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HomeMy WebLinkAbout10-20-2011 Planning Commission Minutes REGULAR MEETING October 20, 2011 PLANNING COMMISSION MEETING CALL TO ORDER: The meeting was called to order at 7:00pm by Chairman Cruz. POSITION MEMBERS PRESENT MEMBERS ABSENT No. 1 Michael Levin No. 2 James Hay No. 3 Andy Anderson No. 4 Alecia Greenaway No. 5 Joe Cruz No. 6 Kurt Lukins No. 7 Zahra Kahn No. 8 Jana Kempf No. 9 Vacant APPEARANCE OF FAIRNESS: Chairman Cruz read a statement about the appearance of fairness for hearings on land use matters. Chairman Cruz asked if any Commission member had anything to declare. No declarations were made. Chairman Cruz then asked the audience if there were any objections based on a conflict of interest or appearance of fairness questions regarding the items to be discussed this evening. There were no objections. ADMINISTERING THE OATH: Chairman Cruz explained that state law requires testimony in quasi-judicial hearings such as held by the Planning Commission be given under oath or affirmation. Chairman Cruz swore in all those desiring to speak. APPROVAL OF MINUTES: Chairman Cruz motioned to approve the minutes dated September 15, 2011. Commissioner Kempf moved, seconded by Commissioner Hay, that the minutes dated September 15, 2011 be approved as mailed. The Motion carried unanimously. OLD BUSINESS: A. Special Permit Expansion of mini-storage facility (by 42,000/230 units) in a C-1 (Retail Business) Zone (BLM Trust) (SW Cor. Rd 68 and Court) (MF# SP 2011-012) (Continued Public Hearing) Chairman Cruz read the master file number and asked for comments from staff. -1- Community & Economic Development Director, Rick White, explained that while this item is under Old Business, it is a continued Public Hearing from the September 15, 2011 Planning Commission meeting. Mr. White summed up the Special Permit, explaining that mini-storage facilities are not considered a permitted use outright in a C-1 (Retail Business) Zone. They are allowed only through Special Permit. The Special Permit process allows the Commission to establish conditions that will ensure the proposal will be in accordance with the policies of the Comprehensive Plan and be developed and maintained in a matter that is harmonious with the neighborhood. In this particular case, the corner of Road 68 and Court Street is considered to be a high impact corner because of the high visibility of the site and the present and future traffic counts in the area. Mr. White reviewed the three options for site design and architecture contained in the recommended approval conditions. The three options provide some flexibility for the applicant while providing designs standards to protect the neighborhood and future development. Applicant, Rob Puckett, 6620 West Park Street, stated his proposal does not reflect the City of Pasco's proposal. Mr. Puckett explained he planned to match the existing metal buildings and chain link fencing of his current storage facility to the south. Chairman Cruz asked the applicant to clarify if he supported any of the optional conditions proposed by staff. Mr. Puckett responded that there would be no brick fencing because of the cost. Chairman Cruz asked about the other two options, wrought-iron fencing or stuccoing the buildings. Mr. Puckett stated he wanted to mirror what currently exists with is storage facility to the south. Chairman Cruz asked the applicant what he suggested the Planning Commission do. Mr. Puckett responded that he sent his proposal (metal buildings and chain link fencing) to staff member, Dave McDonald. Rick White responded the C-1 District does not allow mini-warehouses as an outright permitted use. Slatted fencing, chain-link fencing with slats, looks good the day it goes up but it does not last and does not look well unless it's re-slatted on a continual basis. The community is going to want to know why a warehouse type of look was allowed to continue at a high impact corner. Chairman Cruz asked the applicant why the other two storage units are effectively meeting the proposed conditions and why his site makes it difficult to meet the proposed options? Mr. Puckett answered that the other storage sheds are in the County. Chairman Cruz stated the other storage sheds have been in business for quite some time and they appear to be fine complying. -2- Commissioner Greenaway asked the applicant if the wrought-iron security fencing was too cost prohibitive. Mr. Puckett said that he was unaware as to how much it would cost. The only thing he checked on was the block wall. Commissioner Lukins commented that he understood the economic concerns of the applicant but how would it look in five to ten years. Commissioner Lukins agreed with the point the area is a high impact area and with more people moving to the area it looks like Condition #2 create the least impact economically and would still meet the criteria City staff was looking for. Commissioner Levin asked if staff and the applicant had a chance to meet since the September meeting. Rick White answered that they did meet with the applicant. No agreement was reached but options were discussed. Commissioner Kempf commented that the City was being more than accommodating