HomeMy WebLinkAbout08-18-2016 Planning Commission Meeting Minutes-1-
REGULAR MEETING August 18, 2016
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 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:
Chairman Cruz read a statement about the appearance of fairness for hearings on land
use matters. 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 Khan that the minutes
dated July 21, 2016 be approved. The motion passed unanimously.
PUBLIC HEARINGS:
A. Special Permit Special Permit to locate a student housing complex
(Columbia Basin College) (MF# SP 2016-008)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the special permit
application to locate a student housing complex. He stated that there weren’t many
changes to the staff report since the previous meeting but did point out a correction to the
report in that the public hearing does not need to be continued. The City owns 10 acres
at the southeast corner of Argent Road and 20th Avenue. The proposal is to develop the
-2-
east half of that 10 acres with student housing – possibly as many as 375 units. The first
phase consists of roughly 125 housing units which is what the Planning Commission
heard testimony on in the previous hearing. Mr. White showed the proposed design on the
Power Point presentation and discussed the layout. The proposal has been reviewed by
the Sun Willows Architectural Review Committee and they have approved the design of the
buildings.
Rustin Hall, 203 N. Washington, Spokane, WA, spoke on behalf of ALSC Architects. He
briefly discussed the phase 1 site plan, which was presented to the Sun Willows
Architectural Review Committee and was approved as shown to the Planning Commission.
Commissioner Mendez asked how many parking stalls would be built for the 125 housing
units.
Mr. Hall responded that the proposal includes 88 parking stalls for 125 beds, as a 75%
ratio.
Chairman Cruz asked if that number is consistent with apartment building standards.
Mr. Hall said no, it is not the same as apartment standards. But they feel that 88 parking
stalls is on the high side based on the industry standards for like facilities.
Chairman Cruz asked how many parking stalls would be required for an apartment
complex.
Mr. Hall stated that depending on the layou t of the units there would likely need to be
parking stalls for 90% of the units.
Mr. White added that the parking standards for apartments are 2 parking stalls per unit,
which is high for student housing. Staff conducted research on this issue and the ratio of
parking per bed ranges anywhere from 5.5 stalls per bed to .75 stalls per bed. The
number that Mr. Hall has presented appears to be consistent with other colleges.
Mr. Hall responded that on the site plan there are also additional areas that are held out if
in fact there is a shortage of parking, they have expansion plans just within phase 1 as
needed.
Chairman Cruz stated the Columbia Basin College (CBC) students will likely have a higher
percentage of cars than a typical university, such as Washington State. CBC has different
clientele and would likely have a higher parking requirement but as long as there are
possible expansion plans he did not have an issue with the parking.
Commissioner Khan asked for clarification on the location of the additional parking.
Mr. Hall pointed out the proposed additional parking potential on the Power Point
presentation.
Commissioner Bowers asked if there would be any parking stalls for bicycles.
-3-
Mr. Hall answered that there would be some bike parking, including enclosed bike lockers.
With no further questions or comments the public hearing closed.
Commissioner Khan asked staff how a dwelling unit is different between an apartment
and student housing.
Mr. White responded that they are similar, however, student housing does not have to
include a food prep area, such as a kitchen.
Commissioner Khan moved, seconded by Commissioner Greenaway, to close the public
hearing and adopt findings of fact and conclusions therefrom as contained in the August
18, 2016 staff report. The motion passed unanimously.
Commissioner Khan moved, seconded by Commissioner Greenaway, based on the findings
of fact and conclusions as adopted, the Planning Commission recommend the City Council
grant a special permit for the location of CBC Student Housing in a C-1 zoning district at
the 2900 block of N. 20th Avenue, parcel number 113-300-255, with the conditions as
listed in the August 18, 2016 staff report. The motion passed unanimously.
