u7WlAmv�Fn w'c�.Sw $+O4 e"'�Yu.YpidrNe"Z,%4L.4'kx:Sa:4Y(4*..r'..'�.++.a ''" ` Pb.:`.,,:. .. . C _ ' v ' SITE PERSPECTIVE New Ticket Booth -New PA System LOOKING NORTH WEST -New Press Box -New Fence ' New Concession Stand -New Field Lights ; -New Bleachers -New Grass and Infield -New Batting Cages -New Dugouts and Storage Areas Y, New Bullpens -New Field Irrigation System SITE PERSPECTIVE LOOKING SOUTH WEST Pasco School District � o • • b • . . - S �f� L�c�,.�..i 'w"4�. { r„C`�'', _ Y ���r r rrrrrri L i .' '*A,' n> ? ■ �4R 0 I65f' IIGi �aa • ��r . r• k it 1 At X1 0 - w, S � M >"..w�`1.. v^� � ^n,^'�_ • • B�i��;8a1 a6 (IR�i ;3 3e i68 ELI I srsp s Et ut�?...e.s. : 3 s s: t ..: f rss:a N:I NO NMI MINK ° �yr n.� �a�'�` 5' �' J5'TK:" �F. �� ■ ■i � }CGI '�91 IIP-F: S� I"�' if8� ita�( � ..... s: . .... .w..t zti SW+7� i ',� � •r rrrrrr rr rrrrr rrrr r• y Ir•� . . _ - - iS. �_ - . •....• _ _x . 12 .1 ZWWm I PASCO SCHOOL Z�7 DISTRICT NO . 1 1215 NEST LENTS STREET -- PASCO, WA 99301 PASCO HIGH SCHOOL K wwi Yi K ar 1108 NORTH 10TH STREET -- PASCO" WA 99301 1108 NOR 10TH STREET BASEBALL AND to A # TENNIS RENOVATIONS 1[r YTi � 11115 Ya i .'}^ lYIli 1M 1 4 - .rlll..Id ..1YC 3 , ' 6 r1i ! av lel Iltl/ ID� �;± cl[ry41;Mf , i : 0l� —P—o— tS 01Y 11e MQ e. rolYwnn cow anew wn Ync na ':: iVt (wwYA K Im OWN WAM 10 It 11Y L.1{ t F� . y -. .. c 91l wY1 YwYLIIA mMA 11,Q imewm Olq 11111 n. NBC lwm i •. coin M M. wmwm s f C 1r i • . ;. . , Y#lam � � . 4 ... . mrmYi i - . .. 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Light-Structure Green cuts those costs in half through improved Control-04 reflector technology, a 25-year maintenance program, and Control-Link® automated scheduling system. Reflector technology • The dramatic improvement of photometric efficiency requires fewer fixtures to achieve desired light levels, reducing energy costs • A series of timed power adjustments with the Smart Lamp'" operating system increases lamp life from 3,000 to 5,000 hours - a 66% increase in operating efficiency Musco s Constant 25'" warranty and maintenance program guarantee:- • Constant light levels and group lamp replacements at the end of rated lamp life • Reduced energy consumption s Monitoring, maintenance, and remote on/off control services • System structural integrity �N 0-N--M�� Musco's Constant 25'"warranty assures you won't have to touch your lighting system for 25 years, guaranteed. Control-Link System • Lights are on only when needed through an automated scheduling and monitoring system • Control-Link Central" staff provides 24/7 support, benefiting field users and neighbors For the environment: A; - hrs. n;u¢i-fie Cenrplex Shot-45 LIGht-l5hucture Green's drematic light control capaba::v he outhele pole locations are only 100 feet apart ;ight levels measure 5 rootcanoles between them Advancements in the reflector design reduce offsite spill light by 50% over our previous, industry-leading light control system. Effective light control allows facility planners more flexibility in site selection for new fields and makes lighting an existing neighborhood park easier. Ty a 3 Effective tight rontrol addresses fo,:r areas of concern • Neighbors: Light-Structure Green custom fits light onto the field, keeping the light out of neighbors' windows • Sky glow: The reflector reduces upward light, protecting the beauty of the dark skies • Players and spectators: For multi-field complexes, it is important that light doesn't trespass onto adjoining fields, causing potential problems for players and spectators • Aesthetics: Light-Structure Green's structural design and light clarity make the system aesthetically pleasing Unequaled performance: I,," e-Gordan Cc,-tounde: I t a 8001825-6030 (1)641/673-0411 Musco hUrie Page Corn any Overview I Permanent Liahjinu I TCmoorpry LiChtia. - iect Showcase I News&Events I &ised Events I Contact Js eougs} Information I Careers I Privae PotW I 1gnM5 Of Use Site M © 1997 - 2010 Musco Sports Lighting, LLC.All rights reserved. ` � °S of 3 INFORMATION PROVIDED ON THIS FOOTCANDLES (FC) 0 3' ABOVE FINISHED COURT FOOTCANDLES (FC) 0 3' ABOVE FINISHED COURT PAGE IS FOR CONCEPTUAL AVERAGE FC: 76.56 AVERAGE FC: 85.47 DESIGN USE ONLY, MAXIMUM FC: 123 MAXIMUM FC. 132 MINIMUM FC; 57 MINIMUM FC; 54 MAX/MIN FC 2. 