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HomeMy WebLinkAbout06-16-2016 Planning Commission Meeting Minutes-1- REGULAR MEETING June 16, 2016 PLANNING COMMISSION MEETING CALL TO ORDER: The meeting was called to order at 7:00pm by Chairwoman Khan. POSITION MEMBERS PRESENT MEMBERS ABSENT No. 1 Tanya Bowers No. 2 Kurt Lukins No. 3 Paul Mendez No. 4 Alecia Greenaway No. 5 Joe Cruz No. 6 Loren Polk No. 7 Zahra Khan No. 8 Pam Bykonen No. 9 Gabriel Portugal APPEARANCE OF FAIRNESS: Chairwoman Khan read a statement about the appearance of fairness for hearings on land use matters. Commissioner Bowers recused herself from public hearing item B: Rezone – Rezone from R-1 (Low Density Residential) to “O” (Office) due to friendship with the applicant. Chairwoman Khan declared that that on public hearing item A: Preliminary Plat – Columbia Terrace, that she lives adjacent to the plat but as long as there were no objections she could hear the case. There were no objections to Chairwoman Khan hearing the case. Chairwoman Khan 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: Chairwoman Khan explained that state law requires testimony in quasi-judicial hearings such as held by the Planning Commission be given under oath or affirmation. Chairwoman Khan swore in all those desiring to speak. APPROVAL OF MINUTES: Commissioner Greenaway moved, seconded by Commissioner Bykonen that the minutes dated May 19, 2016 be approved. The motion passed unanimously. OLD BUSINESS: A. Special Permit Location of a Car Lot in a C-1 (Retail Business) Zone (Adriana Robledo) (MF# SP 2016-006) Chairwoman Khan read the master file number and asked for comments from staff. -2- Dave McDonald, City Planner, discussed the special permit application for the location of a car lot in a C-1 zone. He asked the Commissioner’s to review the approval conditions that were handed out prior to the meeting as they were left out of the mailed staff report. Aside from the addition of the approval conditions, there were no changes to the sta ff report since the prior meeting. Commissioner Greenaway asked if the applicant was aware of the approval conditions and if they approved of the conditions. Mr. McDonald stated that the applicants likely have not seen approval conditions since they were not included in the packet that was posted or mailed. Rick White, Community & Economic Development Director, approached the applicant and explained the approval conditions. Adriana Robledo, the applicant, stated that she agreed with the conditions. Commissioner Greenaway moved, seconded by Commissioner Bowers, moved to adopt the findings of fact and conclusions therefrom as contained in the June 16, 2016 staff report. The motion passed unanimously. Commissioner Greenaway moved, seconded by Commissione r Bowers, based on the findings of fact and conclusions therefrom, the Planning Commission recommend the City Council grant a special permit for the location of an auto sales lot at 609 West Lewis Street, with conditions as listed in the June 16, 2016 staff report. The motion passed unanimously. PUBLIC HEARINGS: A. Preliminary Plat Preliminary Plat for Columbia Terrace (Big Creek Land Company) (MF# PP 2016-001) Chairwoman Khan read the master file number and asked for comments from staff. Dave McDonald, City Planner, discussed the preliminary plat application for Columbia Terrace. On June 1st, 160 acres located directly north of Power Line Road and east of Broadmoor Boulevard were annexed into the City of Pasco. The developer that was instrumental in annexing this property has filed an application for a preliminary plat for the western 40 acres of that 160 acre piece that was annexed. The developer has filed the preliminary plat under the planned density development regulations which are slightly different than a regular plat. Under the planned density development standards, the developer is allowed to mix the lots, creating some smaller lots and offsetting them with larger lots. This is a process used by most of the subdivisions developed in the I-182 Corridor. By mixing the lot sizes the developer can offer a wide variety of homes in the same subdivision. With the R-1 zoning that the Planning Commission recommended with the annexation that occurred on June 1, 2016, this property could be developed for 185 lots. The developer has chosen to develop it with 144 lots with ranging lot sizes from 6,000 square feet to 15,000 square feet, with 9,000 square feet being the average lot size. -3- The plat provides connections to the transportation grid with two access points on Broadmoor Boulevard and one on Power Line Road. As with other subdivisions that back up to major