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HomeMy WebLinkAbout04-20-2017 Planning Commission Meeting Minutes-1- REGULAR MEETING April 20, 2017 PLANNING COMMISSION MEETING CALL TO ORDER: The meeting was called to order at 7:00pm by Chairwoman Polk. 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: Chairwoman Polk read a statement about the appearance of fairness for hearings on land use matters. There were no declarations. Chairwoman Polk 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: Chairwoman Polk explained that state law requires testimony in quasi-judicial hearings such as held by the Planning Commission be given under oath or affirmation. Chairwoman Polk swore in all those desiring to speak. APPROVAL OF MINUTES: Commissioner Bowers moved, seconded by Commissioner Roach that the minutes dated March 16, 2017 be approved. The motion passed unanimously. OLD BUSINESS: A. Preliminary Plat Chiawana Heights, 80 Lots (Ron Asmus) (MF# PP 2017-002) Chairwoman Polk read the master file number and asked for comments from staff. Dave McDonald, City Planner, stated staff had no additional comments. Commissioner Roach moved, seconded by Commissioner Greenaway to adopt the findings of fact and conclusions therefrom as contained in the April 20, 2017 staff report. The motion passed unanimously. -2- Commissioner Roach moved, seconded by Commissioner Gree naway, based on the findings of fact and conclusions as adopted, the Planning Commission recommend the City Council approve the preliminary plat for Chiawana Heights, with conditions as listed in the April 20, 2017 staff report. The motion passed unanimously. B. Special Permit Location of a Beauty School in a C-3 Zone (Maria Segura) (MF# SP 2017-004) Chairwoman Polk 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 beauty school in a C -3 zone. At the previous meeting there was a misunderstanding of how many students would be present in the school at one time and how many would be able to fit in the building per buildi ng code. Staff worked with the applicant, who submitted a floor plan, and the applicant confirmed they would have 20-30 students at any given time. The building had adequate parking and enough room to fit the number of students with the configuration the applicant had submitted and was within the parameters of the building code. Commissioner Greenaway asked if someone from the State would come out to inspect to insure they had a separate sink to mix the chemicals. Mr. White responded that he didn’t believe anyone from the State would be required to come inspect, however, the City of Pasco Inspection Services Division would inspect the property. Commissioner Bowers asked if they had enough bathroom stalls required. Mr. White stated that the building was in compliance with the applicant’s request. Commissioner Polk asked for clarification on the classroom and training area that was depicted in the applicant’s plans that were submitted. Mr. White responded that the training area would be where the actual haircuts would take place. Commissioner Roach moved, seconded by Commissioner Bykonen to adopt the findings of fact and conclusions therefrom as contained in the April 20, 2017 staff report. The motion passed unanimously. Commissioner Roach 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 for the location of a beauty school at 2508 W. Sylvester Street, Suite E (Parcel # 119-461-100) with conditions as listed in the April 20, 2017 staff report. The motion passed unanimously. C. Special Permit Shop Height Variance (Jacob Huston) (MF# SP 2017- 005) -3- Chairwoman Polk read the master file number and asked for comments from staff. Dave McDonald, City Planner, stated there were no additional comments. Commissioner Bykonen moved, seconded by Commissioner Greenaway to adopt the findings of fact and conclusions therefrom as contained in the April 20, 2017 staff report. The motion passed unanimously. Commissioner Bykonen moved, seconded by Commissioner Greenaway, based on the findings of fact and conclusions as adopted, the Planning Commission rec ommend the City Council grant a special permit to Jacob Huston for the location of a shop at 1125 Road 44 with conditions as contained in the April 20, 2017 staff report. The moti on passed unanimously. PUBLIC HEARINGS: A. Special Permit Special Permit to Serve the Homeless Meals (Feed the Homeless Ministry) (MF# SP 2017-002) - Withdrawn Chairwoman Polk read the master file number and asked for comments from staff. Staff explained that the applicant withdrew this application. B. Special Permit Special Permit to Locate Mini-Storage Facility (G2 Commercial Construction LLC) (MF# SP 2017-003) Chairwoman Polk read the master file number and asked for comments from staff. Darcy Bourcier, Planner I, discussed the special permit application to locate a mini - storage facility. The parcel is located in the C-1 zone and is approximately 6.6 acres and located just north of The Crossings at Chapel Hill Apartments. Mini-storage facilities