HomeMy WebLinkAbout12-19-2013 Planning Commission Minutes-1-
REGULAR MEETING December 19, 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 Kempf moved, seconded by Commissioner Anderson, that the minutes
dated November 21, 2013 be approved as mailed. The motion passed unanimously.
OLD BUSINESS:
A. Special Permit Detached Accessory Structure Height (Daniel
Martinez) (MF# SP 2013-014)
Chairman Cruz read the master file number and asked for comments from staff.
Shane O’Neill, Planner I, discussed the special permit for a height increase for a
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detached accessory structure to exceed the allowable height by 5 ½ feet. Since the
previous meeting, Finding # 14 in the staff report was changed to reflect the height of
the existing single-family home is 25 feet, indicating the peak height. There were no
further changes.
Commissioner Anderson moved, seconded by Commissioner Hilliard, to adopt the
findings of fact and conclusions therefrom as contained in the December 19, 2013
staff report. The motion passed unanimously.
Commissioner Anderson moved, seconded by Commissioner Hilliard, based on the
findings of fact and conclusions as adopted the Planning Commission recommend the
City Council grant a special permit to allow a detached garage 23.5 feet in height, as
measured at the mid-point of the roof, on tax parcel # 118-511-104; addressed 5417
Dradie Street. The motion passed unanimously.
Mr. O’Neill explained that this item will go to the January 6, 2014 City Council
Meeting unless an appeal is received.
PUBLIC HEARINGS:
A. Rezone Rezone from RT (Residential Transition) to R-1
(Low Density Residential) and R-2 (Medium
Density Residential) (Nathan Machiela) (MF# Z
2013-005) Continued from November 21, 2013
meeting
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the rezone
application from RT to R-1 and R-2. He explained that this is a continued public
hearing from the previous meeting. It is a rezone of approximately 50 acres at the
northwest corner of Sandifur Parkway and Convention Drive. It is proposed that the
southerly portion be rezoned to R-2 and the remainder of the site be zoned R-1. The
public hearing was continued because the site was slightly enlarged but an analysis of
the enlargement indicated that no further properties needed to be notified of the
hearing.
Jason Mattox, 6115 Burden Boulevard, from HDJ Design Group, spoke on behalf of
the applicant. He briefly discussed the enlargement since the previous meeting. He
stated that he is in support of the staff findings and recommendation.
With no further comments the public hearing closed.
Commissioner Hoekstra moved, seconded by Commissioner Anderson, to adopt the
findings of fact and conclusions therefrom as contained in the December 19, 2013
staff report. The motion passed unanimously.
Commissioner Hoekstra moved, seconded by Commissioner Anderson, based on the
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findings of fact and conclusions as adopted the Planning Commission recommend the
City Council approve the rezone from RT to R-1 and R-2 for the east 841.21 feet of
Franklin County tax parcel # 116-020-010. The motion passed unanimously.
Mr. White explained that this item will go to the January 6, 2014 City Council Meeting
unless an appeal is received.
B. Code Amendment Special Permits for Auto Sales in C-1 (Retail
Business) Zones (MF# CA 2013-006) Continued
from November 21, 2013 meeting
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, discussed the code amendment for special permits for
auto sales in C-1 Zones. The public hearing for this item was continued from the
previous meeting to enable staff to tighten up some language in the code and bring it
back for consideration. Last month, staff was recommending the area of impact for
new auto dealerships on the western part of the community to have buffer strips of
1,600 feet northerly of the freeway and 2,500 feet on either side of Road 68 and Road
100. Looking at that in more detail, the impact of the buffer areas on residential
neighborhoods could be lessened by moving that line about 600 feet south and still
capture most of the high visibility sites along Burden and Sandifur Parkway to
achieve the original goal.
Another item staff modified since the previous meeting was the definition of “new
dealerships”. A sentenced was added to the end of the definition stating, “No more
than 33 percent of a new auto dealership sales lot may be devoted to the display of
pre-owned vehicles.” This will ensure the dealerships will be in fact, new dealerships,
although all dealerships have a certain percent of used vehicles.
Staff requested feedback regarding the provision dealerships should “Not located
closer than 300 feet to any existing car lot.” This has been a longstanding
requirement in the older part of the community to prevent long strips of used car
dealerships along arterial streets. However, when dealing with new dealerships, staff
asked the Planning Commission if they should be dispersed or have them all together,
much like the Auto-Plex.
Commissioner Anderson responded that with new dealerships he didn’t see a problem
with them being next to each other like the Auto-Plex and doesn’t feel the need to have
the 300 foot buffer.
Commissioner Hilliard stated that he was in agreement with Commissioner Anderson.
Commissioner Hoekstra asked for an example to represent 300 feet.
Mr. McDonald answered that 300 feet is about a typical residential block.
Commissioner Hoekstra stated that he didn’t see a necessity for the 300 feet with the
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new dealerships.
Commissioner Kempf voiced initial concern for the Auto-Plex relocating to West Pasco,
however since they are currently upgrading, she doesn’t foresee a problem.