with the three options. Chairman Cruz said that had this storage unit been in a different zone there wouldn't be any issues with the applicant's proposed plan but as it stands, he didn't have any problems imposing the conditions of the Special Permit. Commissioner Levin moved seconded by Commissioner Greenaway to adopt the findings, the facts and conclusions contained in the October 20, 2011 staff report. The motion passed unanimously. Commissioner Levin moved, seconded by Commissioner Greenaway that the Planning Commission recommended that the City Council grant a Special Permit to BLM Trust/Mor-Stor LLC for the development of eight mini-storage buildings on a vacant site on Lots 2 and 3 of Short Plat 93-08, with conditions as contained in the October 20, 2011 staff report. The motion was passed unanimously. Staff explained the recommendation would go to the City Council on November 7, 2011 unless an appeal is filed, in which case a closed record hearing would be scheduled. B. Special Permit Location of a Parking Lot in an R-2 (Medium Density Residential) Zone (Pasco School District) (1215 W. Lewis St) (MF# SP 2011-011) Chairman Cruz read the master file number and asked for comments from staff. Shane O'Neill, Planner 1, explained the public hearing on this item was held at the September 15, 2011 meeting. As a result of the hearing the maps were revised to more accurately reflect the site proposed for the parking lot. Commissioner Kempf asked if the School District was responsible for adding new crosswalks or if the City was responsible. Mr. O'Neill stated the applicant was responsible for installing the crosswalk and the recommendation for the condition came from the City Engineering Department. There were no further comments or questions. -3- Commissioner Hay moved, seconded by Commissioner Lukins to adopt the findings, the facts and conclusions contained in the October 20, 2011 staff report. The motion passed unanimously. Commissioner Hay moved, seconded by Commissioner Lukins based on the findings, the facts and the conclusions that the Planning Commission recommend the City Council grant the Special Permit to the Pasco School District for the location of an off- site parking lot at 1125 N. 22nd Avenue with conditions as contained in the October 20, 2011 staff report. The motion passed unanimously. Staff explained that this item would go to the next regular City Council Meeting on November 7, 2011. PUBLIC HEARINGS: A. Special Permit Location of a Level Two Community Service Facility in an I-1 (Light Industrial) Zone (Union Gospel Mission) (112 N. 2nd Ave) (MF# SP 2011-014) Chairman Cruz read the master file number and asked for comments from staff. City Planner, Dave McDonald, explained the Union Gospel Mission submitted an application for Special Permit for a Level Two Community Service Facility in an I-1 Zone located at 225 S 4th Avenue. The catalyst for this application was the fact that the City of Pasco recently purchased a number of properties between Lewis Street and Clark Street, east of 2nd Avenue, including two buildings owned by the Mission. They're proposing to construct a new men's facility which would expand in size, allowing them to help more men as well as add parking. One of the problems the Mission has now is that the buildings are built to the property lines and there are no outdoor areas for patrons to queue up for services. Currently the sidewalk in front of the Mission is used as an extension of the Mission facilities and creates difficulties for both the Mission and the City. The new facility would have plenty of space on site for the men services as well as the community outreach building. If the Mission builds at the proposed location they will need to extend utilities, which will cause 3rd Avenue to be disrupted, which will be the responsibility of the applicant to replace that street. When reviewing the application the Planning Commission was cautioned to consider the possible effects the new Mission Facility could have on Pasco Downtown investment and revitalization efforts as well as the Pasco Farmer's Market. Commissioner Kempf asked staff if there was any consideration for the train tracks being so close to the southern boundary of the proposed facility. Mr. McDonald answered the applicant plans to fence the site on all sides, including along the southern boundary and eventually the rail line will be removed. Applicant, Donald Porter, 1465 Desert Springs Avenue, introduced Beth Bailey with Ares Corporation, Kurt Shaffer from Tippett Company, and Andrew Porter from the Union Gospel Mission. Mr. Porter asked Mr. Shaffer to make an opening statement. Kurt Shaffer, 9116 Tuscany Drive, Tippett Company, said that his firm was retained to help the Union Gospel Mission find a location that would suit their needs and continue -4- to help them serve the community. The location being considered would suit their needs and still allow them to serve the community. Mr. Porter commented on the sensitivity to the City of Pasco and the change in homelessness. He described the design of the building and how two entrances would be created, one for patrons and one for visitors. Many of the homeless people will be coming by car which is why