streets, the developer will be required to build a block wall and provide landscaping on both streets. The agricultural land to the east is owned by the Pasco School District and the assumption is that there will be a middle schoo l placed on that 40 acre site. Staff is suggesting the Planning Commission recommend that along that boundary line there should be a common fence for aesthetics – not necessarily a block wall but something that is similar the whole length so that there is consistency. Provided in the staff report are the necessary conditions and findings of fact for the Planning Commission to review. Commissioner Bowers asked for clarification on the three access points to the proposed preliminary plat. Commissioner Portugal asked if there was only a need for fencing on the eastern boundary of the proposed plat. Mr. McDonald answered that the developer will have to build a block wall along the southern boundary of Power Line Road and the western boundary along Broadmoor Boulevard. On the east side next to the School District property the City is just recommending a common fence, whether it’s vinyl, cedar or whatever. The northern property line will back up eventually to future residential development so there won’t be a need for fencing there. Commissioner Mendez asked if there are traffic impacts. Mr. McDonald responded that the developer will be required through the Engineering platting process to widen both streets and place the necessary curb and gutter and turn radius on the corner of Broadmoor Boulevard and Power Line Road. Each lot will be required to pay the $709 traffic impact fee which goes into the traffic impact fund that will fund future traffic improvements in that corridor area. Chairwoman Khan asked if that fund would include bike lanes. Mr. McDonald stated that they would be wide enough for bike lanes but he would have to check with the engineers. It is unknown at this time. Cliff Mort, 1950 W. Bellerive Lane, Coeur d’Alene, ID spoke on behalf of his application. This is a neighborhood that Big Creek Land Company has been working on for a while. They have developed properties in this corridor since 2000. This particular neighborhood will be similar to Broadmoor Terrace but this will be bigger and allows for the planned density development. Some of the lots will be large enough to allow for shops to be built. He briefly discussed his plans for the project. Commissioner Bowers asked Mr. Mort to explain the home stores that he was talking about and also to clarify where Columbia Place is located. Mr. McDonald responded that Columbia Place is located by Maya Angelou Elementary School on Road 84. -4- Mr. Mort clarified that there wouldn’t be “stores” on residential lots. What he meant was some of the lots will be large enough for shops/garages. Chairwoman Khan asked if Big Creek Land Company developed the land to the north of Maya Angelou Elementary School. Mr. Mort answered that it actually Neighborhood Incorporated, which w as a company that he owned at the time. Chairwoman Khan discussed that shared fencing with the proposed School District site. She asked if they would consider a break in the fence for access between the two sites. Mr. Mort responded that he would certainly consider that, however, he has noticed in the past that the School District hasn’t wanted that. Commissioner Portugal asked how far the nearest park is located to the proposed plat. Chairwoman Khan responded that Maya Angelou is approximately 1 mile away and there is a city park attached to that. With no further questions or comments the public hearing closed. Commissioner Bowers discussed the density north of Power Line Road and looking into parks and commercial zoning. She asked what the plan s are for property north of Power Line Road and any additions along Broadmoor Boulevard. Mr. McDonald answered that north of Power Line Road above the urban growth boundary goes up to the end of Mr. Mort’s proposed subdivision. Right now all urban growth is supposed to stop at the end of his proposal and north of that would be lots at least 2 0 acres in size. That could change next year during the Comprehensive Plan Update and more than likely the line will be moved. The Comprehensive Plan since 1992 has included all of this area as low density residential. R-1 zoning is within that density classification. What Mr. Mort is proposing is consistent with the Comprehensive Plan. As for parks, typically when a development is at least 160 acres the City will require or request the developer provide 5 acres for a park site. But for a 40 acre deve lopment, that is too small so Mr. Mort will be required to pay the park impact