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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 -2- 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 -3- 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. -4- 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 -5- 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 -6- 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. -7- 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. -8- 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. -9- 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. -10- 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) -11- 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. -12- 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. -13- 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. -14- 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. -15- 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