HomeMy WebLinkAbout06-18-2015 Planning Commission Meeting Minutes REGULAR MEETING June 18, 2015
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 Tanya Bowers
No. 2 Tony Bachart
No. 3 Paul Mendez
No. 4 Alecia Greenaway
No. 5 Joe Cruz
No. 6 Loren Polk
No. 7 Zahra Khan
No. 8 VACANT
No. 9 Gabriel Portugal
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 Greenaway moved, seconded by Commissioner Bowers that the minutes
dated May 21, 2015 be approved as amended. The motion passed unanimously.
PUBLIC HEARINGS:
A. Special Permit Location of a Community Solar System in a C-1
Zone (Franklin PUD) (MF# SP 2015-006)
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, discussed the special permit application for the location for
a community solar system in a C-1 zone. The proposed site is on the eastern most
parking lot of the PUD property at the corner of 14th Avenue and Clark Street. The PUD
has been at this location for roughly 50 years so they are well established within the
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neighborhood and well accepted. The PUD itself is classified as a service facility because
of the public/governmental nature of the facility so anything they do requires a special
permit. In addition to that the proposed solar array is similar to other utility facilities that
also require special permit review. The array will be covering a row of parking stalls and
will be angled slightly towards the south. In preparing the report, Staff inquired about a
possible problem with glare from the solar panels, but due to the location of the panels
above the parking lot glare should not be much of a problem. The PUD building itself has
a number of solar panels attached to the building and there haven't been any complaints
regarding glare from these existing panels.
Commissioner Khan asked if the solar panels would increase the temperature in the
surrounding area.
Mr. McDonald answered that it depends on how they are set up. They have had problems
in California and Nevada where they have large facilities but, this will not be the same
situation. There haven't been any problems with the solar panels that are currently on
the building itself.
Commissioner Khan didn't know how it would handle the Tri-Cities summer sun.
Mr. McDonald responded that it would actually provide some shade for the parked
vehicles.
Commissioner Bowers added that she thinks it would be an asset for those who have to
park because of the added shade and could lower the temperature.
Commissioner Khan stated that she was only concerned about the neighboring homes
getting any additional heat.
Chairman Cruz responded that he didn't think there would be an issue with the additional
heat in terms of this design.
Todd Blackman, 7428 Deseret Drive, spoke on this item, representing Franklin PUD.
Commissioner Portugal asked if the residents in the City of Pasco would have an
opportunity to invest on the solar panels.
Mr. Blackman answered that the array would be owned by the utility but the output
owned by citizens who buy into the system. Franklin PUD anticipates more demand than
available with this first project so a "lottery" will be held and current customers will all get
a chance to participate in the lottery.
Commissioner Portugal asked if the shares would be advertised to the public.
Mr. Blackman responded that they have sent mail outs to all account holders and other
forms of media.
Commissioner Portugal asked if the PUD has anything to compare their program to.
Mr. Blackman stated that their plans will hopefully be even better than prior solar projects
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in other communities. Typically they are ground mounted systems taking up real estate,
where this unit does not take up space and will provide shade and deflect heat.
Commissioner Bowers asked for clarification on the "community investment".
Mr. Blackman answered that they would be investing in this particular solar system.
Commissioner Bachart asked if a person buys into a share if they are entitled to tax
breaks.
Mr. Blackman stated that is what makes this program work - Washington State
Production Credits. The pay back for investing would be around four years.
Commissioner Bachart asked how that would work, such as, would a check be sent or
would the amount be taken off of the bill.
Mr. Blackman responded that customers would get a check for their production and
throughout the year they would also get a net-meter benefit of whatever the size of their
system is offsetting energy use in their home. Since the system and the meter isn't
actually on their house, they wouldn't see the energy actually run to the grid but the PUD
can calculate it.
Commissioner Khan asked if this is only applicable for people for Franklin PUD
customers.
Mr. Blackman answered that to participate you only need an account with Franklin PUD.
Commissioner Polk asked if this is a pilot for future modules like this in the Tri-Cities.
Mr. Blackman responded that he hopes so.
Commissioner Mendez asked if there was an initiative to reach out to surrounding
homeowners to let them know what is about to take place and give them a chance to voice
concerns.
Mr. Blackman stated that the PUD will be holding a public hearing, the date is to be
determined since this is still early in the planning process. So far the only public
participation has been at board meetings.
Commissioner Bowers stated that she would like to see those outreach meetings to take
place in Spanish as well.
Mr. Blackman responded that their department is bilingual and the first point of contact
will be a bilingual staff person. The direct mailers that will be sent will be in English and
Spanish.
Rick White, Community & Economic Development Director, added that the Planning
Commission Public Hearing was also advertised to homeowners within 300 feet of the
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PUD.
Commissioner Mendez pointed out a correction that needed to be made to the staff report
under one of the conditions (#6).
Mr. McDonald stated that would be corrected.
With no further comments the public hearing closed.