16 MAX/MIN FC 2.44 COEF VAR FC 0923 COEF VAR FC 029 UNIF GRAD FC 1 .32 UNIF GRAD FC 1 .49 COURT 1 & 6 CALCULATION SUMMARY COURT 2 -5 CALCULATION SUMMARY FI\TIURE MOUNTING HEIGHT: 22'-0" POLE TYPE A: (1 ) LSI CAT. N0, ARO-A POLE TYPE 8: (2) LSI CAT, NO. ARO-A POLE TYPE C: (4) LSI CAT. NO. ARO-A LIGHT POLE TYPE C SIMILAR 8 PLACES FIXTURE INFORMATION i LIGHT POLE TYPE A g SIMILAR 6 PLACES rUGHT POLE TYPE B IMILAR 7 PLACES - - - -- - - -- ---- -- - - - - - - • FW CIA m i C1 C2 C3 C4 C5 C6 IA too . TENNIS COURT CONCEPTUA I IGHTING PLAN NOT TO SCALE `�NNIS CA�'T� LIG►+FT �i�CT1r�� 1 r Alp s x } x> ', t t Ltd LSI Courtsider SpofIs Lighting �DElrfsider Sports Lighting LSI Courtsider Sports Lighting, mounting design. Its die-cast harsh glare,the Aerosystem the innovator in tennis court construction provides creates a low impact, lighting, presents Aerosystem. unparalleled durability, and environmentally friendly More than just a light fixture, is available in a selection of lighting effect.The the Aerosystem breaks finishes to complement the Aerosystem is the perfect new ground in aesthetics, court environment, lighting choice for high construction, and functionality. schools, universities, Departing from the dated In addition,the Aerosystem resorts, country clubs, 'shoebox'look,the Aerosystem provides brilliant, glare-free condominium complexes, presents a distinctive and illumination for players,with and private residences. progressive, yet low profile precise light control and appearance.LSI Courtsider minimal light spillage outside Powerful performance and has thoroughly simplified of the court area. Unlike smashingly sleek aesthetics the installation of the assembly traditional floodlighting make the Aerosystem a sure with the Aerosystem's modular systems, which produce courtside winner. it r fr f k A i REHIEUE THE H16HEST LIGHT QURLITY Pole & Fixture for relamping.Lob shots Uniformity of Light Placement over 22'are illuminated by The tennis ball is easier to Installing the Aerosystem the light reflected from the follow under uniform lighting courtside removes the light court surface. conditions.The optical design source from the player's and pole 1 fixture placement normal line of vision.This Quantity of Light of the Aerosystem insures an placement provides excellent A rapidly moving tennis ball even light distribution over illumination on the flight of the requires relatively high levels the entire court area. tennis ball,and the surface of of illumination, and will vary the court.In general, proper according to the caliber Customized lighting of the ball requires of play at the facility.The Foot-candle Chart pole placement on the sides of standard layouts provided A customized foot-candle the court which are near,or by LSI Courtsider Sports chart, illustrating the behind the baseline of the Lighting are designed for Aerosystem for your project, court.(see standard layouts) specific levels of play.Each is available upon request. system uses the proper Contact LSI Courtsider Sports Fixture number of poles and fixtures Lighting for more details. The Aerosystem's Forward to produce the proper amount Throw reflector and concealed of light for the level of play. light source provide a sharp cutoff to prevent disabling .LI glare and unwanted spill light. Its Metal Halide lamp source promotes energy r. efficiency and longer life. This combination ensures economic operation and f minimal maintenance costs. Fixture Mounting Height At a mounting height of 22 feet,the Aerosystem - effectively distributes the proper amount of light on the court and eliminates stray light = : to surrounding areas.The low fixture mounting height is F, more visually appealing, and provides easier accessibility _k LSI Courtsider Sports Lighting is committed to providing communillum friendly natio lighting that delivers high quality,energy efficient illumination while eliminating unnecessary uptight and minimizing light trespass.The Aerosystem is considered to be LSI _ A Smart Solution rata` community-friendly,meeting IESNA's full cutoff classification. �� 3 (o g1 I k4 R d LAYOUT 1 LAYOUT 3 LAYOUT 5 