Loading...
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) -1- 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. -2- 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. -3- 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 -4- 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 -5- 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. -6- 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 -7-