Commissioner Khan moved, seconded by Commissioner Polk, to close the hearing on the
proposed solar system and initiate deliberations and schedule adoption of findings of fact,
conclusions and a recommendation to the City Council for the July 16, 2015 meeting.
The motion passed unanimously.
B. Code Amendment Emergency Aircraft Landing Code Amendment (City
of Pasco) (MF # CA 2015-001)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the proposed code
amendment for emergency aircraft landing. The Pasco Municipal Code currently has a
prohibition on landing aircraft outside of an airport without a special permit. In cases of
an emergency that is not an option so the proposed code amendment would allow it to
occur in cases of an emergency as well as the landing of aircraft for training purposes for
this type of operation. This has been referred to the Pasco Airport as well as the FAA and
neither had any comments.
Commissioner Polk asked for clarification on not receiving any comments from the Pasco
Airport or the FAA - whether they feel if it is a good working model of they just didn't have
anything to say one way or another.
Mr. White clarified that they did respond that they are comfortable with the language and
they already have procedures in place.
Roger Casey, 2101 South Highlands Boulevard, West Richland, spoke on behalf of
Northwest MedStar. He stated that they are a 24/7 critical care transport agency based
out of Spokane. They have a medical helicopter located in the Tri-Cities fully staffed and
currently in the City of Pasco they cannot land without a permit without violating the code
and paying the consequences. They have worked with city staff and are satisfied with the
proposed language to the code and he would like to see the Planning Commission approve
the code amendment to allow this service to Pasco. In terms of training, they don't' land
just anywhere - there is always landing zone training courses and work closely with EMS
agencies for training purposes.
Commissioner Polk asked if there are parameters that would define an emergency.
Mr. Casey stated that an emergency in the aircraft itself are governed by the pilots and
their knowledge, intuition and judgment. There are certain conditions that happen in
aircraft for landing as soon as possible and safely, such as engine failure, the landing is
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going to happen but the pilot will have to do it as controlled and safely as possible.
Commissioner Bowers asked how frequently the trainings are held or how frequently are
trainings anticipated.
Mr. Casey responded that it varies - there could be months without any training and then
months were there is a week or two at a time. He emphasized the importance of the
proposed code amendment so that they can provide emergency medical services in
situations where time is of the essence.
Commissioner Bachart clarified that as the code is currently written, Northwest MedStar
cannot legally make their landings in Pasco.
Mr. Casey replied that is correct, they can only land at the airport or an approved heliport,
which is currently only at Lourdes, unless they apply for a special event permit, in which
would take several weeks and would not be appropriate for emergencies.
Chairman Cruz added that they could land but would be subject to pay the fine.
Todd Blackman, 7428 Deseret Drive, spoke on this item stating that he has worked with
Northwest MedStar as a volunteer firefighter and believes they are a highly trained and
professional organization. They cooperate with the Fire Department and it is a great asset
for the community.
Commissioner Greenaway added that she is in support of the code amendment, as her
family has pilots.
Commissioner Greenaway moved, seconded by Commissioner Khan, to close the public
hearing on the proposed code amendment, initiate deliberations and develop a
recommendation for City Council for the June 13, 2015 meeting. The motion passed
unanimously.
Commissioner Greenaway moved, seconded by Commissioner Khan, to recommend the
City Council adopt the proposed ordinance allowing emergency aircraft landing as
contained in the June 18, 2015 staff report. The motion passed unanimously.
WORKSHOP:
A. Code Amendment Arterial Corridor Commercial Design Standards
(MF# CA 2015-003)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community 8v Economic Development Director, discussed the proposed code
amendment of arterial corridor commercial design standards. During the last discussion
on this item, the Planning Commission posed some questions that staff has tried to
answer in the first part of the staff report. Mr. White asked for feedback from the Planning
Commission on the following questions:
(1) Should the new standards apply only to new buildings and if so, is 50% the correct
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threshold?
Chairman Cruz responded that in the past, 50% has been the threshold and he is in
support of that number. The Commissioners were all in agreement.
(2) If the standards apply to all buildings - what is the threshold (percentage of a
remodel or addition)for triggering compliance with the new standards?
Mr. White stated that question was already answered.
(3) Will the standards apply to all zoning districts?
Mr. White stated that staff is looking at areas outside of the I-182 Corridor. Many of
Pasco's Commercial District's east of Highway 395 are not meant for retail sales but for
very heavy commercial and/or industrial types of uses. Staff recommends the design
standards would only apply to the Office "O" Zone and the Retail Business "C-1" Zone and
only along specific corridors.
Chairman Cruz asked the Commissioners if they wished to push the applicability beyond
office or retail.
Commissioner Khan asked for clarification on C-2 Zoning.
Mr. White answered that C-2 is Downtown. C-1 is the zoning typically along Court Street
or Road 68.
Commissioner Bachart asked what the zoning was for the building that triggered the need
for this code amendment.
Mr. White responded that it was zoned C-1.
Commissioner Bowers asked for examples that didn't follow design standards of what isn't
desired in a C-1 Zone.