B. Zoning Determination Zoning Determination to establish zoning for the
Barker Annexation (MF# ZD 2016-003)
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, discussed the zoning determination application to establish
zoning for the Barker Annexation. This item was continued from the July meeting for two
reasons: (1) Allow staff time to meet with the applicant to get an understanding of what
they wanted in terms of zoning for the property and (2) Look at the Planning Commission’s
concerns relative to a zoning gradient that was discussed at the prior public hearing. The
property to the north, Byer’s Addition, has 5 acre parcels but is not a subdivision .
Because of the concerns related to the effect on property values in Byer’s Addition, staff
took a look at Byer’s Addition and it was determined that 52% of the development within
that area consists of manufactured homes. In looking at the average property value of
those homes, excluding the land value, the average value of the manufac tured homes was
roughly $109,000. When that is compared to the value of the permits of homes being
built in Pasco being built west of Road 36 for the past year it has been roughly $260,000
in value. In looking at that, it is hard to see how $260,000 homes would negatively impact
the development within the Byer’s Addition. In talking to a representative of the Barker
family, the preference for the family was to have R-1 zoning but they would be satisfied
with R-S-1, which is 10,000 square foot lot sizes, which is comparable to Desert Plateau,
First Place and Casa Del Sol. The family intends to hold a strip of property along the
northern boundary for family members and indicated that they were looking at lots in the
2 acre range which would go along where Byer’s Addition is located. That can be
accomplished with the R-1 zoning.
Mr. McDonald pointed out that in 2007 when the Comprehensive Plan was updated Pasco
added 1,100 acres to the urban growth boundary. That additional area was based on lot
sizes and subdivisions that had lots averaging 9,000 square feet but unfortunately much
of the development in this area to the west but outside the urban growth boundary is over
-4-
½ acre. The land is quickly being taken and there isn’t much left. He briefly discussed
current development in the area, including residential, commercial and school property.
Staff recommends R-S-1 for the proposed site.
Commissioner Khan asked if R-1 zoning would limit the Barker’s from having 2 acre lots
on the northern portion of the property.
Mr. McDonald stated that it would not limit them. R-1 zoning sets 7,200 square foot
minimum lot sizes, however, lots can always be larger than the minimum.
Commissioner Khan asked if the applicant was available to speak to this item.
Jeff Barker, 7148 Iris Lane, stated that his sister is the applicant but he could speak on
her behalf.
Mr. McDonald added that he has been working with Julie Barker in Everett, WA.
Commissioner Khan stated that she was concerned due to upcoming potential
development in the Broadmoor Area. She also addressed the gradient that was discussed
at the previous public hearing but closer to the Broadmoor property she stated that she
would be for a higher density rather than sprawled out R-1 and R-S-1 housing. She
wondered what the applicant’s plans were for the property.
Commissioner Greenway responded that the applicant wanted 10,000 square feet lots on
the urban boundary but the northern portion having 2 acre lots for their family.
Commissioner Khan wondered if they were interested in any multi-family housing closer to
Burns Road.
Mr. McDonald replied that the Comprehensive Plan designates this area for low -density
residential so there currently isn’t an option to consider R-2 or R-3 zoning. R-1 is the
highest density that would currently be allowed on the site . There will be some higher
density set aside in the Broadmoor Area near the sand dunes.
Commissioner Lukins asked if staff feels the zoning should be R-1 for the proposed site.
Mr. McDonald responded yes, that was the original proposal and what would still be
recommended. R-S-1 would be the lowest density that staff would consider appropriate.
Commissioner Mendez asked what the average size lot was in the County , Byer’s Addition,
just north of the proposed site.
Mr. McDonald responded that they are just over 5 acre lots except in the southwest corner
they split one of the 5 acre parcels into 4 parcels.
Commissioner Khan asked Mr. Barker how they came up with their decision for R -1
zoning.
-5-
Mr. Barker answered that there are 8 members in the family, 4 of whom want money and
the other 4 would like property. In order to please all members this is the plan that
works. Along the south edge of the property is where most of the housing would be
developed since the family members would like to stay farther away from the main road.
