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
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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.
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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
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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
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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;
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(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.
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• Item: Special Permit Cell Tower
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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.
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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.
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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
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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
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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
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