there will be a parking lot for them by the 3rd Street entrance. There will also be an area designated for drive-thru food pickup once a week for the patrons. With all of the additional parking, this could help the Farmer's Market because the Mission's board could allow parking for the Market. Beth Bailey, 226 Englewood Drive, Architect for Ares Corporation, presented an overview of the architectural design of the proposed building. The proposed design will have good visibility, safety, and comfort for the patrons and volunteers. The outdoor courtyard was also discussed. Mr. Porter then spoke about activities inside the main Center. Juli Massingale, 199504 E. 25th Avenue, Kennewick works on the property just south of the proposed site. She was concerned about the people the Mission turns away due to failure of a drug or alcohol test. She doesn't want those turned away at her facility for safety issues because there are only three women that work at the facility. Rolando Rodriquez, 7909 W. Dradie Street, owner of Case Management located at 117 S. 3rd Avenue, expressed his concerns. If the proposed site was approved he felt it would be difficult to recruit staff and bring in customers. Mr. Rodriguez is concerned about the men that are turned away due to failure of drug or alcohol tests. Mr. Rodriguez has picked up beer bottles and broken glass on several occasions. With people hanging around his business there's a need to increase security. People have come in his business just to use the restroom. The merchants in Downtown Pasco want to improve their area and make Pasco grow positively. He asked for the Special Permit to be denied due to the possible harm it could have on growth. Victoria Silvernail, 120 Thayer Drive, from the Pasco Specialty Kitchen, voiced her concerns for the proposal. She liked the look and design of the new building and promotes their mission but she would not like to see it downtown. The Specialty Kitchen is available 24 hours a day, 7 days a week and she was concerned about the people turned away due to failure of drug or alcohol tests. Mike Miller, 515 W. Clark Street, Vice-President of Moon Security as well as President for the Downtown Pasco Development Authority, spoke about his concerns and support. The DPDA supports the Union Gospel Mission and its goals but there were some issues with loitering, and the proximately to the Farmer's Market. Commissioner Levins asked Mr. Miller what could be done to assist with the people rejected from the Union Gospel Mission to give confidence to address voiced concerns. Mr. Miller answered extra policing and enforcement for people who are inebriated. Mr. Miller said turn-aways should not be blamed on the Union Gospel Mission because they are drinking elsewhere. -5- Mr. Porter said that not many men are turned away because the people drinking know not to come to the Union Gospel Mission. He also feels the Mission could bring business to the downtown because of the amount of volunteers and public that will be coming to the new facility. Chairman Cruz asked the applicant if he was aware the proposed property was in the central business district. Mr. Porter said they were aware the business district and that there were Special Permit considerations, which is why their realtor has been working with the City to work out concerns. Commissioner Lukins asked City staff to verify the location was in the central business district or if it bordered it. Mr. McDonald answered that it was not zoned Central Business District,just near it. Chairman Cruz asked the applicant if they had a security team. Mr. Porter stated the building will have a camera surveillance system. Staff also walks the property doing checks and a night watchman is on duty from 11:00 p.m. to 7:00 a.m. Chairman Cruz asked the applicant if he had seen the proposed conditions. Mr. Porter had seen the conditions and there were no issues and that they were acceptable other than a water issue that is being worked out. Mr. Rodriguez spoke again to address some observations regarding private and public restrooms. He believes there should be public restrooms for use downtown. He reiterated the focus of the downtown is to create business and jobs. The Chairman closed the hearing. Commissioner Levin moved, seconded by Commissioner Greenaway to close the hearing on the proposed Union Gospel Mission and initiate deliberations and schedule adoptions of Findings of Fact, Conclusions and a recommendation to the City Council for the November 17, 2011 meeting. The motion passed unanimously. B. Special Permit Location of a Level One Community Service Facility in a C-3 (General Business) Zone (Power Zone) (1202 W. Lewis St) (MF# SP 2011-0131 Chairman Cruz read the master file number and asked for comments from staff. Shane O'Neill, Planner 1 summed up the staff report and explained the applicant proposed to locate a level one community service facility in a C-3 (General Business) Zone. The site is approximately .5 acres and is part of the railroad right-of-way. The proposal is for an after-school tutoring center, with the goal of helping high risk students graduate. The proposed use is closely aligned with a level one community service facility hence the need