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HomeMy WebLinkAbout01-17-2008 Planning Commission Meeting Packet PLANNING COMMISSION - AGENDA REGULAR MEETING 7:00 P.M. January 17, 2008 I. CALL TO ORDER: II. ROLL CALL: Declaration of Quorum III. APPROVAL OF MINUTES: Dated December 20, 2007 IV. OLD BUSINESS: A. Special Permit Location of Wireless Communications Equipment on PUD Power Pole (Verizon Wireless) (6520 West Court Street) (MF# SP 07-012) V. PUBLIC HEARINGS: A. Special Permit Off-Street Parking Lot (Bill Robinson) (E. Lewis Street) (MF# SP 07-013) B. Special Permit Sun Willows Pavilion (IRI Sun Willows Association) (1825 Sun Willows Blvd) (MF# SP 07-014) VI. WORKSHOP: A. Comprehensive Comprehensive Plan Volume II (City of Pasco) Plan Update (Citywide) (MF# CPA 06-001) VII. OTHER BUSINESS: VIII. ADJOURNMENT REPORT TO PLANNING COMMISSION MASTER FILE NO: SP 07-012 APPLICANT: Verizon Wireless HEARING DATE: 12/20/07 2715 E 31St Avenue; #B ACTION DATE: 1/17/08 Spokane, WA 99223 BACKGROUND REQUEST: SPECIAL PERMIT: The replacement of an existing Franklin County PUD Pole with a stronger pole to accommodate a wireless communications array and install a 12' X 30' prefabricated building for equipment storage. (Verizon Wireless, MF# 07-012 SP) 1. PROPERTY DESCRIPTION: Legal: The north 177' of the West 140' of the East 660' of the North 1/2 of the Northwest 1/4 of the Northwest 1/4 of Section 27, Range 9 North, Township 29 East, WM, Excluding the West 30' and the North 36' for roads. General Location: Site address is 6520 West Court Street. Property: Approximately 15,512.29 sq. ft. or 0.356 acres. 2. ACCESS: The site has access from W. Court St. and 66th Place. 3. UTILITIES: All municipal utilities are available to the site. 4. LAND USE AND ZONING: The site is currently zoned C-1 (Retail Business District) and is developed with MOJO'S CAFFEINE EXPRESS. The properties to the north are outside the incorporated city and the properties to the west, south, and east are zoned C-1. Although, the properties to the east and south are zoned C-1, both contain residential uses. The property to the west is in a commercial use. The property to the northwest across Court Street contains two radio broadcasting towers that are both over 200 feet tall. 5. COMPREHENSIVE PLAN: 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-2-13 encourages the placement of utility substations which are necessary for the surrounding neighborhood. 6. ENVIRONMENTAL DETERMINATION: This proposal has been issued a determination of nonsignificance in accordance with review under the State Environmental Policy Act (SEPA), Chapter 43.21(c) RCW. 7. History: Following the direction in the Comprehensive Plan, several years ago, the City established land use regulations for the location and placement of wireless communication towers. Wireless Communication Towers are permitted uses in all industrial or C-3 zoning districts provided the location in such districts is not closer than 500 feet to a residential district. In such cases the tower/equipment would require special permit approval. In addition wireless communication towers are permitted by special permit in all zoning districts provided the tower/equipment is attached to or located on a building that is 35 feet high or higher and/or is to be located on a publicly owned facility such as land or buildings owned by the City, Port, County or school district. All building permit applications for wireless communication equipment must be accompanied by stamped engineered drawings and appropriate documentation from the FCC and FAA. ANALYSIS The applicant is proposing to relocate existing Wireless Communication Facilities (WFCs) located on a Sterling Radio tower located at 6701 West Court Street (behind Mac's Nursery) to the proposed site on 66th Place. The proposed site is 500-600 feet from the existing site. The applicant's reasoning for why the move is needed is detailed in the attached letter. WCFs are regulated under PMC § 25.70.075. Based on the provisions of this section WCFs may be permitted in all zones by special permit. The main purpose of this portion of the PMC is to ensure that these facilities will be located in the most appropriate locations, and visual impacts will be mitigated to the greatest extent possible. In review of this proposal Staff has identified three main components to the proposal: 1) the replacing of an existing Franklin PUD Utility pole, 2) the locating of a wireless communications array at the top of the new utility pole, and 3) the placement of an equipment storage building to 2 support the wireless communication array. It is these three components that