Mr. White couldn't think of another example other than the building directly west of the
Gesa Credit Union on Sylvester Street.
Chairman Cruz added that the goal is to uphold consistent curb appeal without overly
impugning property owners.
Commissioner Polk stated that the reason the particular building in question seems so out
of place is because it doesn't match the surrounding buildings and character of the
neighborhood, so she wouldn't mind language in the code addressing the style and
character of the existing neighborhood.
Chairman Cruz responded it gets touchy. The Planning Commission should address areas
because for example, Lowe's doesn't have to match Walmart but they both have to be
presentable.
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Mr. White added that in further discussion, Commissioner Polk's concern might get
addressed.
(4) Should the standards apply to only certain street corridors?
Mr. White reminded the Commissioners that it would only pertain to the "O" and "C-1"
Zones in these corridors. The staff report contained a list of suggested corridors.
Commissioner Bowers stated that there should be caution in terms of"standards" because
different communities have different ideas as to what works for them and what is
attractive and the City should be as inclusive as possible.
Chairman Cruz responded that the staff report addresses those issues. It isn't about
making every building look the same, but rather, eliminating huge blighted buildings that
don't fit the neighborhood.
Commissioner Polk said that was her earlier point in that the building in question didn't
remotely match the character of the neighborhood. She would like the building to match
the neighborhood but not a specific design.
Commissioner Mendez asked about the Downtown Area.
Mr. White clarified that the Downtown Area is zoned C-2 and is common-wall construction
so the same concerns won't apply. There are some C-1 stand-alone buildings along those
streets.
Mr. White asked if the standards were imposed, would they only apply to the part of the
building or fagade facing the street or would they apply to the sides as well as the street
and in some cases, the rear. Staff would recommend the Commissioners only consider the
street facing facades for properties that are not adjoining residential properties but that
the sides and rear be addresses for properties that do adjoin residential properties.
Chairman Cruz agreed with the staff recommendation and the Commissioners were in
agreement.
Mr. White added that staff would like to require certain baseline items as "Mandatory" and
creating a second tier of items where the property owner could choose suggested
standards at their discretion, such as: massing and architectural features, prominent
entrance, fagade transparency, corner treatments, rear of building and screening of
electrical and mechanical equipment.
Chairman Cruz stated that he would be fine with "faux" features, such as fake windows,
for certain structures due to security reasons, etc.
Commissioner Polk asked if the pump house structure that went before the Planning
Commission a while back had fake windows.
David McDonald, City Planner, responded that the pump station mainly had brick and a
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pitched roof and some landscaping.
Mr. White responded that what staff is looking for is an approach that establishes the
minimum baseline and allows a menu of options to choose for enhancing the baseline or
not.
Chairman Cruz replied that to Commissioner Bower's previous concerns of design
standards, this would offer a lot of flexibility to the property owners. Variety is good, this
is just to prevent an eye sore. These standards will help keep the character of the
neighborhood yet meet the functional requirements for the property owner.
Commissioner Bowers stated that she would like to see an example of the "faux" windows.
Mr. McDonald responded that a good example is on the Lowe's building on Road 68.
Commissioner Khan asked why Sandifur, Burden and Road 68 weren't listed and if it was
because there were already rules that apply to those areas.
Chairman Cruz stated those areas fall within the I-182 Overlay District.
Commissioner Bowers asked what the process is going to be moving forward.
Chairman Cruz answered that staff will draft a final proposed code amendment and bring
it back to the Planning Commission where a recommendation will be made to City
Council.
Commissioner Khan discussed using this as an opportunity to define neighborhoods by a
set of characteristics rather than a base, such as how the Downtown has a theme and
that theme is matched with facades, roofing and vegetation.
Commissioner Polk responded that the Downtown Area is her neighborhood and she
hopes that the proposed code amendment will protect her neighborhood from industrial
looking buildings.
Commissioner Bowers asked if there would be an opportunity for public comment.
Mr. White answered that when a more finished draft of the code amendment is ready a
public hearing will be held for public comment.
Chairman Cruz suggested examples for the next time it is brought back to the Planning
Commission. In terms of defining neighborhoods, that would be nice but a little difficult,
especially retroactively. Typically those would have to be enforced with restrictive
covenants which are either a boost or barrier to people developing.
Mr. White responded that the notion of having a menu might allow for what Commissioner
Khan was talking about to happen on its own.
There was no further discussion.
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COMMENTS:
Rick White, Community & Economic Development Director, discussed having a special
meeting on July 30, 2015 at 7:00 p.m. to hold a public hearing for 2016 Community
Development Block Grant (CDBG) allocations. Commissioner Bowers, Commissioner
Mendez, Commissioner Greenaway, Chairman Cruz, Commissioner Polk and
Commissioner Portugal stated they could attend the special meeting.
With no further discussion or business, the Planning Commission was adjourned at
7:58 p.m.
Respectfully submitted,
David McDonald, City Planner
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