j i i Recreational Play Club/Tournament Narrow Recreational 60' x 120' 60'x 120' 108'x 120' (6)ARO-A (8)ARO-A (6)ARO-A•(1)ARO-B•(2)ARO-C LAYOUT 2 LAYOUT 4 LAYOUT 6 Full Size Recreational Full Size Club/Tournament Narrow Club/Tournament 120' x 120' 120'x 120' 108'x 120' (6)ARO-A•(3)ARO-B (8)ARO-A•(4)ARO-B (8)ARO-A•(2)ARO-C•(1)ARO-D —M7— Single D180 / ARO-A Assembly ARO-B Assembly (1)1000 Watt Fixture (2)1000 Watt Fixtures (1)Single Bracket (2)Single Brackets (1)Pole Top Hub (1)Pole Top Hub (1)20'x 4'0.D.Pole (1)20'x 4'0.D.Pole D70 090 ■ ARO-C Assembly ARO-D Assembly i (2)1000 Watt Fixtures (4)1000 Watt Fixlures (2)Single Brackets (4)Single Brackets �-- --1 (1)Pole Top Hub (1)Pole Top Hub (1)20'x 4'0.D.Pole (1)20'x 5"O.D.Pole AM ; - g - THE REROSVSTEM INSTRURTION ROVRNTRGE The Aerosystem's modular install, easy to handle, and assembly process is simple extremely durable.The system genius.The components consists of:fixture, extension of the system have been arm,two cast end connectors, designed to be easy to pole top hub, and pole. Housing ! End Connectors 1 One-piece.die-cast aluminum construction is /' Cast aluminum end connectors join stronger than fabricated or extruded'boxes." the fixture to the extension arm,and Unique,aerodynamic shape creates less wind the extension arm to the pole top hub. loading requirement for pole. f F C Hinged Ballast Tray Waist is mounted on hinged tray that is removable for fixture installation or maintenance.During installation,removing the ballast tray significantly reduces the 4 weight of the fixture.Toolless release mechanism for hassfe-free operation. Lamp y ` 1000 Watt Metal Halide Reduced lamp.Horizontal burning position.Reflector g pd Forward Throw reflector designed to light the court area uniformly, Extension Arm while eliminating stray Steel tube slides over light and producing a cast end connectors, sharp backside cutoff, and is secured with stainless steel Door Frame+ hardware at each end. ` Protective Gasket One-piece,die-cast, Thermal removable door frame g allows easy maintenance. i Shock Resistant -h Door frame seals against Glass Lens Clear,flat,tempered glass lens the housing by a one-piece is sealed to door frame with a extruded silicone gasket. Pole Top Hub Rotatable,cast aluminum one-piece extruded silicone gasket. 1P65 Rating pole top hub is available Standard design completely to externally slipfit 4'or 5" seals the Aerosystem diameter poles.Mounting housing from penetration holes for various assembly Installation of external contaminants, configurations are pre-drilled. which allows for IP65 rating. Concealed,stainless steel As Easy As 1-2-3 set screws are used for level- To assemble: ing and securing hub to top of pole.Cap is included. • Mount(1)end connector to pole top fitter, mount(1)end connector to fixture. ------- • Slide pole top fitter on pole,slide extension arm on end connector. • Slide fixture in extension arm. �- •Single,D180,and D70 pole shafts •Weatherproof duplex receptacle is r-3—� are electro welded ASTM-A513 4' optional. O.D.10 Ga round steel tubing. .Ground fault circuit interrupter is •Quad pole shaft is ASTM-A513 5- optional. I 2 0.0 11 Ga.round steel tubing. •Two-piece fabricated aluminum base •4`O.D.steel tubing is approximately cover is standard for anchor base poles. 6 lbs.per ft. •Pole top hub externally slipfits 4`or 5 •5 O.D.steel tubing is approximately O.D.pole.Hardware to level bracket is HANOFYJSE 1Z HALfC'u-NG 7 lbs.per ft. internally threaded,concealing it from NLri ABOVE fORiMRWG view for a cleaner a HANDHOLr •Anchor base poles are furnished appearance.A WASHER ` r BASE RIATE I with anchor bolts and zinc plated through bolt is not required. lEVEiING NU, double nuts and washers.Galvanized •Extension arm is ASTM-A513 4'O.D. anchor bolts are optional.Anchor round steel tubing. 