require review for potential impacts. First, the new facilities appear to comply with those provisions of PMC that require the facility to be screened or camouflaged by: 1) locating the wireless array on a utility pole, and 2) providing a 6ft cyclone fence, with slats for screening, around the proposed equipment storage facility. Second, the new facilities appear to comply with those provisions of PMC that require the facility to be attached to an existing structure higher than 35ft and or located on a publicly owned facility by locating the wireless array on 70ft tall Franklin PUD utility pole. However, upon a site visit to the subject parcel Staff would suggest that two potential impacts, that may require mitigation, could result if the proposed facility were to be approved. One potential impact is that the existing utility pole and surrounding utility poles are made of wood and are of the same general color and appearance. It appears that the new pole will be made out of some type of metal and no color has been specified. Not being of a consistent color and material with surrounding utility poles may create a visual impact to the surrounding neighborhood. Also based on Staff's understanding, the storage equipment shed would require air conditioning units in order to maintain constant temperatures for the equipment being housed. Neighbors have voiced concerns that these units may produce unusually high noise levels possibly impacting surrounding properties. Finally, the proposed site for the WCFs was originally developed in Franklin County. Consequently the site lacks complete infrastructure improvements. Curb, gutter, and sidewalk are lacking; and 66th Place is not completely improved on the east side of the right-of-way. Also, the subject property does not provided all of the necessary right-of-way for Court Street. As indicated in the legal description above the subject property only provides 36 feet of right-of-way for Court Street rather than the standard 40 feet that is required for arterial streets. If the proposed Special Permit is to be approved the Planning Commission will need to consider conditions to address the lack of infrastructure, possible noise, and minor visual impacts if any created by the new power pole. 3 INTIAL 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 located in a C-1 zone. 2. Adjoining properties to the south and east are zoned C-1 but are developed with single family dwellings. 3. The site is occupied by an existing drive thru coffee stand. 4. No wireless communication facilities currently exist on the subject parcel. 5. The new 70ft high utility pole will replace an existing utility pole. 6. The new pole will be constructed of metal. 7. Nearby power poles are wooden. 8. Two, 200 foot tall radio towers are located 500-600 feet northwest of the site in question (Behind Mac's Nursery). 9. The applicant is proposing to relocate the WCFs from an existing radio tower at 6701 West Court Street, to the south end of 66th Place. 10. A communications array will be placed atop the new utility pole. 11. A prefabricated equipment storage building will be placed on the subject parcel. 12. Noise will be generated at the site by a generator that will run at least once a week for about an hour and climate control equipment that will run regularly in order to maintain constant temperatures in the equipment storage building. 13. The equipment storage building will be located in close proximity to two existing residents. 14. The site lacks standard curb gutter and sidewalk improvements. 15. Water and sewer service are located in 66th Place. 16. The site has not provided the necessary right-of-way for Court Street. 17. PMC 25.70.075 lists publicly owned facilities as locations acceptable for cellular equipment through the special permit review process. CONCLUSIONS BASED ON 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 4 conclusion 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? 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 faculties. 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. 3) Will the proposed use be constructed, maintained and operated to be in harmony with existing or intended character of the general vicinity? The surrounding area is intended to be commercial in nature. The site can be developed with a variety of commercial enterprises including accessory storage building the size of the proposed equipment building. The proposed wireless communication array and equipment storage building will create little visual impact on surrounding neighborhoods. 