HomeMy WebLinkAbout09-15-2011 Planning Commission Minutes REGULAR MEETING September 15, 2011
PLANNING COMMISSION MEETING
CALL TO ORDER:
The meeting was called to order at 7:00pm by Chairwoman Kempf.
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 Lisa Gemig
APPEARANCE OF FAIRNESS:
Chairwoman Kempf read a statement about the appearance of fairness for
hearings on land use matters. Chairwoman Kempf asked if any Commission
member had anything to declare. No declarations were made.
Chairwoman Kempf 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:
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. Chairwoman Kempf swore in all those desiring to speak.
APPROVAL OF MINUTES:
A correction was made to the August 18, 2011 minutes. The original minutes
stated that Commissioner Anderson, "...stated school districts are financed by
bonds," under Old Business in regards to the Preliminary Plat approval for
Columbia Villas (MF# PP 2011-002)
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The correction to be made was, "...school district construction is funded by
bonds and not the school districts themselves."
Commissioner Anderson moved, seconded by Commissioner Hay, that the
minutes dated August 18, 2011 be approved as amended. The Motion carried
unanimously.
PUBLIC HEARINGS:
A. Special Permit Expansion of mini-storage facility (by
42,000/230 units) in a C-1 Zone (Mor-Stor
LLC) (SW Cor. Rd 68 and Court) (MF# SP 2011-
012)
Chairwoman Kempf read the master file number and asked for comments from
staff.
Community and Economic Development Director, Rick White, summed up the
special permit report for the proposed expansion of the Mor-Stor Mini-Storage
located in a C-1 Zone at the southwest corner of Court Street and Road 68. The
proposal involves eight buildings and the matter was before the Planning
Commission because mini-storage facilities are not permitted uses in the C-1
Zone. They are permitted only through approval of a special permit. It was
explained the site in question (SW corner of Rd 68 and Court) is a high-impact
site with a lot of pass by traffic and normally mini-storage facilities do not rely
on pass-by traffic to be successful. Until further residential development
happens to the West and to the North, it's not likely this site will attract a great
deal of retail or office type investment. The Planning Commission should
consider that it is in a C-1 Zone and C-1 Zones are intended for the retail and
service shopping needs of the community.
The special permit process allows that Planning Commission to determine
whether the use can be developed in a manner that harmonious with the
neighborhood and accomplishes the intent of the zoning district. The staff
report explained that as a high impact site, there should be enhancements to
the aesthetics of the proposal if the commission finds for approval. Conditions
related to the aesthetics were been provided by staff.
Chairwoman Kempf asked if the storage facility on Sandifur Parkway was also a
C-1 Zone.
Rick White responded it was zoned C-1.
Commissioner Levin asked if there was a storage facility East on Court not far
from the proposed site.
Rick White answered that it is on the North side of Court and it was developed
in the County and remains in the County.
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Commissioner Anderson asked if the suggested use of block fencing had been
discussed with the applicant.
Rick White confirmed that it was discussed with the applicant.
Commissioner Greenaway asked if the proposed block fencing would obstruct
visibility.
Rick White answered by stating that it would meet the criteria to allow visibility.
Robert Puckett, 6620 West Park, presented his request for a special permit
approval for the proposed mini-storage expansion. Mr. Puckett explained he
needed more clarification on right-of-way dedication and street improvements.
Mr. Puckett felt he should not have to rebuild the road to the center since the
road was only three to four years old. He also objected to the need for a block
wall and suggested a chain-link fence would comply with visibility and would
match the current development to the south. The applicant also wanted to make
a correction that it was not Mor-Stor LLC applying for the permit, but rather
BLM Trust is the applicant for the special permit.
Commissioner Anderson asked the applicant to clarify that the land for the
special permit was separate from the existing storage units to the south.
Robert Puckett, stated yes, the land is separately owned.
Commissioner Anderson asked the applicant if the Planning Commission were to
consider the use of chain-link fencing, would he consider putting in slats in.
Mr. Puckett preferred chain-link without slats for visibility reasons. He also
mentioned that he wanted to install two streetlights; one on Court Street and
one on Road 68. Mr. Puckett objected to the staff recommendation for
architectural block or stucco on the sides of the buildings and stated he was
planning on using metal to match the existing units.
Commissioner Anderson asked the staff to respond to the applicants concerns.
Rick White, stated a block wall would cause the site to look like what the site
was intended for; a high-impact retail site. The chain-link fence would add to the
perception that it is not a high-impact site, rather a lesser commercial site. The
road standards are not an issue for the Planning Commission but an adopted
standard applicable to all development. The common drive-way use necessitates
a continuation of the landscaping along Road 68 as a way to limit any impact of
the storage use on the neighborhood.
Commissioner Anderson asked if the storage units would be visible if a block
wall was used.
Rick White said it depended on how the conceptual site plan turns out when it's
a finished product. If set further enough back, the units would be visible.
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Dave McDonald, City Planner, commented the applicant had indicated some
issues needed to be worked out and that was the purpose for the public hearing.
The Planning Commission needed to review the items of concern and work the
issues out before a recommendation was forwarded to the City Council.
Rob Puckett explained he hadn't received any complaints about the looks of the
existing building, the fence, the dust, nothing since 1994. The block wall would
be a huge expense on the Court Street side. He stated that the people like what
is there because the storage units are always full.
Commissioner Anderson asked the applicant if it would be acceptable for the
Planning Commission to postpone the recommendation on the special permit for
a month to allow him the opportunity to work with staff to find some middle
ground on the issues.
Rob Puckett stated it would be acceptable.
Community and Economic Development Director, Rick White, let Chairwoman
Kempf know that the special permit does not have to be postponed, but rather it
could be continued. Then next month, there would be the ability to discuss if
the Planning Commission is comfortable with discussing it and making a
recommendation that same evening.