fee which is $1,386 per home. That fee goes into a fund that will eventually be used by the City to buy and develop park land in the general area. Part of the impact fee is also set aside for a community park. The Parks Division is currently in the process of looking for areas in the community now for a 30 acre site for a community park that could serve this area. As for commercial development in this area, the Comprehensive Plan has identified locations near the interchange. Nearly 145 acres of land was rezoned around the interchange for future commercial development and the City is in the process of working with the owner of the sand dune property and an urban designer to come up with a plan for that area. Commissioner Portugal asked if Broadmoor Boulevard is the same as Road 100. Mr. McDonald responded that Broadmoor Boulevard is Road 100. -5- Chairwoman Khan asked if the proposed plat would be served by Franklin PUD or by B ig Bend Electric. Mr. McDonald answered that it would be served by Big Bend Electric. Chairwoman Khan asked if there was intent from the School District or from the City at this time to place a park adjacent to this proposed plat. Mr. McDonald replied that he is unsure at this time where the community park will be located. The site the Mr. Mort is developing is 40 acres which is too small to require the community park. Commissioner Mendez asked if the developer could build a neighborhood park for reduced park impact fees. Mr. McDonald answered that when developers do that if the development has 160 acres, making it more cost effective to develop the park themselves but anything smaller and it is more cost effective for the developer to pay the impact fees. Commissioner Greenway moved, seconded by Commissioner Bykonen, to close the hearing on the proposed preliminary plat and set July 2, 2016 as the date for deliberations and the development of a recommendation for the City Council. The motion passed unanimously. B. Rezone Rezone from R-1 (Low Density Residential) to “O” (Office) (Anidas Guerera) (MF# Z 2016-003) Chairwoman Khan read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director, discussed the rezone application from R-1 (Low Density Residential) to “O” (Office). This rezone is a situation the Planning Commission has seen several times where the land use was established a long time and the zoning does not match the land use. The application is to rezone the property to “O” (Office) which is what is currently being used on the property and has been since prior to 1950. The analysis in the staff report describes that professional offices used to be an allowed use within residential districts but that provision was removed from the zoning code in the early 1980’s. The office use itself has retained its non-conforming status. It has always been used as an office, never converted to residential. Any owner would have difficulties insuring, financing or refinancing this property due to its non - conforming nature, which is why the applicant has requested to amend the zoning to reflect its actual use. The property is in an area of transition and is recognized in the Comprehensive Plan as such area. Anides Guerera, 4418 Providence Lane, spoke on behalf of his rezone application. He discussed potential financial difficulties if this rezone application does not get approved. Since it has been used as an office since 1959 he believes it should be approved. With no further questions or comments the public hearing closed. -6- Commissioner Greenaway moved, seconded by Commissioner Mendez, to close the hearing on the proposed rezone and set July 21, 2016 as the date for deliberations and the development of a recommendation for the City Council. The motion passed unanimously with Commissioner Bowers recused. OTHER BUSINESS: Rick White, Community & Development Director, discussed upcoming applications for the Planning Commission. In July there will be a public hearing for 2017 Community Development Block Grant (CDBG) funds. This is an annual process. Also in July there will be a presentation from a consultant regarding the Broadmoor Master Plan. Mr. White asked the Commissioners to consider beginning the meeting at 6:00 p.m. instead of 7:00 p.m. in order to start the presentation early. Mr. White also discussed the Comprehensive Plan. A copy of the current Comprehensive Plan was passed out to the Commissioners prior to the meeting. He advised them that they should get familiar with the plan as the Comprehensive Plan Update will be coming up. With no further discussion or business, the Planning Commission was adjourned at 7:45 p.m. Respectfully submitted, David McDonald, City Planner