Commissioner Bachart did not have a problem with what staff proposed.
Chairman Cruz stated that he did not have a problem with what staff proposed.
Commissioner Anderson discussed potential tax revenue that could be generated from
having new auto dealerships in West Pasco.
With no further comments the public hearing closed.
Commissioner Hilliard moved, seconded by Commissioner Kempf, the Planning
Commission adopt the findings of fact as contained in the December 19, 2013 staff
memo on Auto Sales in C-1 Zones. The motion passed unanimously.
Commissioner Hilliard moved, seconded by Commissioner Kempf, the Planning
Commission recommend the City Council adopt the proposed C-1 special permit code
amendments as attached to the December 19, 2013 staff memo to the Planning
Commission, with the amendment to strike (iii) Not Located closer than 300 feet to any
existing car lot. The motion passed unanimously.
C. Special Permit Location of a health clinic at Ochoa Middle
School (Tri-Cities Community Health) (MF# SP
2013-007)
Chairman Cruz read the master file number and asked for comments from staff.
Shane O’Neill, Planner I, discussed the special permit for the location of a health clinic
at Ochoa Middle School. This application was received earlier in this year to operate a
small medical clinic at Ochoa Middle School but was withdrawn. It was originally
paired with an application for Chiawanna High School but now the applicants wants
to move forward with one clinic at Ochoa Middle School.
Mr. O’Neill briefly explained the background of the application and explained where
the proposed clinic would be located on the school property. It was further explained
that the applicant had requested the hearing be continued to allow further input from
the School District about conditions related to the operation of the clinic on school
property.
Commissioner Anderson moved, seconded by Commissioner Kempf, to continue the
public hearing to the January 16, 2014 meeting. The motion passed unanimously.
D. Rezone Rezone from C-1 (Retail Business) to C-3
(General Business) (Juan Ochoa) (MF# Z 2013-
006)
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Chairman Cruz read the master file number and asked for comments from staff.
Shane O’Neill, Planner I, explained the rezone application from C-1 to C-3. The
applicant is proposing to rezone two parcels at the northwest corner of Columbia
Street and California Avenue. The two parcels have remained vacant ever since they
were originally platted in the late 1800’s. These parcels were a part of an urban
renewal program in the 1970’s where the homes in the area were relocated elsewhere
and a vegetative barrier was added on Wehe Avenue. The site is surrounded by a mix
of retail commercial, heavy commercial and light industrial development and zoning
districts.
The applicant chose not to speak for the public hearing.
Commissioner Kempf asked the applicant what his intended use was for the site.
Juan Ochoa, 99809 E. Michelle Drive, Kennewick, WA answered that he owns a farm
laborer company and transport employees to the job sites. He would like to use this
site to park the vehicles used for his business.
With no further questions the public hearing closed.
Commissioner Hilliard moved, seconded by Commissioner Bachart, 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
January 16, 2014 meeting. The motion passed unanimously.
OTHER BUSINESS:
A. Code Amendment Accessory Structure Floor Area (MF# CA 2013-
008)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the code
amendment for accessory structure floor area. The City Council had asked the
Planning Commission to consider developing recommendations for accessory floor
area modifications as a result of earlier discussions regarding accessory structure
height. Staff asked the Planning Commission to consider the R-2, R-3 and R-4 zones
as those that would be appropriate for adding up to an additional 200 square feet for a
detached garage or shop, assuming a lot is at least 12,000 square feet and also
assuming that it goes through the special permit process, much like the additional
height provisions. Maps were provided to the Planning Commission depicting the R-2,
R-3 and R-4 zoned properties that have 12,000 square feet. The smaller lots on the
map with single-family homes would perhaps be able to apply for a special permit
under certain circumstances to have larger shop or garage sizes. Given the small
potential for abuse and the ability to use the special permit process, staff asked the
Planning Commission if they were in agreement with the proposal.
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Chairman Cruz stated that it wouldn’t be a substantial amount of lots affected.
Commissioner Bachart asked if it would have to go through the special permit process
of if a matrix could be used instead.
Mr. White responded that a matrix could work and staff considered it with the
accessory structure shop height, however it was concluded that the special permit
process was a better option because it allows the ability to analyze unique
circumstances and to put conditions where they might be appropriate.
Chairman Cruz added that some of the challenges are irregular lot sizes or if someone
wants to build something tall below the threshold that could still be intrusive and that
the special permit process is not that difficult.
The Planning Commission was in agreement with staff and Chairman Cruz.
COMMENTS:
Rick White, Community & Economic Development Director, briefed the Planning
Commission on the status of the Shoreline Master Plan Update. He stated that a
contract has been signed with a consultant to begin the process of the Shoreline
Master Plan Update. The consultant has experience in Shoreline Plans and has
helped other local municipalities. The Planning Commission should expect meetings
in the future regarding the Shoreline Master Plan Update.
With no further discussion or business, the Planning Commission was adjourned at
7:36 p.m.
Respectfully submitted,
Dave McDonald, City Planner