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 wireless array will be located on a new 70 foot Franklin PUD utility pole. The existing utility pole with attached equipment has not discouraged development on properties surrounding the site. The 200 foot tall radio towers on the north side of Court Street have likewise not discouraged development on nearby lots. 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, a limited amount of noise, and no additional glare, traffic vibrations or dust. Wireless communication facilities located on other sites in Pasco have not been 5 a source of neighborhood complaints. The wireless communication facilities at 6701 West Court Street (500-600 feet to the northwest) have not created any objectionable conditions for neighboring properties. 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 proposal is required to be designed by a professional engineer to withstand the forces of nature. The proposal will benefit surrounding properties by providing enhance cellular service to the area. The proposed equipment building will have a heat pump/air conditioner for maintaining a constant temperature in the building. This heat pump may create a small amount noise. Mitigation measure such as facing the equipment away from adjoining properties and or the construction of a fence or wall may be needed. RECOMMENDATION MOTION for Findings of Fact: I move to adopt findings of fact and conclusions there from as contained in this staff report. MOTION for Recommendation: I move based on the findings of fact and conclusions there from the Planning Commission recommend the City Council grant a special permit to Verizon Wireless for the location of a Wireless Communication Facility at 6520 West Court Street with conditions as listed below: (Proposed) Approval Conditions (1) The special permit is personal to the applicant; (2) A sound wall shall be constructed on the east and south side of the equipment storage building; (3) The sound wall and equipment storage building shall be designed to be consistent in design and color with surrounding development; (4) The new utility pole shall be painted a color consistent with existing poles in the area; (5) Capital facility improvements shall be completed including, but not limited to, installation of curb, gutter, sidewalks, drainage facilities and road paving on all streets abutting the property; 6 (6) The applicant shall only perform the weekly generator test between the hours of 8:00 am to 5:00 pm on a day other than Saturday or Sunday; (7) The property owner shall dedicate the appropriate right-of-way (minimum of 4 ft)for Court St. including a 25 foot radius at the intersection of 661h Place and Court Street; (8) No beacon or lighting shall be allowed on the new utility pole; and if lighting or a beacon is required by the FAA, the height of the pole shall be reduced in size sufficiently as to not require lighting or a beacon. (9) Landscaping is required along Court Street and 66th place meeting the requirements of PMC 25.75 (10) The applicant shall provide landscaping in the form of ever green shrubs and trees between the equipment building and the southerly and easterly property lines. A landscape plan must be approved by the City Planner during the building permit review process. (11) The special permit shall be null and void if a building permit has not been obtained by January 17, 2009. 7 • Item: Special Permit Cell Tower Vicinity Applicant: Verizon Wireless N Map File #. SP 07-012 � .� r ��y�'► - to s - _ v rr,«► s d n _. , � �4•. � �� ���, � � � E�`�- -. iii — '. , - ��� � -� y x jar r_ IL W COURT ST _„ k lka '. SITE ' •� N I { S Y O- 00 IL ff 'f E r 4.4 ...ice .� T 4 dNk ' - •! Owl Land Item: Special Permit Cell Tower Use Applicant: Verizon Wireless N Map File #: SP 07-012 LR, sidential (county) Commercial ce (C ou nty) ty) W COURT ST Commercial a SITE Com Res (County) 00 co Q0 C-0 D Q 'O ry Res Residential cC°UntY, Zoning Item: Special Permit Cell Tower Applicant: Verizon Wireless N Map File #: SP 07-012 R-2 (county) C=1 Office (County) W COURT ST a SITE C- 1 00 C'1 � ' C=1 (County) D Q O ry RS-12 RECEIVED a, Lu NOV !1 �'Jt�l RWR � a z =� WRIEf0:0:1%1MX18iX]LW V z =v 'Ina-iACE Mv.I.xMx iWM I wNrR MvEi AfnR:Ceu�Mx Csv O 1x�naa �, wosaom o t. _ +vr tm COMMUNITY DEVELOPMENT DEPT:, �° vNi a ;w o� R�EEO a z = YAUMANIEN MEF z a SO vo tEMEO:IXtmX,eTX]AM! -i cE Ne:IN M R w.m Am.n:c.AX anRM F- N N ix,mxt f.. m xnAw Q W i N m � mLL uircni.AeW�TO ae T N 1•XtAttt AtXI11M i 4.AAMie.0 u awn rcn.a ti.M J U wnn wsaeR ',o•` n n R .w t.