HomeMy WebLinkAbout05-16-2013 Planning Commission Minutes-1-
REGULAR MEETING May 16, 2013
PLANNING COMMISSION MEETING
CALL TO ORDER:
The meeting was called to order at 7:00pm by Chairman Cruz.
POSITION MEMBERS PRESENT MEMBERS ABSENT
No. 1 Tim Hoekstra
No. 2 Tony Bachart
No. 3 Andy Anderson
No. 4 Alecia Greenaway
No. 5 Joe Cruz
No. 6 Loren Polk
No. 7 Zahra Khan
No. 8 Jana Kempf
No. 9 Paul Hilliard
APPEARANCE OF FAIRNESS:
Chairman Cruz read a statement about the appearance of fairness for hearings on
land use matters. Chairman Cruz asked if any Commission member had anything to
declare. There were no declarations.
Chairman Cruz then asked the audience if there were any objections based on a
conflict of interest or appearance of fairness question regarding the items to be
discussed this evening. There were no objections.
ADMINISTERING THE OATH:
Chairman Cruz explained that state law re quires testimony in quasi-judicial hearings
such as held by the Planning Commission be given under oath or affirmation.
Chairman Cruz swore in all those desiring to speak.
APPROVAL OF MINUTES:
Commissioner Greenaway moved, seconded by Commissioner Hilliard, that the
minutes dated April 25, 2013 be approved as mailed. The motion passed unanimously.
OLD BUSINESS:
A. Special Permit Location of a church in an R-1 District (Samuel
Nuñez) (MF# SP 2013-003)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, stated that there were no
further comments on this special permit application for the location of a church in an
R-1 District since the previous meeting.
Commissioner Anderson moved, seconded by Commissioner Greenaway, to adopt the
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findings of fact and conclusions therefrom as contained in the May 16, 2013 staff
report. The motion passed unanimously.
Commissioner Anderson moved, seconded by Commissioner Greenaway, based on the
findings of fact and conclusions as adopted the Planning Commission recommend the
City Council grant a special permit to Samuel Nuñez for the location of a church at
217 N. Douglas Avenue with conditions as listed in the May 16, 2013 staff report. The
motion passed unanimously.
Mr. White explained that this item will go to Council at the June 3, 2013 meeting
unless an appeal has been received.
B. Special Permit Location of a church in a CR (Regional
Commercial) Zone (World Life Christian Center)
(MF# SP 2013-005)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the special
permit application for the location of a church in a CR (Regional Commercial) Zone.
He stated that two conditions have been added since the previous meeting; the
prohibition of uses such as, amusement game centers, recreation centers and the use
of outdoor speakers and public announcement systems of any kind and design
controls that shall apply that outdoor lighting must be strictly shielded to prevent
lighting from encroaching on adjoining residential properties and all new development
and site improvements shall comply with the I-182 Corridor Design Standards as
identified in P.M.C. 25.58 as existing and hereafter amended. These conditions
currently apply to the property but were added as conditions to become uniform.
Commissioner Kempf moved, seconded by Commissioner Hilliard, to adopt the
findings of fact and conclusions therefrom as contained in the May 16, 2013 staff
report. The motion passed unanimously.
Commissioner Kempf moved, seconded by Commissioner Hilliard, based on the
findings of fact and conclusions therefrom the Planning Commission recommend the
City Council grant a special permit for the location of a church opera tion at 3315 W.
Court Street, with conditions as listed in the May 16, 2013 staff report. The motion
passed unanimously.
Mr. White explained that this item will go to Council at the June 3, 2013 meeting
unless an appeal is received.
C. Special Permit Location of a high school in a C-1 (Retail
Business) Zoning District (Pasco School District)
(MF# SP 2013-008)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the special
permit application for the location of a high school in a C-1 (Retail Business) Zoning
District. He explained that the site sketch has slightly changed since the previous
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meeting. The revised site sketch locates the Delta High building further south to
increase the separation from Mediterranean Villas and moved the delivery and other
busy areas have also been moved to the south. This puts the busier uses closer to the
commercial properties rather than the residential properties.
Commissioner Greenaway asked if the school being closer to the road in the revised
site sketch will present any problems with safety.
Mr. White answered that it will not present any problems and it is a typical setup for a
commercial zone and the sketch is slightly misleading because it is actually about 60’
from the road.