20' bolts conform with ASTM-A36 with a EPA's on standard pole conk ura6ons are ANGHDp BOLL • _: I P p minimum yield strength of 36,000 PSI guaranteed up to 80 MPH.Please conch factory FOUNDATION •Base is ASTM-A36 hot-rolled steel for areas with wind ratings higher gun a0 MPH. i•°�Ca° i ANG 7R�, 41.J plate with a minimum yield strength Caution:The Counsider Sports Lighting guarantee ANCHOR BASE POLES DIRECT BURIAL POLES of 36,000 PSI. does not apply if the pole/bracketifbdure •3"x 6°reinforced handhole is 12" combination is used to support any other items. above base plate,cover IS provided. such slags,pennants,or signs,Who would atltl strtr m ess to Uie pole.Courtsider Sports Lighting •Ground lug is standard. cannot accept responsibility for harm or damage caused in these situations. Assembly Type Luminaire Wattage Luminaire Voltage Pole Type Pole Helght' Pole Material Assembly Finish ARO-A(single) 1000-1000 Watt MT-Multi Tap' AB-Anchor Base' 18 410.4'o.d.10 Ga.Steels BILK-Black ARO-B(twin 180°) Metal Halide 480V DB-Direct Burial 20 511 -5'CIA.11 Ga.Steel GRN-Green ARO-C(twin 70°) 875.875 Watt Pulse- 220/240V 50HZ' 22 507-5°o.d.7 Ga.Steel' BRZ-Bronze ARO-D(quad) Start Metal Halide 24 PLP-Platinum Plus 750.750 Watt Pulse- 26 BUF-Buff Start Metal Halide 28 WHT-White GPT-Graphite MSV-Metallic Silver EXAMPLE OF A TYPICAL ORDER I ARO-A 1000 MT AB 20 410 BLK Pole Options GFl.Weatherproof 1-MT(mule-lap ballasts include taps for 120V.208V,24OV,or 277V) Luminaire 0 tions Duplex Receptacle w/ 2-For'niernational applications where 50hz power is standard(e.g.Europe 8 Asia) RCS-House Side Shield' GFCI protections 3-Ali anchor base assemblies are supplied with galvanized anchor bolts and base covers. LAB-Less Anchor Bolts 4-For anchor base assemblies the heights shown are the pole length. The fixture mounting height will be Z higher than the pole height using the upsweep bracket(e.g.with a 20'pole the fixture mounting height is 22').For direct burial assemblies.the height shown is the above grade section Direct burial poles will also include a 4'below grade section(e.g.a 20'duect burial pole is 24'overall length) Direct burial poles are Iimiled to maximum 24'above grade height. 5-4°poles are available only up to 22 height. 6-The 5°o.d.,7 gauge dole is used for all quad assemblies. 7-Under normal use,the Aerosystem fixture produces acceptable light cutoff. For highly sensitive applications,the optional external rear cutoff shield s available. 901,1111 8-The GFI receptacle installs in the standard handhole lomtior 12°above the pole base. Uffft MEN wi Niwtbn - 4 Black Green Bronze Platinum White Buff Graphite Metallic Plus Silver All Aerosystem components are finished baked-on powder finishing process that withstands extreme weather changes with DuraGrip�,Courtsider Sports produces an exceptionally attractive without cracking or peeling.Finish is Lighting's revolutionary,superior, appearance.DuraGrip polyester finish guaranteed for a full five years. LSI COURTSIDER SPORTS LIGHTINGAMENIrAN MFIHBEJt / SPORTS BUILnrAti 10000 Alliance Road ASSOCI MON Cincinnati,Ohio 45242 (800)794-3448 FAX(800)373-9998 www.courtsider.com A Company witha _144, E-mail:courts ideralsi-industries.com la2010 LSi INDUSTRIES INC. 3077&10--�7t lR Qf �O Exhibit #1 - Letter from Herb Ayers Mr. and Mrs. Herb Ayers 1106 West Henry Street Pasco, WA 99301 509-547 4862 City of Pasco Planning Commission 2nd Floor 525 North Third Pasco , WA 99301 RE : SP 10-023 Public Notice PHS Rec Renovations/Proposed Lighting at Pasco High School Ball Field I am a resident, in proximity to the Pasco High School ball field , and I oppose the installation of lighting on the Pasco High School baseball field because such lighting is bound to bring increased evening and night time traffic, increased carbon monoxide fumes, increased noise levels, and increased litter and refuse to our neighborhood . I further believe that as an impacted resident, my family is entitled to some relief from unsafe pollutants , noise, and damage to our properties from the more than 12 hour current, daily activities at the school . We also believe these factors could lead to an unjustified decline in market property values of my home . I believe the new lighting will impose some glare in the windows of the residents, but appreciate that new technology will be used to minimize this problem . There are a number elderly residents who retire early and do not wish the added noise from traffic or from loud speakers at the field . There are also neighbors who return home from work after dark and find they