�M«""zt m � NOTE:ANTENNA CONFIGURATION DATA IS BASED ON THE VERIZON WIRELESS SITE COMMITMENT FORM DATED 11/1/06. W a o ANTENNA MANUFACTURER AND MODEL NUMBERS ARE SUBJECT TO CHANGE. VERIFY ALL REQUIREMENTS WITH VERIZON Lu =m WIRELESS RF ENGINEER PRIOR TO ORDERING EQUIPMENT. COAX LENGTHS ARE ESTIMATED. A5 ANTENNA CONFIGURATION DATA LL Lij ^aa z z W TOP VIEW OF VERIZON LOW PROFILE MOUNTS(+70'-0°) m 3 L o 3 N J +7 a (TOP F TOWER) 71P HEIGHT O (TOT'OF TOWER) (� 'i w W NEW OW WON ANTENNA PANELS ON LOW PROFILE MOUNTS U 3 0 SAO'-O'(VERIFY) _-___ RELOCATED TRANSFORMER NEW 70'HIGH UTILITY POLE M € 9 .A.: 11-6-07 .nN RuxRER: 06-15-635 cAD am u 0615A3DO.DWG mown Nr: GSJ BASE OF TONER J ANTENNA DATA I I UTILITY POLE ELEVATION I I � D5 NEW UTILITY POLE ELEVATION Q A300 $ SCALE 1 8=1—0 I y N Ir F- W 9. Q 2 02 -! SOISS'53'W 141.02' O Z i 4 7 I b Z Q o„ 0 y y I I Q >m W �j W 2 Lu I w a Z. I 6'-0'HIGH awN ENK PENCE I L WITH SIGHT OBSCURING SLATS LL pt-m X30'-0' ICI as 11 12'-0'NOE NN /EQUIPMENT BLDG. W LNK CATS / I EIDSTNO 4'HIGH WOOD Ma Z i PARCEL 0110-661-135 BSS-13S 1 LjJ I 0.3E ACRES u I 1 NEW POWER CO METER / 1 BASE CABNET ON 78'S0. I I COAX ANTENNA CABLE IN T1 CONCRETE P I i BURIED CONDUIT 1 I I 1 21 -- - ' el\\ \\ 1 //ICES40D I ,lil le I llll H YvIT�1CT. / \ - 3'-0'WIDE'DUTCH' W I0% y/ \\ -- URL T �/ GATE l g PATCH AUP / BUS p I�STOP i 1 COFFEE STAND INm C I 1=I 19DEWALN TO a EXISTING PD�Sy 4� MCP PATCH RUPoEO UPL v - I ' l l l I NEW UNDERGROUND m ELECIRNIAL LV NEW ME ER B NEC PqE TO F— I Al NEW METER BASE CARNET y � 1 BIBS RIOT• 4 I ^py W ll I// I ti AI I I 1� ---- Y 1 --- - I / l I s IVDO I i I 1 R PaE tQ BE L _ - I�I� _ N0178'SSE 141.07 �! \Ifs ___ WM_ 1 __- - -, �T _r______________ _ -- -- __ / • x DRANMH. _____-__ ____-_ _ -_ -- ! \ V I.E.I .351.2 \ 1 i 1 \ I 2-dT 4r,- i I I \\ NEW 70' N POLE I I NTH YERIZOIZO ANTENNAS ANTENNAS I I AT TOP I I I \� IIII a SAN MK S �S S I S S S -���+.-g S S 5 0E V".365.4 I UNDEROROIRA SANITARY SEWER (FRS SURFACE ENDENCE) S S S S g S 3UO - \ I ---7�- - - _ 9-20-07 Ip ROAD 66 PLACE - - 06-15-635 evuc. O515A1O0.DWG y' DRAM 01: GSJ 1 � 1 I / oR.a.c nnc. o w i W W W / w UNDERCROINO WATERLINE ({ROR SURFACE EMOENCE) SITE PLAN w W W W w 1�, �3 le SITE PLAN � �;4 DRAWIG NUIBEI SCALE 1/8"=1'-0' 4T A100 REPORT TO PLANNING COMMISSION MASTER FILE NO: SP 07-013 APPLICANT: Bill Robinson HEARING DATE: 01/17/2008 10120 Argent Pasco, WA 99301 BACKGROUND REQUEST: SPECIAL PERMIT: The use of a vacant lot as off-site parking for the Pasco Flea Market. (Robinson, MF# 07-013 SP) 1. PROPERTY DESCRIPTION: Legal: A portion of the southeast quarter of the northwest quarter of section 27, township 9 north, range 30 east, W.M., Pasco, Wa, described as follows; begging at southwest corner; then north along the west line 358.05'; then southeast 512.02' to the south line; then west along the south line 363.39' to the point of begging. Less a portion of PSH#3 parcel 5-565 by condemnation SC 12053. General Location: The subject parcel is located across East Lewis Place from the Pasco Flea Market. Property: Approximately 24,725.80 sq. ft. or 0.568 acres. 2. ACCESS: The site has access from E. Lewis Place. 3. UTILITIES: Only City water is available to the site, and is located in the Lewis Street Right-of-Way. 4. LAND USE AND ZONING: The subject property is bordered on the northeast side by Highway 12, on the south side by E. Lewis St., and the west side by a vacant parcel zoned C-3. The parcel south of Lewis St. is the location of the Pasco Flea Market and is zoned C-3. Highway 12 is bordered on the northeast side by the City boundary. 5. COMPREHENSIVE PLAN: Policy ECON-3-C suggests that sufficient and attractive off-street parking facilities be provided. This policy recognizes that the primary function of streets is for the movement of traffic and not the parking of vehicles. 6. ENVIRONMENTAL DETERMINATION: This proposal has been issued a determination of nonsignificance in accordance with review under the State Environmental Policy Act (SEPA), Chapter 43.21(c) RCW. 7. History: The properties containing the Pasco Flea Market were annexed into the City in 1994. The Pasco Flea Market was in existence several years prior to the annexation of the subject area. Over the years the flea market has grown in popularity and size, thus necessitating additional parking facilities. During most of the operating season existing parking is sufficient to accommodate the parking demands of the flea market; however, around 15-20 times a year there is a shortage of parking for the flea market, and thus necessitating an over flow parking area. ANALYSIS The applicant is proposing an off-site overflow parking lot for the Pasco Flea Market to be used a maximum of 20 times a year. Pursuant to PMC § 25.86.020 Off-site parking lots are considered an unclassified use as long as they are less than 500 feet from the