Commissioner Kempf moved, seconded by Commissioner Anderson, to adopt findings
of fact and conclusions therefrom as contained in the May 16, 2013 staff report. The
motion passed unanimously.
Commissioner Kempf moved, seconded by Commissioner Anderson, based on the
findings of fact and conclusions therefrom the Planning Commission recommend the
City Council grant a special permit for the location of a regional high school oper ation
at Lot 1, Binding Site Plan 20012-05, except that portion deeded for Lot 2, Binding
Site Plan 2003-09, with conditions as listed in the May 16, 2013 staff report. The
motion passed unanimously.
Mr. White explained that this item will go to Council at the June 3, 2013 meeting
unless an appeal is received.
D. Plan Auto Repair in Commercial Zones (MF# PLAN
2012-006)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed automobile
repair operations in commercial zones. He stated that staff was not looking for a
recommendation although a motion was prepared. Staff would like another
opportunity to notify property owners and business operators of the draft ordinance.
Staff asked for Planning Commission input on two items in the ordinance; (1) The
definition of “minor automobile repair” and (2) The notation of the business day
proposed from 6:00 AM till 6:00 PM.
Commissioner Kempf asked what the noise ordinance is for a C-1 Zone.
Mr. White responded that the noise levels can be slightly higher than residential but
the real trigger is what is on the other side of the property line. If there is residential
property adjacent to the commercial property line, those are the noise levels that
apply.
Commissioner Anderson asked what hours apply for the noise ordinance.
Mr. White answered that the hours where the noise decibels drop is from 10:00 PM
until 7:00 AM.
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Commissioner Anderson suggested that the hours of operation for automobile repair
should match with the noise ordinance and be from 7:00 AM until 6:00 PM.
Chairman Cruz stated that an 11 hour work day is acceptable and the hours of 7:00
AM till 6:00 PM are reasonable. He also stated that he was in agreement with the
proposed definition of “minor automobile repair”.
Commissioner Polk stated that the 6:00 AM till 6:00 PM hours could mean less than a
12 hour timeframe for auto repair because some of the cars are going to be parked on
the lot prior to work being done but if the cars are not allowed on until the start time
then it might not end up giving the owners the 11-12 hour workday.
Commissioner Greenaway moved, seconded by Commissioner Kempf, to continue the
automobile action plan until the June 20, 2013 Planning Commission Meeting. The
motion passed unanimously.
PUBLIC HEARINGS:
A. Special Permit Location of a cellular tower (AT&T) (MF# SP
2013-009)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the special
permit application for the location of a cellular tower. He explained that this applicant
has already been issued a special permit for their temporary cellular antennae and
this application is for the permanent structure. It will be enclosed a 120’ tower
disguised as a flag pole just like another cell phone tower directly next to it. The flag
that will be displayed will be the Washington State flag since the other flag pole
already has the United States of America flag. The U.S. flag should fly higher than
any other flags just for good flag etiquette and should be added as a condition.
Cynthia Sapp, 3301 Burke Avenue, Ste. #100, Seattle, WA, spoke on behalf of the cell
phone tower and was welcome to answer any questions.
With no further comments the public hearing closed.
Commissioner Hilliard moved, seconded by Commissioner Greenaway, to close the
hearing on the proposed temporary cellular tower and initiate deliberations and
schedule adoption of findings of fact, conclusions and a recommendation to the City
Council for the June 20, 2013 meeting. The motion passed unanimously.
B. Special Permit Location of an automotive sales dealership
(Dave Warner) (MF# SP 2013-010)
Chairman Cruz read the master file number and asked for comments from staff.
David McDonald, City Planner, discussed the special permit application for an
automotive sales lot in a C-1 (Retail Business) Zone. He explained that the location
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was in the Sunny Meadows Business Center on the north side of Burden Boulevard.
The property is zoned C-1 and was zoned C-1 in 1994 when the Sunny Meadows
development was first platted.
The C-1 Zone is meant for retail, indoor retail uses and typically one would find
banks, restaurants, shops and offices in that zoning. Auto sales and truck sales are
permitted only in the C-3 Zoning Districts and are deemed to be of a higher density
than C-1.