have no place to park when activities are going on . My neighbors and I believe there is adequate lighting for night time events at Edgar Brown Stadium Although it lacks a baseball field . We are not convinced that this new lighting will enhance the student's recreational or sports opportunities. We believe, as pointed out in the School District proposal , that real purpose of the lighting is to make Pasco High facilities comparable to those at the new Chiawana High School . It may also be to encourage teams other than Pasco teams to use the fields after hours although we do not know this for sure . We want the Pasco Planning Commission to know that we are good neighbors to Pasco High School and that we want the best for our students and faculty. Over the years we have tolerated increasing noise, traffic, and pollution levels. We even tolerate skate board enthusiasts who make noise until 2 :30 a. m . at times. We also have the band drummers who drive us nuts each day. But we know that noise will someday become music and we'll be entertained by the band . We want the Commission to carefully review our concerns so that mitigation of some of these problems can be found for the resident's health , safety, and peace of mind . 7L A�!A Herbert J . Ayers 1106 West Henry Street, Pasco, WA 99301 Signed Residential Petition Attached Exhibit #2 - Petition w/8 signatures Residential Petition Opposing The Installation of Lighting at Pasco High School Baseball Field I oppose the installation of lighting on the Pasco High School baseball field because such lighting is bound to bring increased evening and night time traffic, carbon monoxide fumes, increased noise levels, and refuse to the neighborhood . I further believe that as a resident in close proximity to Pasco High School , my family and I are entitled to some relief from unsafe pollutants and from the more than 12 hour activities at the school each day. I also believe these factors could lead to an unjust decline in market property values of my home. Name Address Phone 111`c� c,J c 7 — Cpl C �z zr Li 6 - -J L4e I' Va' -A 164e LZ 13 6 W n y - `3 Y 7 G 35 eW7 Rio w eRIV Ste_ q 7 - Z MEMORANDUM DATE: October 21 , 2010 TO : Planning Commission FROM : Jeffrey B . Adams , Associate Planner SUBJECT: Boat Basin / Marine Terminal Plan In February of 2009 the City of Pasco adopted Resolution 3136 authorizing the City and the Port of Pasco to enter into a joint planning agreement for the development of a plan for the Boat Basin / Marine Terminal area of Pasco . This area is located between the Blue Bridge and the Port of Pasco 's new Osprey Pointe business park . The Plan would require coordination with the City Comprehensive Plan and the Port 's Shoreline Management Permit for Osprey Pointe . In December of 2009 the planning process began when the City and Port engaged the professional services of Makers Architecture . The Plan is intended to identify appropriate land use , promote economic development and provide for adequate infrastructure to the area . It would guide the development of the Marine Terminal area in a manner consistent with the Pasco Comprehensive Plan and the Port 's Shoreline Management Permit for Osprey Pointe . The planning process included information gathering 8s public outreach , "visioning, " identification of advantages and constraints of the site , development of alternative concepts , land use , zoning, and design recommendations . Public outreach included interviews with stakeholders (City of Pasco public officials and staff, Port of Pasco commissioners and staff, representatives from the Army Corps of Engineers and Cascade Marina in the Boat Basin) , and an introductory neighborhood meeting in January of 2010 at the Port of Pasco . A follow-up neighborhood workshop took place in March of 2010 at the Port of Pasco , with a public workshop meeting with the Planning Commission in June of 2010 and finally a public hearing was held in September 2010 . Since the September 2010 meeting some minor changes were made to the Plan . The important ones are as follows : 1 . Table of Contents (p . 3) reorganized 2 . Historic Content verbiage has been clarified and corrected (p . 