building or in this case the use they are intended to serve and can be allowed in any zone subject to a Special Permit. Also, PMC § 25.78.090 provides development standards for all parking lots. As part of this review process the applicant is requesting relief from portions of these standards including surfacing, landscaping, and lighting and is seeking to be classified as a special events parking lot under the provisions of PMC § 25.78.100. PMC § 25.78.100 identifies sports fields and the Edgar Brown Stadium as eligible facilities for special event parking lots. Under the special permit review criteria however the Planning Commission may review the proposed application for appropriate conditions that may or may require full improvements to the parking lot. Without the approval of the parking lot the applicant was planning on fencing and graveling his property to control weeds and to eliminate the dumping problem on his parcel. In review of this proposal Staff has identified eight (8) issues for consideration by the Planning Commission: 1) dust control; 2) allowable development on site; 3) protection of utility poles and down guys from damage by vehicles; 4) compliance with development standards for parking lots; 5) safe crossing for pedestrians across Lewis Street; 6) the installation of public facilities, 7) traffic flow through the new parking lot; and 8) the potential need for a lease between the applicant and the City. 2 First, the building official has commented that dust must be controlled at all times on the proposed site. The Building Official has stated that the most acceptable methods for dust control are paving the site, graveling the site, or have an acceptable water source available 24 hours a day 7 days a week. In this case the applicant has proposed to gravel the entire site. Second, the building official has stated that the site must remain undeveloped unless appropriate permitting is issued. The concern is that the site would be developed for uses other than parking. As proposed the only development to occur is the fencing and graveling of the site. Any development beyond this would be outside of the scope of this special permit and would require additional review. Third, the Franklin PUD has asked that their utility poles and down guys be protected from damage by vehicles. Typically, these facilities would be located within the required landscaped area of a parking lot, which would be protected by border barricades; however, the applicant is requesting relief from the landscaping requirements due to the lack of water on site and the limited use of the site. Staff would suggest that barricades or bollards be required to protect all PUD facilities. Fourth, in general parking lots are required to comply with the standards of PMC § 25.78.090 Parking Lot Standards. In this case the applicant has stated that the proposed parking is similar in nature to Special Event Parking Lots as identified in PMC § 25.78.100, and as such should be exempt from Parking Lot Standards. The applicant has requested relief from the requirements for surfacing, borders and barricades, landscaping, and lighting. For surfacing the applicant has proposed to gravel the entire site instead of paving the site. For borders and barricades the applicant has proposed a fence along the property lines instead of curbing around the perimeter of the parking lot. The applicant has proposed no landscaping for this site due to the lack of water service to the site. The only need for water service would be for landscaping. If the applicant just fenced his lot and graveled it to prevent dumping there would be no need for landscaping. The planning commission will need to determine whether or not landscaping should be required if the proposal is recommended for approval. If landscaping is not require it should be kept in mind the property still benefits from the existing water line and nearby fire hydrants. Even if the landscaping is not required the applicant should be contributing toward the cost of the fire protection by paying the footage and area charges for water. The applicant has also proposed no lighting for this site because the parking lot will only be used during daylight hours. 