The reason for a provision for car sales in a C-1 Zone when they are only permitted in
a C-3 Zone was due to old services stations sites in Pasco that were going out of
business. The business model changed and convenient stores replaced the old service
stations. Pasco had a number of these sites, mainly in the central core area on Court
Street, Sylvester Street and at intersections of major arterials. To try to find a use for
those buildings, the code was amended to allow special permits for car sales . This
means that by going through the special permit review it is possible to locate car sales
in a C-1 Zone, however just because an applicant or site meets the criteria for a
special permit or conditional use permit, does not mean the application is
automatically approved. This is what the Planning Commission review process is for.
When the Sunny Meadows Center was developed, there was a corner held out for a
future pad site for some type of building, perhaps a restaurant. That site has never
been developed. The site itself contains roughly five different buildings and a common
parking lot. The buildings are on separate parcels and some of the parking lot
straddles different parcels. The proposed location for the car sales lot is removed from
the buildings and the sales office is to be in one of the buildings. The buildings are
roughly 120 feet away from the location of where the cars would be displayed which
would mean customers would have to walk through an operating parking lot to get to
the sales office and car lot.
Mr. McDonald also wanted the Planning Commission to consider that the proposed
site is located within the I-182 Overlay District which was created to establish a higher
set of development standards for commercial activity or development. Back in 2010,
regulations were amended somewhat relating to temporary outdoor activities. The
City had received a number of complaints about the haphazardness of some of the
operations of special event sales people and itinerant merchants, and the code was
amended to provide more “teeth” to help maintain the look that the community
expects in this area.
Mr. McDonald addressed what typical car sales lots look like, often filled with balloons
tied from the cars, flags, streamers and catchy advertising. This type of activity is
counter to what the Planning Commission and City Council instituted with the the I-
182 Overlay District.
Mr. McDonald also briefly discussed the findings of fact contained in the staff report.
Chairman Cruz asked if there would be a difference if this was an indoor car lot.
Mr. McDonald responded that it might but it would still be a C-3 use and not a C-1
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use.
Commissioner Hilliard asked if the applicant were to build a building on the lot and
then have the car sales if that would make the proposal more attractive.
Mr. McDonald answered that it would solve the issue of customers walking back and
forth through and operating parking lot but there would still be the outdoor sales
aspect.
Commissioner Polk asked if the owner of the lot has any intention of making
improvements to the parking lot.
Mr. McDonald stated that he didn’t know but the applicant might be able to address
that question.
Dave Warner, 4318 Des Moines Lane, Pasco, WA spoke on behalf of his proposed
special permit application. He presented the Commissioners with a site map that he
had marked up with his plans for the lot.
Mr. Warner stated that he would only be utilizing 19,000 square feet of space on the
site with 10-12 customer parking stalls. He addressed the concern of customers
walking through an operating parking lot to get to the sales lot or sales office and
stated that he did not see it being a problem. H explained that there would be a
parking area for the customers, a sales area and a demonstration area. He stated that
the sales office would not be far from the sales lot.
Mr. Warner explained that he has been in the car business for 20 years and owns and
operates Warner Auto Sales in Kennewick. He said that he always maintains a clean,
upscale operation because people don’t want to buy cars where they don’t feel
comfortable. He is looking to sell upscale units, late models, three years or newer. All
of the mechanical work, such as detailing and reconditioning, will be done at his
Kennewick facility.
Mr. Warner stated that his business would help support other businesses in the area,
such as Discount Tire and Shell Gas Station.
Mr. Warner stated that the location in Kennewick on Columbia Drive is now a high
mile used vehicle sales lot so he is ready to get out of that area and market a nicer
newer dealership.
Mr. Warner addressed concerns about the public nuisance of balloons and banners
that typically come with car lots. He stated that there won’t be any more banners or
signs that any other business in the area. He will not use loud speakers at all.
Commissioner Hilliard asked if the applicant if he intended to make site improvements
to prove longevity in the area.
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Mr. Warner answered that he is working with Mr. Pratt, the property owner. There
will be full paving, lighting and signage.
Commissioner Hilliard asked if in the 20 year plan if he has a vision of building a
showroom.
Mr. Warner responded that at this time he does not have plans for a showroom.
Commissioner Hilliard stated that he is pro-business and wants to see the community
expand but there is concern with the viability of this locations.
