HomeMy WebLinkAbout02-16-2017 Planning Commission Meeting Minutes-1-
REGULAR MEETING February 16, 2017
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 Roach
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. 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 Mendez that the minutes
dated January 19, 2017 be approved. The motion passed unanimously.
OLD BUSINESS:
A. Special Permit Location of portables at Chiawana High School
(Pasco School District) (MF# SP 2016-018)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the special permit
to locate portables at Chiawana High School. He stated that there was nothing to add to
the staff report since the previous meeting.
Commissioner Bowers asked for clarification on the location of the proposed portables.
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Commissioner Greenaway added that they would be located in the parking lot.
Commissioner Mendez asked when the Master Plan would be developed and presented.
Mr. White answered that he did not know.
Commissioner Polk moved, seconded by Commissioner Bowers to adopt findings of fact
and conclusions therefrom as contained in the February 16, 2017 staff report. The motion
passed unanimously.
Commissioner Polk moved, seconded by Commissioner Bowers, based on the findings of
fact and conclusions therefrom the Planning Commission recommend the City Council
grant a special permit to the Pasco School District for the location of portable classrooms
at Chiawana High School with the conditions as contained in the February 16, 2017 staff
report. The motion passed unanimously.
PUBLIC HEARINGS:
A. Special Permit Location of a daycare center in an R-1-A Zone
(Gloria Torres) (MF# SP 2016-017) Continued from
the January 18, 2016 meeting
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 of
the proposed daycare center. During the previous hearing and there were several issues
expressed in terms of the number of students that would be in this home and th e impact
of parking on the neighborhood. The lot is about 50-60 feet wide and the parking required
for the number of students proposed would take up the whole front yard. That would
detract from the residential character of the neighborhood and of the home. Staff could
not recommend the whole yard be paved to accommodate the number of students in the
house. As an alternate, there is a space near the fence to the west for parking and also by
the garage that would allow tandem parking. This would allow fo r 18 students. Staff is
not recommending the special permit be approved for the full amount of students the
applicant requested because of the parking situation.
Commissioner Bowers asked staff if the applicants were interested in reducing the amount
of students.
Mr. McDonald replied that he did not believe they wished to reduce the number of
students.
Chairman Cruz asked the applicant if they were clear on the fact that if the special permit
were to be approved, it would not be for the full amount that they are requesting.
Gloria Torres and Esveida Uriostegui, 2411 E. George Street, nodded that they
understood.
There were no further questions or comments the public hearing closed.
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Commissioner Lukins moved, seconded by Commissioner Bykonen, to adopt the findings
of fact and conclusions therefrom in the February 16, 2017 staff report. The motion
passed unanimously.
Commissioner Lukins moved, seconded by Commissioner Bykonen, based on the findings
of fact and conclusions therefrom the Planning Commission recommend the City Council
grant a special permit Gloria Torres for the location of a daycare center at 2411 E. George
Street with conditions as contained in the February 16, 2017 staff report. The motion
passed unanimously.
B. Special Permit Location of a daycare center in an “O” Zoning
District (Kimberly Pack) (MF# SP 2017-001)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the special permit
application for the location of a daycare center in an ‘O’ (Office) Zoning District. Adjacent
zoning designations to the proposed site include; R-1 (Low Density Residential), R-12
(Suburban) and ‘O’ (Office). The applicant is proposing 18 small children
(infants/toddlers) utilize the property for the daycare and preschool services and has
requested the Planning Commission’s approval. Parking is not an issue on this site.
There are a required total of 8 stalls. It is likely that 3-4 parking stalls might be used for
playground space in conformance with WA Administrative Code Guidelines which would
still leave 8 parking stalls – enough for the anticipated usage and number of teachers
needed for the proposed student load. There have been findings proposed that would
indicate approval of this application. Conditions #14 and #15 in the staff report or “catch
all” findings that require conformance with state regulations as they go into far more detail
and guidelines.
Kimberly Pack, 3605 W. Ruby Street, spoke on behalf of her application. She passed out a
packet to the Commissioner’s and to Staff to be entered into the record. The packet
contained information about the center, including the parent handbook. They currently
have a center open on Ruby Street and are already a licensed provider with over 10 years
of experience.