Road 100 is very well used already.
Commissioner Bowers asked staff if the applicant gets the strip along the norther part of
the property, how much of the site is used.
Mr. McDonald responded that in discussion with Julie Barker, they would want a couple
acre lots for each family member.
Mr. Barker added that between all of them they will each likely take 5 acres.
Commissioner Khan asked if they are working with a developer.
Mr. Barker answered that they are not at this time.
Chairman Cruz discussed the concern from the neighbor to the north that spoke at the
last public hearing in terms of developing single-family lots next to the current 5 acre lots
that are more agricultural in the County. But having R-S-1 lots on the norther part of the
property next to Byer’s Addition, R-1 would be appropriate for the remainder of the site.
Commissioner Lukins stated that his only concern is that with the lower left portion of the
site the terrain is difficult to develop and could potentially be a park.
Mr. McDonald responded that the City was looking for a park in that area and the terrain
is difficult. The irrigation canal runs where the tree line is so there will be some
topographical issues the developer will have to work through. The park is not going to go
there – it will be down the street a ways. Another thing to consider is that the City will be
putting in a trunk line down Burns Road and will be an expensive line. To recoup some of
those costs you will need a decent amount of density and with half acre lots the City will
not recoup the costs for placing the line in. Having higher density down by Burns Road
would help recover costs for that sewer line.
Commissioner Bykonen reminded that Planning Commission that this is just the first step
in the annexation process and it does not determine what will end up on the piece of
property. They will still have to come back to the Planning Commission with a preliminary
plat prior to development.
Chairman Cruz explained that he would like to sort this out now so that the developer
knows what the City is willing to allow to be developed on the site so that they know what
the economic potential could be. He added that he sees more development going to the
east rather than the west.
Mr. Barker responded that he has actually had a lot of offers to develop on their site as
there is getting to be less land to be developed for housing in Pasco . It is developing very
quickly down Burns Road.
-6-
Chairman Cruz stated that he wants to make sure it is planned properly and that not too
much high density is brought in without planning for the traffic.
Commissioner Khan asked staff what is to the immediate west of the Barker Annexation
property.
Mr. McDonald said that to the west is RS-20 zoning and they are finishing up the last plat.
There’s no sewer in the area which is why they are ½ acre lots. They are on city water. If
they had sewer they would have likely been developed on 10,000 square foot lots.
Chairman Cruz stated that R-S-1 on the upper half of the proposed site and R-1 on the
lower half and that would still give enough flexibility to move forward.
Commissioner Khan stated that she was in agreement with Chairman Cruz.
With no further questions or comments the public hearing closed.
Commissioner Bowers moved, seconded by Commissioner Khan, the Planning
Commission adopt the findings of fact as contained in the August 18, 2016 staff report.
The motion passed unanimously.
Commissioner Bowers moved, seconded by Commissioner Bykonen, based on the findings
of fact as adopted, the Planning Commission recommend the City Council zone the Barker
Annexation Area to R-S-1 and R-1, as amended. The motion passed unanimously.
C. Block Grant 2017 Community Development Block Grant Fund
Allocations (MF# BGAP 2016-003)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the 2017
Community Development Block Grant (CDBG) Fund Allocations. A public hearing was
held in the previous month and the Planning Commission heard from a few interested
applicants. The City applications were similar from past years. There will be roughly
$747,000 available. The staff report contains a spreadsheet with the applicants, how
much non-CDBG match of funds, how much they’ve requested and how much staff
recommends. The Planning Commission recommendation will be added when it proceeds
to City Council. Staff is recommending the program administration portion of block grant
allocation this year be $131,000 which is an increase. The reason for the increase is that
the City will need to pay for the costs associated with a neighborhood stabilization
program (NSP) and HOME program administration from these funds because the NSP
program has ended. All of the recreation specialist positions are consistent with past
years and the amount requested and recommended by staff is the same. Staff has
recommended that the Martin Luther King Jr. Center – YMCA receive $20,000 as they run
a very efficient and much needed program. Staff recommends that the Pasco Specialty
Kitchen receive the same amount of CDBG funds as last year. The Code Enforcement
Officer position is consistent with last year and staff recommends that same amount.