Commissioner Anderson moved seconded by Commissioner Levin that hearing
and the adoption of findings, the facts and conclusions be continued to the next
Planning Commission Meeting to be held on October 20, 2011. The motion
passed unanimously.
City Staff explained how the application would move forward for the benefit of
the audience.
B. Special Permit Location of a Parking Lot in an R-2 (Medium
Density Residential) Zone (Pasco School
District) (1120 N 22nd) (MF# SP 2011-0111
Chairwoman Kempf read the master file number and asked for comments from
staff.
Staff member, Shane O'Neill, Planner I, summed up the special permit
application. The Pasco School District was proposing to rearrange the bus
staging area north of Stevens Middle School which would eliminate
approximately 73 parking spaces. To compensate for the loss of parking the
District was proposing to develop a parking lot across the street (east of Stevens
Middle School) with 105 parking spaces. The proposal would add 11 spaces to
the existing parking for the school. Mr. O'Neill also reviewed the surrounding
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land uses and current use of the parcel in question for the benefit of the
Planning Commission.
Kim Marsh representing the School District stated he agreed with the staff
report.
Chairwoman Kempf asked the applicant if the proposed parking lot would back
up to the park.
Mr. Marsh answered that no, it would back up to the church and daycare.
Mike Malley, 2121 W Henry Street, pastor for the church was in support of the
Special Permit.
Commissioner Levin asked if there were any safety issues with the church or
chain-link fence where the proposed parking lot would be.
Kim Marsh, answered no and that the parking lot would be shared between the
Pasco School District and the Emmanuel Baptist Church.
Commissioner Kahn asked if the proposed parking lot is on the same road as
the Benton Franklin Transit transfer station.
Kim Marsh stated the station was on 22nd down by Sylvester.
Commissioner Hay moved seconded by Commissioner Anderson to close the
hearing on the proposed parking lot and initiate deliberations and schedule
adoption of Findings of Fact, conclusions and a recommendation to the City
Council for the October 20, 2011 meeting.
Staff noted this item would go back to Planning Commission the next meeting,
October 20, 2011 to make a recommendation for City Council in November.
C. Planning Bicycle and Pedestrian Master Plan
(MF#PLAN2011-0021
Chairwoman Kempf read the master file number and asked for comments from
staff.
Shane O'Neill, Planner I, summed up the Bicycle and Pedestrian Master Plan
which was originally presented at the August 18, 2011 Planning Commission
meeting. Revisions were incorporated into the plan as a result of Planning
Commission comments from the last meeting. Mr. O'Neill explained the ranking
system, the revised construction estimate costs and reviewed key bicycle routes
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throughout the city. The identification of bicycle routes using pavement
marking such as "sharrows" was also discussed.
Community and Economic Development Director, Rick White, stated the plan
would act as a blueprint to help identify where bike paths would need to be
included when road projects take place. The plan would also provide guidance
for the review of new developments. With the Plan in place developers could be
asked to include bikeways on streets that have been identified as bike routes.
Commissioner Anderson discussed the challenges for funding and pointed out
Spokane has implemented "sharrows" for bike lane identification. However there
have been a lot of bicycle and car accidents in Spokane and no matter how
many public service ads are run or education is implemented there are still
problems.
Shane O'Neill, stated he spoke with a Planner in Spokane that explained
Spokane has had limited success with the "sharrows" and that they can create a
false sense of security for the bicyclist.
Commissioner Greenaway asked whether or not Pasco would want to use
"sharrows" if they have been used with limited success in Spokane.
Rick White answered the "sharrows" would simply add another tool in the "tool
box"; they wouldn't work in every scenario, but would have to be evaluated case
by case.
Commissioner Levin asked staff if there have been public requests for more bike
paths, if the current paths are used, and if studies have been done to support
spending the money on a bike path in this financial climate.
Rick White answered that he sees many bicyclists on the current paths in Pasco,
although there aren't many paths in Pasco. Additional bike paths within the
community add to the quality of life, however there isn't proof that people will
use the proposed paths.
Commissioner Kahn commented that she rides on Sandifur and notices there is
not enough room on the road for bicyclists to ride with traffic nor is there room
on the sidewalks.
Commissioner Greenaway asked about the legal liability the City would have if
the "sharrows" were implemented due to accidents caused by lack of public
education on the meanings.
Rick White answered that it wouldn't increase the City's liability as long as they
were installed to meet State standards.
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Commissioner Kahn asked what type of education would the community receive
on the "sharrows" and would the education add to the costs of the plan.
Rick White said that public service ads, pamphlets, websites, etc. could be used
to educate the public with minimal costs.
Brent Thompson, 1711 W. Henry St., wanted to applaud the Bike Plan. He
stated that he bikes all over town; to and from work. He said that people who do
use the roadways to get around have a very hard time, especially getting from
north to south. Mr. Thompson uses the paths that exist but stated more are
needed. He suggested painting bike lanes even when there might not be enough
width in the road because it makes the drivers more aware.
Following little additional discussion Commissioner Hay moved seconded
Commissioner Anderson to adopt the findings, the facts and conclusions and
recommend staff move forward with the Plan. The motion passed unanimously.
OTHER BUSINESS:
Rick White mentioned the Commission's regular meeting is for October 20, 2011
and staff is trying to bring to the Commission a revision to the Comprehensive
Plan and was hoping the Commission would be available for a special meeting
on October 27, 2011. The regular meeting would still occur. Commissioner
Anderson indicated he had a scheduling conflict.
With no further business, the Planning Commission was adjourned at
Respectfully submitted,
David McDonald, Secretary
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