require special permits in the C-1 zoning district. The site is located in the I-182 Overlay District and with that there are higher design standards in regards to landscaping, building and signage. Other mini-storage facilities within the I-182 Overlay District have only been approved where land has been set aside for future retail or office space. The site plan indicates that there will be 6 storage buildings and 1 office plus retail space with a total of roughly 112,000 sqft of new storage. The applicant plans include a retail presence along the frontage of Chapel Hill Boulevard, such that the storage units themselves won’t be seen from the street. The 10,000 sqft of office/retail space will create a visual buffer between Chapel Hill Boulevard and the mini-storage buildings to the north. The office/retail building will contain a mix of stucco and stone, similar to the Maverick Strip Center and in this way will maintain the intended character of the neighborhood. The proposed mini-storage would generate around 210 vehicle trips per day, where as a similarly sized retail shopping center would generate around 4,400 vehicle trips per day as projected by the Institute of Traffic Engineers Manual. Commissioner Roach asked if this was the first time the City has seen a storage facility -4- with retail space connected in this manner. Ms. Bourcier stated that she does not have the history to answer that question. Dave McDonald, City Planner, responded that the other storage facilities mainly only have offices and he listed some examples. He stated that a large facility on Sandifur Parkway has reserved parcels in front of the mini-storage for future office buildings but they have not been built yet. Commissioner Bowers asked if this project if constructed, would kill the prospect of a Target coming to that area. Mr. McDonald answered that when Target was looking to locate to the community, they had a site plan prepared for the property behind the Maverick Gas Station on the corner of Road 68 and Sandifur Parkway. That parcel is still there and there is a parcel across the street that is large enough to the north of the Maverick as well as a large parcel to the west of Lowe’s. Then there is the south side of Road 68, west of this proposed site, and there is a large area set aside for commercial as well as the Road 100 area. Douglas Gunther, of G2 Construction, 7117 W. Hood Place, Ste. 110, Kennewick, spoke as the contractor for the property owners and offered to answer any questions but stated that the property owners would be the best to speak on their project. Susan and David Peachey, 4961 Olympia Street, Kennewick, spoke on behalf of their special permit application. Ms. Peachey stated that they have been in the mini -storage business for 33 years. They wish to make it a beautiful, Class A storage facility with a lot of security and fencing blending into the neighborhood. They are excited to add the mini - mall for commercial to the facility. Commissioner Roach asked if the photo/drawing that was provided to the Planning Commission was the actual design. Ms. Peachey responded that it was. Commissioner Bowers asked for clarification for parking of motor homes on their property. Ms. Peachey answered that they will provide some covered parking for motor homes. RV’s sales have increased in the past few years so there is an increased need for parking. They will have covered spots as well as enclosed parking. As for the storage units, they will offer 12-14 different sizes to meet various needs. Commissioner Mendez asked if this facility would be open 24 hours. Ms. Peachey responded that they will have controlled hours. Their current facility is open from 7AM-8PM for security reasons. Often times the facilities open 24 hours have more break-ins, theft and unwanted activities. There are other facilities that provide 24 hour access for clients who need it. Commissioner Polk asked if there would be any light pollution issues on Chapel Hill -5- Boulevard that would possibly disturb the nearby apartments. Mr. & Ms. Peachey both responded that the light would be contained away from the apartments. Ms. Peachey added that the lighting would be pointed downward in the rows between the buildings. Mr. Peachey said they could install deflectors if needed. With no further questions or comments the public hearing closed. Commissioner Bowers moved, seconded by Commissioner Greenaway, to close the public hearing on the proposed special permit and set May 8, 2017 as the date f or deliberations and the development of a recommendation for the City Council. The motion passed unanimously. C. Preliminary Plat Ferrera Place, 17-lots (Multi-Family) (RP Development) (MF# PP 2017-003) Chairwoman Polk read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director, discussed the preliminary plat application for Ferrera Place. This site may be familiar to the Planning Commission as earlier in the year this site was rezoned to R-3; Planning Commission recommended approval and Council