Loading...
HomeMy WebLinkAbout02-27-2014 Planning Commission Minutes-1- REGULAR MEETING February 27, 2014 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 VACANT 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 requires 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 Khan, that the minutes dated January 16, 2014 be approved as mailed. The motion passed unanimously. OLD BUSINESS: B. 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. Rick White, Community & Economic Development Director, discussed the special permit for the location of a health clinic at Ochoa Middle School. He stated that there had been no additional changes to the staff report since the previous meeting. -2- Commissioner Anderson moved, seconded by Commissioner Polk, to adopt the findings of fact and conclusions therefrom contained in the February 20, 2014 staff report. The motion passed unanimously. Commissioner Anderson moved, seconded by Commissioner Polk, based on the findings of fact and conclusions therefrom the Planning Commission recommend the City Council grant a special permit for the location and operation of a medical health clinic on the Ochoa Middle School campus located at 1801 E. Sheppard Street, with conditions as listed in the February 20, 2014 staff report. The motion passed unanimously. B. Rezone Rezone from C-1 (Retail Business) to RS-12 (Suburban) (Z 2013-007) (Kevin & Betty Mills) Chairman Cruz read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director stated that there had been no additional changes to the staff report since the previous meeting. Commissioner Bachart moved, seconded by Commissioner Kempf, to adopt the findings of fact and conclusions therefrom as contained in the February 20, 2014 staff report. The motion passed unanimously. Commissioner Bachart moved, seconded by Commissioner Kempf, based on the findings of fact and conclusions as adopted the Planning Commission recommend the City Council approve the rezone from C-1 to RS-12 for the property located at 1325 Road 44. The motion passed unanimously. PUBLIC HEARINGS: A. Special Permit Location of a Wireless Communication Facility in an RS-12 (Suburban) Zone (AT&T) (MF# SP 2014- 001) Continued to the March 20, 2014 Meeting Chairman Cruz read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director, stated that the public hearing has been continued to the March 20, 2014 meeting. B. Preliminary Plat Preliminary Plat for northwest corner of Convention Drive and Sandifur Parkway (Hayden Homes) (MF# PP 2014-001) Chairman Cruz read the master file number and asked for comments from staff. David McDonald, City Planner, discussed the preliminary plat for the northwest corner of Convention Drive and Sandifur Parkway. It was explained the plat was a continuation of the Three Rivers development to the east. The 188 lots in the proposed plat were consistent with the code. Staff provided a review of the findings of fact and approval -3- conditions in the staff report. Commissioner Khan asked about the undeveloped park mentioned in the staff report. Mr. McDonald responded that the developer has already deeded the City the 5 acre parcel mentioned for a park. It hasn’t been developed at this time because it will be part of the elementary school at the corner of Road 60 and Sandifur. The park and the school will be developed at the same time. The other parks mentioned in the report have been fully developed. Jason Mattox, 6115 Burden Boulevard, with HDJ Design Group spoke on behalf of the applicant. He confirmed what staff had prepared and added that the R-2 Zone would contain 6,000 square foot minimum lot sizes, which is larger than what that zoning requires. He clarified the condition pertaining to the sewer connection and the options they have been considering. A sewer study has been completed and it was found that there is capacity for this development and sewer would not need to be brought from Clemente Lane. Mr. Mattox also discussed the traffic impact study, stating that they are working with the City using data already collected and supplement it with their own and are in the process of defining the scope. There are currently large transmission lines that run along the north side of the project and are owned by Franklin PUD. The power poles cannot be relocated or moved underground but they are working with the PUD to ensure Powerline Road will be able to make it through and be safe for public travel. Commissioner Khan asked if the applicant had any issues with conditions in the staff report pertaining to sewer. Mr. Mattox responded that the applicant did not have any problems with the conditions. Brad Peck, 200 N. Road 34, discussed that the proposed site borders County property and wasn’t aware that the power could not be undergrounded according to the PUD and asked if that was a physical limitation or a cost consideration. He also asked if whether or not there had been coordination with the County. Mr. McDonald answered that the power line used to be the BPA power line and due to size and power capacity it cannot be placed underground, meaning the poles will have to remain intact south of the curb, perhaps south of the sidewalk out of the roadway. The power poles currently located down the section line will have to be moved as that will be the middle of the road. Those power lines serve the homes to the north in the County but the lines will be moved either further into the County or undergrounded. With respect to coordination with the County, this plat was not sent to the County Planner’s; however County residents who have property across the street were notified regarding this hearing. No comments were received. They were also notified about the rezone at this property. With no further questions or comments the public hearing closed. Commissioner Khan moved, seconded by Commissioner Anderson, to close the hearing -4- on the proposed preliminary plat and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation to the City Council for the March 20, 2014 meeting. The motion