3 Fifth, the proposed seasonal parking lot will be located across E. Lewis Place from the Flea Market. There are currently no crosswalks or signage on this portion of E. Lewis Place to identify where pedestrians can cross the street. The Planning Commission may need to consider pedestrian safety in any recommendation on the parking lot. Sixth, the development of all property carries with it the obligation to install or complete necessary infrastructure improvements. These improvements include curb & gutter and sidewalk. Currently the site is lacking the necessary curb and gutter. If the applicant's request is to be approved installing curb and gutter should be a condition. Currently, curbing exist along E. Lewis Place to the southeast of the subject parcel. Staff recommends the applicant be required to extend the existing curbing approximately 375 feet to the western property line of the subject parcel as a condition of approval for this permit. The curbing will aid in controlling driveway access, channel drainage and properly defining the road way. Seventh, the applicant has submitted a traffic circulation plan that Staff would suggest needs additional consideration. The applicant has proposed traffic enter the site at the western most corner of the site circulate through the parking lot and exit the site at the eastern most corner of the site. Because the majority of the traffic is either coming from or heading to the west Staff suggests traffic flow can be improved if vehicles entered the site from the eastern end and exit from the western end. This would reduce the conflicts and back ups associated with left hand turns in front of exiting traffic. Finally, upon review of the proposed site plan it appears the applicant is including some street right-of-way in his proposed parking lot. Private use of public right-of-way is generally not permitted. Excess right-of-way can be vacated or can be used thought a right-of-way license agreement with the City. The right-of-way currently can not be considered for vacation because a large portion of it will be needed some time this year for a bore pit to extend sewer to the east side of Highway 12. Any use of the right-of-way by the applicant will require a license agreement. INTIAL 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 4 listing as the result of factual testimony and evidence submitted during the open record hearing. 1. The site is located in a C-3 zone. 2. Adjoining properties to the south and west are zoned C-3. 3. The subject site is currently vacant. (A billboard and PUD power pole are located on the site.) 4. The applicant had planned to fence and gravel his property to control weeds and dumping. S. The right-of-way bordering the site is lacking curb, gutter and sidewalk. 6. Water service is available in East Lewis Place. 7. Fire hydrants are located nearby the property. 8. There is no signage or traffic control devices related to pedestrians in the area of the proposed parking lot. 9. The proposed parking lot is located across the street and north of the Flea Market. 10. The Pasco Flea Market existed at it's current location several years prior to annexation into the City of Pasco. 11. The Pasco Flea Market has increased in size and popularity to necessitate additional parking. 12. The proposed parking lot is considered an off-site parking lot. 13. The proposed overflow parking lot will be used no more than 20 times in any given year. 14. The applicant's site plan includes public right-of-way. 15. The portion of the public right-of-way between the applicant's property and the paved portion of E Lewis Place will be needed by the City for a large bore pit for the extension of a major sewer line. CONCLUSIONS BASED ON 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 conclusion 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? Comprehensive Plan identifies the site for commercial uses. Parking lots are permitted within commercial zoning districts. The minimal development proposed with this application will lend itself well for allowing the property to be fully developed at a later date. 5 2) Will the proposed use adversely affect public infrastructure? All properties within the City are to contribute to the needs of public safety. Fire safety is provided in part by the City water system and fire hydrants. Developing the site without a building or irrigation for landscaping will not contribute to the water system, yet it will be benefiting from the existing nearby fire hydrants. So this proposal does not adversely impact the community water system and fire safety equipment the applicant should contribute the standard front footage and area fees for the existing water system. Allowing the site to be used for parking without having the adjoining street improvements completed will adversely impact the public investment in the existing roadway. Street curbs control access to adjoining property and eliminate the brake down of unprotected edges of the asphalt surfaces. Only with the inclusion of curb and gutter and payment of water fees will the proposal not adversely affect public infrastructure. 