Catholic Family Services – Volunteer Chore Services has received money in previous years
but this year staff is recommending that they receive none just because they have lost
many volunteers and have been unable to spend the funds awards previously. They run a
-7-
very good program but with losing volunteers they have currently discontinued the
program. For the Peanuts Park Renovation project, staff added $15,000 from their initial
request for program administration. This will raise red flags with HUD since so much
money will be allocated to one place and it is a commercially zoned area, although it is a
public park. Staff anticipates that they will be monitored for this and want to make sure it
is run through the Contract Administrator in the Public Works Department so everything
is executed properly. For sidewalk construction, staff recommends $105,000, $5,000 of
which is recommended for administration of the project. Many of the sidewalks that are
proposed to be repaired will be in the downtown Peanuts Park Area. Staff is not
recommending any funds to be allocated to Rebuilding Mid-Columbia because they are not
yet a 501(c)(3). They are a first time applicant and have a ways to go before they would b e
ready for funding.
Commissioner Khan asked about the Peanuts Park Renovation and what the threshold is
for HUD to look for.
Mr. White responded that projects attract attention when a lot of money is allocated in
commercially zoned areas. The reason for that is because HUD wants to see what the
area-wide benefit is going to be. You cannot benefit a private business but you can benefit
low-moderate income families and citizens. The project is going to be broken into phases
and the City plans to use many tools to make the justification easier and far less risky to
benefit the area.
Commissioner Bowers asked for clarification regarding the Pasco Specialty Kitchen and
what it means when income is generated from the commercial kitchen programs and that
they be underwritten for return of investments for sustainability.
Mr. White replied that the Pasco Specialty Kitchen doesn’t completely pay for itself but it
does generate program income. Program income year to date is roughly $35,000, however,
they have about $100,000 in expenses. HUD requires the program income to be used first
for salaries, utilities, repairs, supplies, etc. and then anything over and about that
program income can come from CDBG funds.
Commissioner Bowers asked what the program income has been going to thus far.
Mr. White answered that it has been going towards salaries, utility bills in particular and
some minor repairs.
Commissioner Bowers asked if staff has reached out to Rebuilding Mid-Columbia
regarding their 501(c)(3) status and what they need to do to qualify in the future.
Mr. White replied yes.
With no further questions or comments the public hearing closed.
Commissioner Khan moved, seconded by Commissioner Greenaway, to close the public
hearing and recommend the City Council approve the use of funds for the 2017
Community Development Block Grant Program as set forth in the “2017 Fund Summary”
as recommended by Staff. The motion passed unanimously.
-8-
D. Block Grant 2017 HOME Fund Allocations (MF# BGAP 2016-004)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the 2017 HOME
Fund Allocations. Through Planning Commission and Council action, it was decided that
the funds would be used for down payment assistance. It is estimated that at least 10
down payment assistance projects will be completed with these funds in 2017.
Commissioner Bowers asked if the money get refunded or if the people pay back the
money.
Mr. White answered that they do. Several people pay their down payment assistance back
over the course of a year. It differs from year to year. They do not have to pay back the
funds until they have paid their first mortgage or when they refinance or sell their home.
With no further questions or comments the public hearing closed.
Commissioner Bowers moved, seconded by Commissioner Mendez, the Planning
Commission recommend the City Council approve the use of funds for the 2017 HOME
Investment Partnerships entitlement as recommended by Staff. The motion passed
unanimously.
OTHER BUSINESS:
With no further discussion or business, the Planning Commission was adjourned at
7:55 p.m.
Respectfully submitted,
David McDonald, City Planner