passed unanimously. C. Code Amendment Highway Follow-Through Signs (MF# CA 2012-011) Chairman Cruz read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director, discussed the code amendment for highway follow-through signs. Staff recommended to continue the public hearing to the next meeting to fine tune language. Commissioner Polk questioned in a previous meeting why signage wasn’t proposed on Court Street and Highway 395, so staff wishes to look into those locations. Trevor Mikipeka, 7210 Burden Boulevard, spoke on behalf of Sonic Drive-In. He stated as a local business owner he supports the update to the code. It is important that highway travelers can see local businesses and if the code isn’t updated then the local economy can be affected. Roasters Coffee has opened, a local car wash has opened and now his restaurant is blocked in terms of visibility and the signage would help direct customers. Ramona Castro, 5120 Robert Wayne Drive, spoke on various issues in the City of Pasco. Some items she discussed were traffic impacts in West Pasco, sewer, city lawns and grass clippings, new schools and building codes. Chairman Cruz advised Ms. Castro that the items she discussed would be best addressed to City Staff rather than the Planning Commission. Dave McDonald, City Planner, stated that many items pertaining to streets and sewer should be directed to the Public Works Director, Ahmad Qayoumi. The lawn and grass clippings on public property should be directed to the Parks Department. With no further questions or comments the public hearing closed. Commissioner Anderson moved, seconded by Commissioner Kempf, to continue the public hearing to the March 20, 2014 meeting. The motion passed unanimously. OTHER BUSINESS: A. Special Permit Moore Mansion Special Permit Review (MF# SP 05- 098) Chairman Cruz read the master file number and asked for comments from staff. David McDonald, City Planner, explained that in the early 1980’s the City amended the zoning regulations to allow special permits for the adaptive reuse of historic structures. That code amendment applied specifically to the Moore Mansion and over the years the Moore Mansion property has been granted a number of special permits to do various things over the years. The most recent special permit was granted in the fall of 2005, allowing the property owners to operate the property for weddings, receptions, family -5- reunions and similar type events. During that application process, the applicant provided with the application materials an aerial image showing where future support buildings, parking improvements and future landscaping would occur. On January 23, 2014 the property owner submitted an application to the Building Department to build a sunscreen/large carport roughly 40’ x 60’ located in the parking lot area to the east of the Moore Mansion. When this application was originally reviewed by staff in the Planning Division, it was placed on hold because there was concern that perhaps this didn’t meet the intent of the special permit that was granted in 2005. The applicant states that he clearly showed in 2005 that he did have intent to make other improvements that were ancillary to the operation of the property for weddings and other functions. Staff requested the Planning Commission to weigh in on whether or not the application for the new sunscreen/large carport meets the original intent of the special permit granted in 2005. If Planning Commission believes it meets the original intent then the building permit will be issued to the property owner for the construction of this structure. Chairman Cruz stated that there is clearly a potential structure indicated in a different location. He asked if there was any discussion or limitations based on the size of that when the permit was granted. Mr. McDonald responded that there wasn’t. The special permit provision was to allow the property to be used for receptions and like uses and the proposed structure would just be ancillary to those uses. Commissioner Kempf stated that because the applicant did highlight parking areas that implied improvements would be made, the proposed covered structure falls within their original plans. Brad Peck, 200 N. Road 24, spoke on behalf of his application. He stated that the project as a whole was a large undertaking as they didn’t know if they could even save the house. If they could save the house they needed to have some sort of limited business use that didn’t impact the community but would help offset the costs or restoration. They also needed to know what modest, minimal improvements would be made to make sure that business was successful to sustain the property. The drawing that had been provided indicated a larger support building around the back but it was adjusted because where it was originally planned there is a fire lane and not enough emergency access. The proposed structure itself will be constructed with poles and a roof to provide shade, shelter and a place to park vehicles. Chairman Cruz asked for clarification on the original special permit and if the carport was part of the original plan. Mr. Peck responded that they wish to park the vehicles were they are more visible to deter vandalism or theft. Chairman Cruz stated that he felt the proposed structure is consistent with the original -6- application from 2005. Commissioner Polk agreed that the proposed structure sounds like an improved structure for parking facilities and the original drawing shows that area being intended for parking. Mr. Peck clarified that when they original applied there was future storage, a support building, used for storage but if there would be rain, he would like the option to use the structure to move people under until the weather would pass. They do not intend on having walls on this structure. Chairman Cruz responded that it wouldn’t be an issue moving people under the structure due to weather. Commissioner Khan stated that the proposed structure seems fair and consistent with the original intent. Commissioner