3) Will the proposed use be constructed, maintained and operated to be in harmony with existing or intended character of the general vicinity? The surrounding area is intended to be commercial land uses. The proposed use is more or less a transition use in that it make 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 only proposed structure for the site is a fence. The proposed fence will be not taller than the existing fence along Highway 12. No part of the proposal will discourage development on surrounding vacant lands. 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 parking lot is adjacent Highway 12 which creates more noise, vibrations, traffic etc than will the proposed parking lot that will be used 20 time a year. 6 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 proposal will provide an area for Flea Market patrons to park other than on E. Lewis Place which has been posted for no parking. Fencing the proposed site will eliminate a convenient place for illegal dumping. Fencing and graveling this vacant for limited use as a parking lot will not create a nuisance for adjacent properties. Recommendation MOTION: I move to close the hearing on the proposed Special Permit and schedule deliberations, adoption of findings of fact, conclusions and a recommendation to the City Council for the February 21, 2008 meeting. 7 • Item: Special Permit Parking Lot Vicinity Applicant: Bill Robinson N Map File #. SP 07-013 \ � r ON. r s x r . _ SITES E LEWS STa- AL •J E. - Land Item: Special Permit Parking Lot Use Applicant: Bill Robinson N Map File #: SP 07-013 Industrial Vacant SITE E LEWIS ST Vacant Flea Market �sA� Zoning Item: Special Permit Parking Lot Applicant: Bill Robinson x Map File #: SP 07-013 c, County C"3 SITE 9L 72 E LEWIS ST C-3 �s \A� REPORT TO PLANNING COMMISSION MASTER FILE NO: SP 07-014 APPLICANT: IRI Sun Willows Assoc. HEARING DATE: 01/17/2008 1825 Sun Willows Blvd. Pasco, WA 99301 BACKGROUND REQUEST: SPECIAL PERMIT: The placement of a 40' x 60' open air pavilion on the practice green to the southeast of the existing clubhouse for use by tournament and or other groups for award ceremonies, dinners, BBQ's, and other similar type events. (Sun Willows Pavilion, MF# 07-014 SP) 1. PROPERTY DESCRIPTION: Legal: The west 1207.54' of northeast quarter of section 19, township 9 north, range 30 west, W.M., Pasco, Wa, laying north of northly right-of-way of highway 182 & the northwest quarter of section 19, township 9 north, range 30 east, W.M., Pasco, Wa, except that portion laying within RS#498653, excluding Sun Willows Div 2 thru 7 and except that portion deeded in document #396531 (red lion). General Location: The site address of the subject parcel is 1825 Sun Willows Blvd, a portion of the Sun Willows golf course. Property Size: Approximately 5,883,914.61 sq. ft. or -135.08 acres. 2. ACCESS: The site has access from Sun Willow Blvd. 3. UTILITIES: All municipal utilities are available to the site. 4. LAND USE AND ZONING: The subject property is zoned R-1 and is developed as the Sun Willows Public Golf Course. The golf course surrounds the Village at Sun Willows Subdivision, which is zoned R-1-PUD. Also, the Golf course property is adjacent to 1-1 zoned lands owned by the Port of Pasco on the north (Airport) and east, is bordered on the west by C-1 zoned property, and is bordered on the south by Interstate 182. The C-1 zoned properties to the west contain hotels, office buildings, and other commercial uses. 5. COMPREHENSIVE PLAN: Policy LU-2-B states that the City should encourage and support existing and future recreational activities. This policy recognizes the need for recreational opportunities for existing and future residents of the City. 6. ENVIRONMENTAL DETERMINATION: This proposal has been issued a determination of nonsignificance in accordance with review under the State Environmental Policy Act (SEPA), Chapter 43.21(c) RCW. 7. History: The Sun Willow Golf Course is a City owned facility that is leased to the IRI Sun Willows Association. The Golf Course has been located on this site for several decades. The leaser of the golf course has expressed a need for a pavilion type facility on the golf course to service special events. ANALYSIS The Sun Willows Golf course has been an important recreational facility in Pasco for over 50 years. The Community has consistently made improvements to the golf course over the years to make it more attractive and user friendly. The applicant, IRI, (the firm leasing & managing the course) is proposing to make further improvements to the golf course by constructing an open air pavilion. The proposal