for a Special Permit. The facility has 8 staff members serving up to 36 students for 2 1/2 hours a day, 4 days a week, from the hours of 3:00 p.m. to 5:30 p.m. In addition to providing assistance with homework the staff will teach -6- personal self-sufficiency skills. The proposed building is approximately 10,450 square feet but the applicant only proposes to occupy 1,200 square feet. Carole Schuh, 1202 W. Lewis Street, Director of Power Zone, stated the information in the staff report was accurate. On Wednesday's they meet from 3:00 p.m. to 8:30 p.m. It is their goal to help kids make good choices and make it in life. Chairman Cruz asked staff if the proposed facility hours were to double would it change any of the findings significantly. Mr. O'Neill answered only the finding relating to the hours would change but the impacts would not change. Commissioner Lukins asked if the applicant was currently operating at this location. Mr. O'Neill stated yes. Following little additional discussion Commissioner Hay moved, seconded by Commissioner Kempf to close the hearing and initiate deliberations to adopt the Findings of Facts and Conclusions and a recommendation to the City Council for the November 17, 2011 meeting. The motion passed unanimously. C. Comprehensive Plan 2011 Comprehensive Plan Update (MF# 2011-0011 Chairman Cruz read the master file number and asked for comments from staff. Dave McDonald, City Planner summed up the 2011 Comprehensive Plan Update by reviewing the memorandum and related materials the Planning Commission received in their packet. The proposal for the amendment was divided into two sections; one dealt with the land use maps and the growth boundary and the other dealt with the Capital Facilities Element. The City has grown since the last review in 2007 creating the need to update the maps accordingly. Mr. McDonald explained the City has invested considerable funding for infrastructure east of Highway 395 to serve future industrial development. The Urban Growth Area needs to be modified slightly to allow the community to realize the benefits for the new infrastructure. Mr. McDonald briefly reviewed the Capital Facilities Element and discussed the School Districts request for modification of the Plan to include the District's Capital Facilities Plan in the City's Comprehensive Plan. The School Districts request for the imposition of impact fees was also briefly discussed. It was further explained that the City is waiting on the School District to complete their capital facilities plan and as a result the hearing will need to be continued to November 17, 2011. Mr. White add that the Planning Commission will be reviewing the School Districts Capital Facilities Plan in November and they might want to wait to make a decision until the December meeting rather than November's due to the extent of the plan. -7- Commissioner Greenaway moved, seconded by Commissioner Kempf to continue the hearing on the Comprehensive Plan updates until November 17, 2011. The motion passed unanimously. OTHER BUSINESS: A. Workshop Hens in Residential "R" Zones Chairman Cruz read the master file number and asked for comments from staff. Rick White, Community and Economic Development Director explained the City received a written request for a code amendment to allow the keeping of hens in residential zones subject to certain conditions. The suburban zones (RS-20, RS-12, and RS-1) in Pasco allow the keeping of hens. There is a size limitation on the lots. None of the other residential zones allow the keeping of hens or rabbits. Mr. White reviewed details of the proposed code amendment, such as, quantity of hens, lot sizes, and housing of the hens. The code amendment would only allow the keeping of three hens on single family lots that do not now qualify for the keeping of hens. If personal responsibility is exercised, staff doesn't see a large difference between keeping cats, dogs, or other small animals provided conditions were met. Commissioner Lukins asked what the other cities in the area (Kennewick and Richland) were doing in regards to the codes on keeping of hens. Mr. White answered that they are doing the same thing. Amelia Larson, 8615 Studebaker Drive, stated Mr. White's report was accurate. As for the noise issue, hens are not louder than any other pet, and keeping them away from fences is important, as well as being a responsible owner. Hens take up less space than dogs or many other animals. Chairman Cruz asked about the proposed number of hens to be allowed. Ms. Larson said three would be about right, perhaps five but that could be pushing it. Chris Baugh, 5812 Curlew Lane, spoke in support of the proposal of the code amendment. He personally has 12 hens (Mr. Baugh lives in a County R-S-20 Zone) and it has taught his children a lot and has provided their family with food. Mr. White explained the proposed code amendment item would be brought back for a formal hearing and a staff report. OTHER BUSINESS: Rick White clarified that there would not be a Special Meeting on Thursday, October 27, 2011 as discussed in a previous meeting. With no further business, the Planning Commission was adjourned at 9:15 p.m. Respectfully submitted, David McDonald, Secretary -8-