Chairman Cruz clarified that the request was for a center consisting of 18 children, 3
teachers and 2 directors. There were 4 letters of support from potential customers and an
introductory packet was provided.
Commissioner Bowers asked the applicant if she was planning to move the current
playground.
Ms. Pack responded no.
Commissioner Bowers stated that she is starting a new one.
Commissioner Bykonen asked if there was direct access out of the building in the rear. It
was clarified on a drawing that there was a back door.
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With no further questions or comments the public hearing closed.
Commissioner Bowers moved, seconded by Commissioner Greenaway, to close the public
hearing and schedule deliberations, the adoption of findings of fact and development of a
recommendation for City Council for the March 16, 2017 meeting. The motion passed
unanimously.
C. Preliminary Plat Voterra Estates, 32 Lots (P&R Construction) (MF#
PP 2017-001)
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, discussed the preliminary plat application for Volterra
Estates. The property contains just over 17 acres of land located directly north of the
Faith Assembly Church on Road 72. This site h as had previous applicants for special
permits for a corn maze and other activities. The church is now selling the property to
P&R Construction, for a single-family development. This property is located within the
Pasco Urban Growth Boundary (UGB). The UGB is the area within the County that the
community is supposed to direct development and is also included within the
Comprehensive Plan as an area for low-density develop. It has been designated as such
for over 35 years. Years ago through the Comprehensive Planning process the community
determined that this was an appropriate location for single-family homes. The low-density
designation would allow housing development between 2-5 units per acre. In this case,
the applicant is applying for about 2 uni ts per acre because there currently is no sewer to
the neighborhood and there won’t be for many years. As a result, they will need to use
approved septic systems which requires larger lot sizes. The developer will be required to
develop this plat according to all City standards and the specifications as outlined through
the Engineering Department, meaning the streets will have to be paved and improved.
Road 72 and the County road to the north, Wernett will be pave to City and County
standards.
Staff provided in the report the necessary review of items required by the State related to
right-of-way, utilities, preventing overcrowding and other items along with a list of findings
of fact that include information on requirements for improvements as well as a list of
conclusions based on those finding of fact. A neighboring property owner submitted a
letter to be a part of the record and that was distributed to the Commissioner’s. The letter
identified some concerns related to the condition of the streets surrounding the proposed
development. Most of those concerns will be addressed as the developer progresses
through the development process. Once this plat is approved by the City Council, the
developer will have to submit construction drawings and those drawings will be reviewed
and approved by the Engineering Department to make sure they conform to all City
standards for paved streets, drainage, etc. Essentially, the concerns outlined in the letter
from Mr. Lenk will be addressed. As far as traffic is concerned, there will be more traffic
as a result of this proposal but it is inside the urban growth boundary which is where the
City is required to direct growth. Within the urban growth boundary as the community
develops there will be more traffic which was why the City completed a traffic study years
ago. Through that traffic study the City implements a traffic impact fee, which in this case
is $709/lot. That money goes into a fund to eventually address needs for traffic lights,
widening intersections, turn-pocket lanes, etc. It doesn’t happen all at once but as the
funds are collected and made available, improvements are made to the overall circulation
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system west of Road 36 from the river to the north city limits.
Mr. McDonald discussed concerns about overcrowding. Overcrowding is addressed
through the city zoning regulations. Only 40% of the lots will be developed so there will be
open space for the free movement of air and sunlight. There are setbacks that will have to
be maintained to again, allow for open space and fire safety. In regards to parks, for small
subdivisions like the one proposed, there is a requirement for the payment of park impact
fees, around $1,400 which goes into a fund that can later be used for parks near the
general vicinity. There were also concerns about lots fronting Road 72 and that this
development should require a block wall or estate fencing. Typically in the newer areas
where there are collector streets identified in the Comprehensive Plan, those types of wall s
are required. Unfortunately in the Riverview Area, there are pre-existing conditions, such
as two existing homes that already face Road 75, making it difficult for a portion of the
road to have a block wall. Across the street the pattern is already set with houses with
driveways to Road 72 and the same up to Argent. There is no plan for this development to
have a block wall to parallel Road 72.
Staff did have a concern relative to the two cul -de-sacs for interconnection between
Wernett and Road 72. It would be better if the street went straight instead of having two
cul-de-sacs meet. It helps with circulation as well as looping of utilities.