Bachart stated that he was fine with the proposed structure. Commissioner Anderson stated that he has no problems with the concept of the proposed structure. He added that me might locate the structure elsewhere on the property. With no further comments, the Planning Commission was in agreement that the proposed structure was consistent with the intent of the special permit from 2005. B. Code Amendment Auto Sales in C-1 (Retail Business) Zones (MF# CA 2013-006) Chairman Cruz read the master file number and asked for comments from staff. David McDonald, City Planner, discussed the code amendment for auto sales in C-1 (Retail Business) Zones. He reminded the Planning Commission they had reviewed this item last fall and they forwarded a recommendation to the Council with split provisions; areas east of Highway 395 would be allowed auto sales as they have over the years for new and used vehicles at locations that met the criteria and another provision was added to allow auto sales in the I-182 Corridor if those sales were related to new vehicles with a dealership. The Planning Commission had previous discussions regarding “under-utilized” property. Originally when the code was created it was to help under-utilized or under-developed properties and the Commission had asked staff to define under-utilized property, which staff did. When the Council discussed the code amendment they had some questions about under-utilized property definition. The definition of “under-utilized property” included any parcel or lot that hadn’t been developed in the last 10 years. Basically all properties east of Highway 395 fell within that category. To the west, around Road 100 almost all properties in that area created 17-18 years ago so the 10 year provision for under-utilized property doesn’t impact Road 100. Around Road 68, there are some properties around the interchange that are only about 8 years old and others are -7- pushing 10-13 years old. Mr. McDonald explained staff was seeking some direction from the Planning Commission on the matter. Given the development patterns in the community staff was leaning towards eliminating the definition for “under-utilized properties” to alleviate any confusion it may cause. Chairman Cruz commented that the Road 100 area would benefit the most without the under-utilized timeframe due to price of property and availability. Mr. McDonald responded that there are larger tracts at Road 100. He also stated the proposed code contains other provisions that provide some safeguards for controlling the development of sales lots such as the 8,000 square foot building requirement and the mostly new vehicle requirement. Chairman Cruz agreed that the provisions the Commission was concerned with are still addressed without the definition. Commissioner Anderson agreed to remove the definition. Commissioner Bachart agreed to remove the definition. Commissioner Kempf stated she did not have a problem with leaving the definition in the code. She voiced concern about Road 68 turning into long strips of car lots. Commissioner Khan agreed with Commissioner Kempf in keeping Road 68 free of car lots but was undecided about the Road 100 area and the under-utilized definition. Commissioner Khan stated she was leaning to drop the definition. Commissioner Polk stated she would like to keep the definition because it adds a benefit to help Road 100 to develop such businesses. Chairman Cruz agreed that it would be better to see the development at Road 100 rather than Road 68. He stated that the traffic impact would be less than that of another Walmart or Lowe’s. He would like to see other conditions drive the behavior and would recommend letting the definition go. Commissioner Anderson pointed out that there are a lot of safeguards in the proposal that the definition wouldn’t make a great difference and the area will remain protected. Chairman Cruz polled the Commission on the matter and the general consensus was for the removal of the definition. WORKSHOP: A. Plan Shoreline Management Act–Shoreline Jurisdiction -8- and Public Participation Plan (MF# PLAN 2013- 001) Chairman Cruz read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director, discussed the Shoreline Management Act Jurisdiction and Public Participation Plan and outlined the memo to the Planning Commission. Part of the memo discussed identifying the Columbia and Snake Rivers as the only locations within Pasco in the Pasco Urban Area that are under shoreline jurisdiction based on definition and state law. The Columbia River and Snake River have been broken up into reaches and sub-reaches, and this occurred because each reach shares specific characteristics about zoning, land use or land forms which make the inventory for the shoreline management program update easier to accomplish. The consultant will be identifying the ecological function of each of these reaches which will set the base line determining the “No Net Loss” term. In other words, if there is degradation to the shoreline in Reach 8, you have to make up for it in Reach 7. This ensures no loss of ecological function. Two years ago the Commission looked at the Shoreline Management and Linkages Plan and much of the information from that is being used, saving money from the consultant by using it as a starting point. Staff wanted the Planning Commission to understand the public participation of this plan including outreach activities. There will be a variety of public participation activities, such as, the website, a phone tree, notifications and meetings. Chairman Cruz asked if any volunteers required from the Planning Commission. Mr. White responded that volunteer requirement will not be mandatory, however participation is encouraged. There were no further comments. COMMENTS: Chairman Cruz recognized former Planning Commissioner, Paul Hilliard, for his time and service on the Planning Commission. With no further discussion or business, the Planning Commission was adjourned at 8:06 p.m. Respectfully submitted, David McDonald, City Planner