Commissioner Kempf asked the applicant how many tow trucks would be used on
Burden Road to get vehicles back and forth from the Kennewick facility where the
detailing and maintenance will take place.
Mr. Warner replied that no tow trucks would be used.
Commissioner Anderson asked the applicant what his plans were for business hours.
Mr. Warner answered from 9:00 a.m. until 7:00 p.m., Monday through Saturday. He
would like to stay closed on Sunday if possible.
Commissioner Bachart asked if there were any plans to set the car lot apart from the
regular parking lot so that sales people won’t bother those who are trying to shop at
the other businesses.
Mr. Warner answered that there will be a curbed area designated for automobiles
inside for sale. If people walk through the parking lot outside of the designated area
then nobody will run after them.
Commissioner Bachart asked the applicant how they would handle security and if
security is a problem.
Mr. Warner responded that he currently employs Moon Security at his Kennewick
location with a camera system that monitors and records for 24 hours as well as
drive-thru or walk-thru inspections each night and would most likely do the same at
the proposed location.
Commissioner Bachart asked the applicant if he sees growth and expansion at the
proposed site in the future.
Mr. Warner stated that he doesn’t see growth or expansion happening at that location.
Commissioner Bachart asked Mr. McDonald if this special permit application is
approved then will future special permit applications in the C-1 Zone have to be
approved in this area.
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Mr. McDonald stated that no, there is a code provision that the applicant would have
to be at least 300 feet apart so there’s a spacing requirement.
Commissioner Greenaway asked the applicant if he had any plans of building a
building on the east side of the proposed site for the sales office in the future of his
lease at the location.
Mr. Warner stated that there are currently no plans to build a sales office or any other
building on the site.
Commissioner Hilliard asked the applicant if he had any plans for fencing.
Mr. Warner responded that he did not have any plans for any type of fencing. It
doesn’t look good and makes the site look closed in.
Commissioner Anderson asked what the plan would be for lighting.
Mr. Warner responded that the plan is to have seven light polls.
Don Pratt, 7535 W. Kennewick Avenue, the property owner, spoke on behalf of this
special permit application. He stated that at first he was opposed to the idea of a car
lot at this location but after looking at his other properties and talked about the type
of cars he is going to sell all his fears were alleviated. Mr. Pratt stated he spoke to
business owners his tenants and they would like to see this business at this location.
He addressed pedestrian traffic and that there haven’t been any problems and doesn’t
foresee any in the future.
Commissioner Greenaway asked Mr. Pratt if he has spoken to any business owners
against this proposal.
Mr. Pratt said that he had not heard from anyone opposed to it.
Commissioner Polk asked Mr. Pratt if he would consider altering the parking lot area
to create a pathway or speed bumps to assist with safety with pedestrian safety.
Mr. Pratt answered that he would consider it and would likely do some striping but
would rather not take away parking spots.
Pablo Perez, 8906 Wilshire Drive, spoke in regards to this item. He di scussed the idea
of the lot in Kennewick seeing some reduction in quality of the vehicles and voiced
concern of that happening over time in Pasco. He also felt that it would be inefficient
to have vehicles transferred back and forth between this site and the Kennewick
location for maintenance and detailing.
Larry Peterson, 8427 Kensington Court, spoke in regards to his concern with the
proposed car lot. After looking at the Pasco Municipal Code, he did not feel that this
proposal matches what was envisioned in the code and isn’t harmonious to the area.
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He questioned if this is the right type of use for this area. He addressed the special
events held at the TRAC and how it is a unique situation and doesn’t apply to this
special permit application.
Tom Russell, 8814 Wilshire Drive, spoke in concern of this special permit application.
He voiced concern about the area having more used car lots coming in later if this
application is approved.
Judith Homewood, 2601 S. Irving Street, Kennewick, spoke in support of this special
permit application. She stated she was a commercial realtor with Coldwell Banker
Commercial and has worked with Mr. Pratt for several years. She be lieves part of the
attractiveness of this site is that the tenants and buildings are set back off of the
street. As for the code, it would not allow for more than one car lot within 300 feet
and she said that there wouldn’t even be a site in the area that would meet that. As
for traffic, Dutch Brothers to the west has much more traffic than the proposed car lot
would generate. She stated that the concept is much like Archibald’s in Kennewick
and she has never been offended by them.