7) 3 . Ownership (p . 14) new map shows correct placement of River Street and Army Corps of Engineers ownership that is leased to the City of Pasco . 4 . Zoning (p . 15—explains how the City of Pasco Code allows residential in commercial zones) ) 1 5 . Geographic Conditions (p . 18) graphic shows potential for additional building height along Ainsworth Avenue . 6 . Preferred Land Use maps on pp . 25 and 28 now match . This meeting will be a formal public meeting for the Commission to make its recommendation to the City Council . During the information gathering & public outreach the following opportunities and constraints were identified : Opportunities : 1 . River views 2 . Views of the Cable and Rail Bridges 3 . View of the future Clover Island development across the river 4 . Direct water access / boat launch at Schlagel Park 5 . Trail access to the river via the Sacagawea waterfront trail . 6 . Affordable residential , commercial , and industrial waterfront property . 7 . Available Marine Terminal land . 8 . Limited (mainly Port of Pasco) ownership of the Marine Terminal site Constraints : 1 . Limited access and visibility (four points from Ainsworth Street ; one access point from 10th Avenue at Washington Street) , 2 . Limited access to Marina. 3 . Limited access and visibility at Schlagel Park/ security and safety concerns . 4 . Railroad noise (BNSF rail line) . S . Barriers (Tenth Avenue , Ainsworth Street , railroad) 6 . Levee , roadway height (Marine Terminal property 10 to 15 feet below height of levee , roadway will affect both views and access) 7 . Substation (approximately one acre near center of Marine Terminal site) . 8 . Volatile hydrocarbons in soil and water . Preferred Alternative : The preferred alternative designates the Marine Terminal site for general commercial (approximately 10%) , mixed use retail commercial which allows for the possibility of limited , upper floor residential (about 40 %) , business park (about 30%) , and open space for parks and along the BNSF rail corridor (about 20%) . 2 The Boat Basin neighborhood zoning to the north would remain medium density residential (approximately 55 %) ; the Marina would remain industrial (about 15 % ; an open space designation would be added for the park areas and the BNSF Rail corridor (approximately 30%) . Two primary gateways are identified for the Marine Terminal site ; South 10th Avenue and Washington Street ; and Ainsworth Street at South 7th Lane . A gateway for the Boat Basin would be located at Ainsworth and Grey Avenue to signal the entrance to the marina, boat launch , and Schlagel Park . A public beach and expanded marina are recommended in the Boat Basin . Key Recommendations Key Recommendations include the following: • Building Siting . o Site buildings to reinforce view and circulation corridors and to allow public access to the waterfront . • Retail Frontages . o Promote concentrated retail uses along primary public access routes . • Trail . o Promote the Sacagawea Trail as a regional public access amenity . o Align uses to support the trail and to improve its accessibility, continuous riverfront setting , and security . • Safety . o Improve Sacagawea Trail safety by continuing work for an undercrossing at the BNSF Railroad Bridge . The existing path , which detours around the Boat Basin site on Ainsworth Street , temps trail users to shortcut this detour by crossing the railroad at informal—and potentially unsafe—locations . • Washington Street Boulevard . o Maintain Washington Street as the area's central circulation spine and "gateway" boulevard . o Develop Washington Street on the Marine Terminal site into a significant visual amenity with a median and roadway landscaping . o Define Washington Street on the Boat Basin site with curbs , gutters , landscaping, and a walking path , consistent with Sacagawea Trail standards (eventually to become part of the Sacagawea Trail) . • Substation . 