Staff would also like the hearing to be continued until the March 16, 2017 meeting. This
property is divided into two parcels and when the notifications were sent out, it was done
from only one parcel instead of two so half of the surrounding property owners were
notified but the property owners to the north were not properly notified.
Rick White, Community & Economic Development Director, added that late in the day,
Staff also received two additional letters from neighboring property owners which were
distributed to the Commission and into the record. The letters voiced the same concerns
as Mr. Lenk’s letter.
Commissioner Bowers asked what the process is for trying to eliminate the proposed cul -
de-sacs and instead have straight-thru roads.
Mr. McDonald responded that it was something the Planning Commission will have to
determine, whether the proposed plat is acceptable or if the street should go straight-thru
and interconnect with Road 72 and Wernett. Staff has it included as one of the conditions
in the staff report that that be the case.
Commissioner Portugal asked for clarification about septic tanks and sewer.
Mr. McDonald answered there is no sewer in the general vicinity. The closest sewer line
is in Court Street. The property is roughly 10 feet lower than Court Street and with the
elevation difference sewer cannot go north. The Comprehensive Sewer Plan calls for a lift
station down towards Chiawana Park Boat Basin but that lift station won’t be built for
many years. In the meantime like most of these areas that have been annexed will need
Health District approved septic tanks. The applicant has initially approached the Health
District but there is still some additional work they need to do. They may or may not get
the total 32 or 34 lots.
Commissioner Mendez asked if the Commissioner’s decide the street needs to connect
Wernett and Road 72, would that decrease the number of lots.
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Mr. McDonald responded that they may lose a lot if the streets are connected which is the
primary reason they proposed the cul-de-sac.
Steve Bowman, 6159 W. Deschutes Avenue, Kennewick, spoke on behalf of P&R
Construction. He stated that they have been working closely with Staff, particularly Dave
McDonald, on coming up with a workable plat and there have been several revisions. Mr.
Bowman said that he has spoken to many of the neighbors and has heard their concerns.
He hopes to be a good neighbor in Pasco.
Chairman Cruz stated that with the sewer and septic it is more than likely the Planning
Commission will recommend the streets connect rather than having a cul-de-sac. He
asked the applicant if that was going to be a problem for him.
Mr. Bowman responded that they have looked at several designs. He asked what the
concern was with the cul-de-sac.
Chairwoman Cruz responded that one concern is the ingress and egress out of the lot and
the issue with the usage of Road 72.
Mr. Bowman added that their thought was that the public would rather have a cul -de-sac
to keep it contained and not another thru-street that would be another “runway”.
Larry Gomez, 2105 N Road 72, spoke on this item. He stated that one of his main issues
is traffic on Road 72. The road is narrow and there is already enough traffic from the
church. He asked if there would be a traffic light or stop signs at each end of Wernett
Road and Road 72, if there would be street lights or sidewalks and police patrol. He also
wondered why the neighboring property owners were given the letter of notification days
before the hearing.
Jessie Rogers, 7309 Wernett Road, spoke on this item. He said that he has lived in this
area for over 44 years and there were no homes around his property. Road 72 has become
a congested area. There is a home in the middle and a well that is roughly 8 -10 feet from
the road. The well cannot be disturbed so the road can be widened down to her home,
then get narrow to go by the well and at the spot the road is only 16 feet wide. He
expressed his concerns and went into detail about current traffic issue s and was worried
that more traffic would add to the existing problems. Another issues he discussed was
elevation and water drainage. He submitted photos into the record of water drainage
issues and was concerned that additional homes will worsen the wat er drainage problems
with additional irrigation and water run-off. He felt that increasing the lot sizes to ½ acres
would help control the amount of increased water drainage.
Commissioner Portugal asked if the Police Department has been contacted regarding the
traffic issues.
Mr. Rogers replied that he has contacted the Police Department but since the road is in
the County the police have not come out. The Sheriff has come out occasionally but
nothing is done about it.
Chairman Cruz discussed the traffic related to the church and school. The issue related
to church and school traffic has been discussed in front of the Planning Commission on
several occasions but it isn’t in the purview for this particular application.