With no further comments, the public hearing closed.
Commissioner Hilliard suggested that with the passion and testimony from some of
the citizens who came forward if the applicant would be better off resubmitting with a
site plan that would show his vision and come back to the Planning Commission to re -
present.
Commissioner Polk asked Mr. McDonald if it was possible to change the curbing of the
entrance that comes from Burden to help with traffic.
Mr. McDonald answered that the binding site plan that set the business center up
specified where the driveways would be located. It would not be approved by
Engineering to change the curbing.
Chairman Cruz stated that the concept is not bad but he didn’t see how the concept
fits in and is discontinuous with the area. He felt that if the car lot were indoors he
would not have an issue with it but as it is he could not feel comfortable with it.
Commissioner Anderson agreed with Chairman Cruz and added that the City has
worked hard to develop that area and to maintain standards there and putting a car
lot at that site is not in the vision.
Commissioner Anderson moved, seconded by Commissioner Greenaway, to adopt the
findings of fact as contained in the staff report of May 16, 2013. The motion passed
unanimously.
Commissioner Anderson moved, seconded by Commissioner Greenaway, the Planning
Commissioner recommend the City Council deny the special permit request for an
auto sales lot on parcel 116-273-765, at 6411 Burden Boulevard. The motion passed
four to three with Commissioners Hilliard, Polk and Bachart dissenting.
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C. Special Permit Location of a Water Intake Facility (City of
Pasco) (MF# SP 2013-011)
Chairman Cruz read the master file number and asked for comments from staff.
David McDonald, City Planner, discussed the special permit application for the
location of a water intake facility. Late last fall the Planning Commissioner held a
hearing to develop a zoning determination for this piece of property in the event that it
became annexed. The property was annexed by the City in December of last year. The
property was purchased and annexed for the purpose of locating a water intake
facility.
The facility is a part of the City’s long-term water comprehensive plan to provide water
needs for the community. The new intake facility will accommodate future growth.
Mr. McDonald briefly discussed the design of the water intake facility. The structure
itself will be built to look like a house. There will be about 17 faux for aesthetics. The
site will be extensively landscaped in the front yard.
Mr. McDonald stated that staff received an email from a nearby property owner which
was handed out to the Planning Commissioner’s prior to the meeting for submittal in
the public hearing.
Chairman Cruz asked if there were any issue’s with that property owners request
regarding access and protection of the facility.
Mr. McDonald replied that none of that would be changed or altered.
Commissioner Hilliard asked how this site would impact the Bike Plan.
Mr. McDonald answered that this site would not have a bike path since the path goes
along the freeway.
Mr. McDonald pointed out that two staff member from the Engineering Department
were present to answer any questions.
With no further comments the public hearing closed.
Commissioner Hilliard moved, seconded by Commissioner Bachart, to close the public
hearing and schedule deliberations, the adoption of findings of fact and development
of a recommendation for City Council for the June 20, 2013 Planning Commission
Meeting. The motion passed unanimously.
D. Zoning Rezone from RT (Residential Transition) to R-1
(Low Density Residential) (Nathan Machiela)
(MF# Z 2013-001)
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Chairman Cruz read the master file number and asked for comments from staff.
Mr. McDonald discussed the rezone application from RT Zoning District to R -1 Zoning
District. The proposed location is a 5 acre site remaining from the Chapel Hill
development. Hayden Homes would like to purchase this site, put in a road and plat
out roughly 14 lots to use for single-family development.
Jason Maddox, 6115 Burden Boulevard, with HDJ Design Group, spoke on behalf of
the applicant who was unable to be at the meeting. He stated that Hayden Homes
currently owns the lots north of the property and would like to develop this for single -
family homes under the R-1 zoning designation. He stated that most of the lots would
be slightly larger than the minimum 7,200 square feet. Once the rezone process is
done they will have to come back to the Planning Commission through the platting
process.
Commissioner Hilliard moved, seconded by Commissioner Polk, to close the public
hearing on the proposed rezone and initiate deliberations and schedule adoption of
findings of fact, conclusions and a recommendation to the City Council for the June
20, 2013 meeting. The motion passed unanimously.