calls for the placement of a 40' x 60' open air pavilion on the practice green to the southeast of the existing clubhouse. The pavilion will be used for tournaments and or other groups for award ceremonies, dinners, BBQ's, and other similar type events. These functions are now occurring on the deck and patio area of the club house. However the existing facilities are inadequate for attracting large tournaments or providing a degree of comfort on hot sunny days. Pursuant to PMC § 25.86.020 golf courses and other similar uses are an unclassified use and may be permitted in any zoning district where they are not expressly prohibited subject to review as a special permit. The proposed pavilion is an addition/modification to an existing facility requiring a special permit and therefore the pavilion require special permit review. The proposed pavilion will be constructed in a permanent manner to complement the existing club house and pro shop. The roof line and colors of the pavilion will complement the existing structures. 2 The pavilion will conform to the building code and zoning code for setbacks. The other issue, and one of greatest concern would be would the aesthetics of the proposed structure. Aesthetics of the proposed structure is the main issue of concern for the proposed pavilion. Staff would suggest the proposed structure be required to comply with the requirements of PMC § 25.70.030 Accessory Buildings including, but not limited to, 1) the roofing materials should be compatible and similar in relation to the primary structure, which in this case would be the clubhouse; and 2) the exterior siding must be compatible and similar in relation to the primary structure. Staff would suggest this include the design and colors of the proposed structure. INTIAL 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 located in an R-1 zone and developed with the Sun Willows Golf course. 2. The site is owned by the City of Pasco and operated under a lease agreement by IRI Sun Willows Association. 3. Sun Willows Golf Course has in various forms has been on the site for over 50 years. 4. The golf course surrounds the Village at Sun Willows subdivision, which is zoned R-1-PUD. S. The community has a considerable investment in the Sun Willows golf course and its buildings. 6. The proposed pavilion will be a permanent structure 7. The municipal code requires accessory structures to complement principal structures. 8. The Sun Willows golf course lacks a facility for large tournament gatherings. CONCLUSIONS BASED ON 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 3 conclusion 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 proposal supports the policies of the Plan by expanding and improving recreational opportunities in the City. 2) Will the proposed use adversely affect public infrastructure? The proposed pavilion The proposed pavilion will need minimal infrastructure. Existing streets and utilities are in place and will not be impacted by the use of the pavilion. 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 pavilion will be constructed to match the existing character of the club house complex through similar design features materials and colors. 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 pavilion will not exceed the height of the existing club house and will be designed to complement other golf course buildings. The existing golf course buildings have not impaired the value or development of nearby properties.. 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 pavilion or activities within the pavilion will not generate vibrations, dust, flashing lights or fumes. Any noise generated by activities in the pavilion will be similar to the current levels generated by on going activities at the golf course. 4 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 pavilion will be used in conjunction with existing activities at the golf course. The proposal will not be design to become a safety hazard or nuisance to the neighborhood. The shade provided by the pavilion will enhance the comfort and safety of golf course users during very hot days. Recommendation MOTION: I move to close the hearing on the proposed Special Permit and schedule deliberations, adoption of findings of fact, conclusions and a recommendation to the City Council for the February 21, 2008 meeting. 5 'C*H'ty Item: Special Permit Pavillion Vi Applicant: IRI Sun Willows Assoc. N Map File #. SP 07-014 -A6 !^ SAINT ANDREW . .%: �' ,A s W ' , P J PF F r � SUN WILLQWS BLVD 4 � SITE{.� Land Item: Special Permit Pavillion � Use Applicant : IRI Sun Willows Assoc . 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