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Jaycey Moore, 2205 Road 72, spoke on this item. Her and her husband submitted letters
to be a part of the record. Their main concern was the roadways. They see near misses of
accidents and pedestrians already and with new homes, traffic will increase. The
development could create a positive impact, however, perhaps not negative. This provides
a chance for road improvements. They would like to see the roadway widened – there are
currently issues with the road being too narrow and the increased traffic along with
additional homes facing Road 72 will make matters worse. She added that her family has
also called the Police Department on several occasions relating to traffic and high speeds.
Chairman Cruz reminded the audience that some of the street and traffic issues will be
improved by the applicant as the plat is developed.
Ms. Moore asked how the roads are maintained and who would maintain the road – City
or County?
Mr. McDonald responded that both the City and County engineering departments would
work out an agreement on who would maintain the roads and which sections.
Roger Lenk, 1817 Road 76, spoke on this item. His property abuts the proposed plat at
the southwest corner. He noted that the County Public Work’s Director was not aware of
this preliminary plat and has not seen the plans but both Wernett and Road 72 are
County roads. He stated that the neighboring properties need to know how many homes
are going to be developed in this plat, whether it is 28 or 32, and how the County is
proposing to develop the roads. Development is appreciated as currently the property is
full of weeds and sometime unsightly but he had some development concerns about the
proposed plat. He briefly went over the concerns and mitigating actions that were
included in his letter he had submitted to the Planning Commission to be a part of the
record. Some of the mitigating actions he would like to see were: fewer homes as a part of
this plat which would help lessen the effects of the increase in traffic so incorporating .5 -
1 acre lots and block wall or common fencing along the outside properties so that abutting
property owners are looking at mismatched fencing and the City of Pasco should take legal
possession of the roads (Road 72 and Wernett).
Rich Moore, 2205 N Road 72, spoke on this item. He stated that he didn’t have an issue
with the proposed development other than the narrow road that would need to be widened
and improved and went into possible traffic mitigations. He added that he has called the
Pasco Police Department as well as the County Sheriff regarding traffic and speeding
issues.
Darrel Johnson, 2420 Road 57, spoke on this item. He is the Pastor of the Faith Assembly
Church. He clarified the preschool hours were from 9am-12pm so the traffic on Road 72
during other times of the day are not from the preschool. The church had intended to sell
the proposed property years ago with the idea a senior living community would locate but
that has never happened so they utilized the property for other special activities (i.e. corn
maze and events) but would now like to sell to P&R Construction since they have to pay
taxes on this property.
Chairman Cruz addressed traffic issues relating to the church.
Mr. Johnson replied that has reminded his congregation about speed limits but there is
only so much he can do to stop speeding traffic.
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Jessie Rogers, 7309 Road 72, spoke again on this item. He discussed issues with the
grade and the right of way on Wernett. The property owners don’t want a ditch on either
side of the road on Wernett as it would fill up with Tumbleweeds and never get cleared.
Roger Lenk, 1817 N Road 76, spoke again on this item. He asked if the staff report for the
next hearing will include the final copy of the proposed plat.
Mr. McDonald shook his head yes.
Steve Bowman, 7114 Maxim Court, also the applicant, spoke as a resident and not just
the applicant. He discussed many of the traffic issues and how they would be mitigated.
Mr. Bowman added that he has tried to follow City code with the proposed development.
He noted that the drainage on Wernett is a problem. He addressed the mitigating action
proposed by some members of the audience calling for larger lot sizes to decrease run -off
but he didn’t feel that would solve the problem.
Commissioner Bowers asked if it would benefit the proposed plat if Pearl Street was
finished and extended just east of the proposed site.
Mr. McDonald answered that it would be difficult to require this developer to do so but it
could be completed at a later time when the additional parcel is developed by a separate
developer. He added that there are no sidewalk requirements because when Riverview
was annexed the residents did not want sidewalks because they wanted to retain the RS-
20 character that existed at the time.
There were no further questions or comments.
Commissioner Greenaway moved, seconded by Commissioner Polk, to continue the public
hearing to the March 16, 2017 meeting. The motion passed unanimously.
With no further discussion or business, the Planning Commission was adjourned at
8:27 p.m.
Respectfully submitted,
David McDonald, City Planner