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.
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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
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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
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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
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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
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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
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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
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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