E. Zoning Rezone from R-3 (Medium Density Residential)
with density limit of 30-units to R-3 (Medium
Density Residential) without density limit
(Ronald Grate) (MF# Z 2013-002)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the rezone
application from R-3 Zoning District with a density limit of 30-units to R-3 Zoning
District without a density limit. This rezone application is to remove the concomitant
agreement that the Planning Commission approved in 2012. Mr. White briefly
explained the details of the proposed application and conditions contained in the staff
report.
The applicant has submitted a concept for the Planning Commission’s consideration,
limiting the site to one story single-family homes.
Commissioner Bachart stated that there are a lot of houses on the proposed concept
the applicant submitted. He asked if staff has looked into traffic issues that might be
generated by so many homes as well as the new Delta High School location.
Mr. White responded that there is not a proposal to look at traffic as a result of this
application. The applicant indicated he is giving consideration to a one -way street
system in and out of the property with a narrow private street system with easements
for the utilities.
Commissioner Polk asked if there are any specific interests in limiting the property to
those of retirement age, such as an age specific housing development.
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Mr. White answered that he believes there is and can be confirmed with the applicant.
It could become part of the conditions in a concomitant agreement should this
application move further.
Commissioner Bachart asked if there were rules on fair housing to where age limit
could not be limited.
Mr. White answered that age can legally be restricted. It would be a deed restriction,
not a result of the law or ordinance.
Robert Grate, 540 Rayburn Road, Othello, WA, spoke in favor of the rezone. He stated
he had provided architectural drawings of his proposal prior to the meeting. Before
designing the project he looked at staff recommendations and the minutes from last
year. He stated he took the concerns about schools and building height into
consideration. Instead of building two-story four-plexes as the previous, he is
proposing one-story single-family homes. One of the units will be donated to Kadlec
Hospital for a house like a Ronald McDonald Home. The community would be gated
with a block wall along Road 90. All of the homes will be two bedrooms, two bath and
two car garage.
Mr. Grate stated that he spoke to as many neighbors that he could and gave them a
copy of the layout and architectural drawings. He received no negative feedback but
there were a few neighbors he could not contact. In the center of the complex will
have a community building with an indoor pool, clubhouse and an exercise room. He
discussed the setbacks, density, sound barriers and construction. He believes his plan
is more suitable than what the concomitant agreement requires.
Tom Russell, 8814 Wilshire Drive, spoke on behalf of this item. He stated he
appreciates the applicant dropping off the plans. They had asked the previous
applicant to do the same and he never responded. His concerns are with rear
setbacks and with the block wall along Road 90. He feels the structures that are
proposed look great but the block wall does not seem cohesive with the neighborhood
and was worried about graffiti.
Pablo Perez, 8906 Wilshire Drive, spoke on behalf of this item. He also appreci ated
the single-story homes and felt they fit better with the community. He was also
concerned about the rear setback. He felt 58 units might be a significant increase in
the traffic flow. The block wall does not flow with the neighborhood and would like to
see more landscaping instead. He asked if the age limit ever be removed. He felt traffic
was already a slight problem and is worried about additional traffic.
Larry Peterson, 8427 Kensington Court, spoke on behalf of this item. He wanted the
project conditioned like Mediterranean Villas. He posed a question as to what would
happen if no school impact fees were paid and the age restriction was later removed.
He was also concerned about the future upkeep of the project.
Mr. White said the impact fee ordinance states that if deed restrictions are enforced
are removed then the impact fee has to be paid for each unit, which would expensive.
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Mr. Grate stated that he did not have a problem with the deed restrictions. He is
concerned about the one unit that is going to be donated to Kadlec Hospital. He
stated if he needs to pay the school impact fee for that one unit he would not have a
problem. As for the other units they do not wish to have children due to liabilities. He
has visited Mediterranean Villas and noted that they have duplexes, four-plexes and
single-family homes. He would like to keep his development more uniform. He
addressed the setbacks and how the architect did not make the drawings to scale but
there will be more than the required 15 feet in the rear, hopefully 25-30 feet. He the
block wall was intended to block sound but he is not open to other options.
Commissioner Polk asked the applicant what the setback would be for the homes on
Road 90 between the wall and the homes.
Mr. Grate responded that the setback would be 5 feet from the wall, 25 feet from the
road.
Chairman Cruz asked for clarification on the standard width of roads.