3 o Isolate and screen the existing power substation by surrounding it with green open space , parking, and significant landscaping to reduce its visual impact . • Riverfront Development . o Concentrate dense mixed-use development along the riverfront , with support uses and parking clustered behind this zone . • Railroad Buffer. o Provide a significant (heavily landscaped and open space) buffer between the BNSF rail line and any adjacent construction . • Parking Locations . o Locate main at-grade parking areas outside of the Riverfront Development Zone . o Locate parking on the ground-floor under buildings in the Riverfront Development zone . • Large Buildings . o Keep large floor plan buildings , such as assembly, service , and sales , in the portion of the Marine Terminal site north of Washington Street . • Boat Basin Area Landscaping . o Carefully design landscaping on the portion of Washington Street above the Boat Basin site so it does not impact views for local residents . o Install a bioswale instead of curb and gutter on the south side of Washington Street between the roadway and Sacagawea Trail path to reduce stormwater runoff, and to respect the existing neighborhood character . o Relocate the marina's fencing to the bottom of the hill . o Replace marina's fencing with a decorative 4 -foot fence adjacent the new pathway . • Beach Area and Safety . o Create an expanded beach area at Schlagel Park that separates boat launch and swimming activities in this area • Boat Launch . o Replace the existing boat launch with a new launch ramp and pier to improve boater access and safety. • Existing Residential . 4 o View the existing residential neighborhood in the Boat Basin area as an amenity . o Unify zoning in the Boat Basin area to Medium Density (R- 3 ) from a mix of R-2 , R- 3 , and I - 1 to allow current owners more incentive to maintain or redevelop their properties (this will create some legal nonconforming properties) . The final product is intended to be "a concise document designed specifically for use as an implementation guide . " It includes maps , sketches , and diagrams describing preferred land use , bicycle and pedestrian transportation facilities , infrastructure , and other urban design features . Findings of Fact The Planning Commission is requested to consider public testimony , and offer direction and comments to staff on the draft Plan . 1 ) The City adopted a resolution authorizing the City and the Port of Pasco to enter into a joint planning agreement for the Boat Basin / Marine Terminal area of Pasco . 2 ) Joint planning agreements are designed to promote economic growth by coordinating and focusing planning efforts for a geographic area . 3 ) Master plans allow for coordination of land use , infrastructure , and amenity planning, allowing for the most efficient use of public and private resources . 4 ) The City and Port of Pasco entered into an interlocal agreement to create a master plan for the Boat Basin / Marine Terminal area. 5) The City of Pasco is the lead agency in developing the Plan . 6 ) The Plan requires coordination with the City Comprehensive Plan and the Port 's Shoreline Management Permit for Osprey Pointe 7 ) Makers Architecture was hired in December of 2009 to develop the Plan . 8) Public outreach , including interviews with stakeholders and neighborhood meetings were conducted in January, March , and June of 2010 . 9 ) The Plan will govern the development of the Port Property in a manner that is consistent with the Comprehensive Plan and Conceptual Site Plan . 10) The Plan includes maps , sketches , and diagrams of land use , bicycle and pedestrian transportation facilities , infrastructure , and other urban design features . It also identifies opportunities and constraints , indicates the preferred alternative and lists recommendations for the Boat Basin / Marine Terminal area . 5 11 ) The Plan is intended to promote the health , safety and general welfare of Pasco citizens by designating land use , guiding future development , providing for adequate infrastructure to the area, and promoting economic development . RECOMMENDATION MOTION : I move the Planning Commission adopt the findings of fact as contained in the October 21 , 2010 Planning Commission Report . MOTION : I move the Planning Commission recommend the City Council approve the Boat Basin / Marine Terminal Plan and adopt by reference as part of the City of Pasco Comprehensive Plan . 6