David McDonald, City Planner, stated that the standard road is 38 feet for pavement
with 1 foot of curb on each side but for context, Sun Willows, the development inside
the golf course with private streets, has 26 foot wide streets with two-way traffic.
Pablo Perez, 8906 Wilshire Drive, asked for clarification as to where the 15 foot
setback starts and ends.
Chairman Cruz answered that the setback is generally from the property line to the
structure.
Mr. Perez asked the applicant is he is planning to have the setback be 25-30 feet.
Mr. Grate answered that is correct.
Jaime Blank, 8707 Studebaker Drive, stated gate looks very close to Road 90.
Mr. Grate stated there would be a code to punch in.
With no further comments the public hearing closed.
Commissioner Anderson moved, seconded by Commissioner Hilliard, to close the
public hearing and schedule deliberations, the adoption of the findings of fact and the
development of a recommendation for the City Council for the June 20, 2013 Planning
Commission Meeting. The motion passed 6 to 1 with Commissioner Greenaway
dissenting.
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F. Code Amendment Building Heights for Detached Garages
Chairman Cruz read the master file number and asked for comments from staff.
David McDonald, City Planner, stated the Planning Commission has discussed this
issue in the past but due to the recent annexation the The City is receiving inquiries
from people wanting to build large shops and garages. In the City of Pasco detached
shops/garages are allowed in RS-20 Districts provided they aren’t taller than 18 feet
or in no case taller than the house. Currently the only way to accommodate taller
shops they need to be attached to the house so that it becomes part of the house . The
other option is to provide a connection between the house and the shop to make it an
intricate part of the house. Both options can be expensive and aren’t always good
options for the people trying to build the shops.
The County also limits shops to 18’ in height but they do not have a restriction on the
height of the shop versus the house which means if you have a 12’ tall home a shop
can still be up to 18’. The reasoning why the City doesn’t allow for shops taller than
the home is because typically in residential zones the house is supposed to be the
dominate feature on the lot. If the shop becomes bigger than the home then the
principal use changes. However on larger lots, such as ½ acre or larger because of the
topography there might be opportunities where shops can be built a little taller and
still not impact neighbors.
Mr. McDonald provided the following options to consider; (1) Do nothing and keep the
height limitation in place, (2) Increase the height limit bu t keep it under the maximum
allowed in the district, (3) Allow a greater height if a larger setback is provided, (4)
Allow a greater height if the lot exceeds a certain square footage and (5) Allow an
increase in height only through the Special Permit review process.
Commissioner Bachart stated that he felt keeping the City’s current code would be
detrimental because the people were annexed should have things align as close to the
County as possible.
Commissioner Greenway agreed with Commissioner Bachart and would like the code
to reflect what the County is doing to keep things consistent as promised to the people
in the County and that the special permit process should be used.
Commissioner Polk agreed that the City standards should be changed be lieved the
Special Permit process might not be as uniform and that it would be nice to create
consistency.
Chairman Cruz stated that he is open to rules that preserve the harmony of the
neighborhood and keep it most like the County.
Rick White, Community & Economic Development Director, suggested exploring the
special permit process but also writing some other standards that might be considered
should that option be used.
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Chairman Cruz responded that he would like enough guidance for people to feel like
they have a decent shot because having a special permit process where 80% of the
people get turned down is not successful.
Commissioner Barchart stated that the timeframe of the special permit process is a
little restrictive.
Commissioner Anderson agreed with the special permit but would also like to see what
the parameters would be for a greater height, larger setbacks and square footage
suggestion. Perhaps those could be included in the definitions for a special permit.
Mr. McDonald stated the County does less than six special permits per year.
Chairman Cruz stated that the process needs to remain easy for people just trying to
build a shop.
Commissioner Anderson moved, seconded by Commissioner Hilliard, to continue the
public hearing until the June 20, 2013 Planning Commission Meeting. The motion
passed unanimously.
OTHER BUSINESS:
Rick White, Community & Economic Development Director, reminded the Planning
Commission that the June 20, 2013 meeting there will be public hearings for 2014
Community Development Block Grant Funds so attendance will be important.
COMMENTS:
With no further discussion or business, the Planning Commission was adjourned at
9:25 p.m.
Respectfully submitted,
Dave McDonald, City Planner