approved the rezone. The plat is now following the zone change for a 17 lot development on a little of 3 acres. It will eventually be home to 8 duplex, common-wall construction dwelling units. The site has development occurring all around it in all directions. Commissioner Bowers asked for clarification on the number of units and the definition of duplexes. Mr. White answered that these will be two units connected, side by side, with the property line running through them. This allows for one person to own one half and another person to own the other half. It is very similar to Mediterranean Villas just northwest of this site. Steven Bowman, 7114 Maxim Court, spoke on behalf of his application. He clarified that there will be 2 units with a common wall. Commissioner Roach asked if each lot would have 2 units and confused why there was an odd number proposed. Mr. Bowman responded that each lot has one unit so there would be half the number of individual structures. Commissioner Bowers asked how there was an odd number if they are duplexes. Mr. Bowman stated that one lot would only have a single unit/structure which explains the odd number of lots. He addressed why one lot and road would jog out, creating a tear -6- drop shaped lot, to get the distance required by the City. Commissioner Bowers asked if that jut out would be landscaped. Mr. Bowman explained some of their ideas for that area of land but that it would be beautified in some way. Commissioner Bowers asked if it would be on him to beautify. Mr. Bowman answered yes. Dave McDonald, City Planner, added that the applicant had considered using the space for additional parking for guests of the homeowners. Commissioner Mendez asked if there would be garages and if they are land locked, such as, how will people access the duplexes. Mr. White clarified the proposed preliminary plat and that it would not be land locked. He explained where the new street would be located and that each lot would have public street frontage. With no further questions or comments the public hearing closed. Commissioner Roach asked if it were duplexes or townhomes that were built near Road 90 and Sophie Court. Mr. White answered that those are single-family. Commissioner Roach asked if the plat north of Sophie Court was multi -family. Mr. White responded that it is single -family residences but all on 1 lot. It is a rental property. Commissioner Greenaway moved, seconded by Commissioner Bykonen, to close the public hearing on the proposed subdivision and initiate deliberations and schedule adoption of findings of fact, conclusions and a recommendation to the City Council for the May 18, 2017 meeting. The motion passed unanimously. D. Preliminary Plat Chiawana Place, 78-lots (Single-Family) (Derek Alexander) (MF# PP 2017-005) Chairwoman Polk read the master file number and asked for comments from staff. Dave McDonald, City Planner, discussed the preliminary plat application for Chiawana Place. This piece of property was part of the larger DNR property that the Planning Commission looked at roughly a year ago when the zoning was being determined. DNR has since sold several parcels off, this being one of them. It is a 29 acre parcel zoned R -S- 1, which requires larger lot sizes in the 10,000 sqft. range. The applicant has laid out the -7- parcel with 78 lots with 1 connecting street to Argent Road and another connecting street to future Road 76 so that would divide this property from the sports fields of Chiawana High School. The property has some development constraints in that the Williams gas pipeline runs through the property diagonally so no building can occur on that and it is set aside as a separate parcel. Like other gas line easements to the north in Madison Park and Village at Pasco Heights, the developer will be required to grass the area with irrigation and set up a homeowner’s association to maintain the area so it doesn’t become a nuisance with weeds and dust. They will have to coordinate with the gas company in Salt Lake City, UT when they get ready to do that. Provided in the report is the mandatory analysis and review of the items that the state law and municipal code require the Planning Commission to look at in terms of layout, right-of-way, utilities, irrigations, water rights, etc. Another issue to look into is that 1 lot is just under 10,000 sqft. The applicant has the option to try and shuffle some of the property lines one way or the other to get that up to 10,000 sqft. or the Planning Commission could treat it as a planned density development. In a planned density development project, which the applicant didn’t apply for, some lots can be smaller than 10,000 sqft. and some can be bigger than 10,000 sqft. as long as the average density doesn’t exceed what would be allowed to be built with all of the lots being 10 ,000 sqft. Many of the subdivisions to the north of the highway were developed that way. Another concern with the plat is that in the right side of the plat at the end of the cul-de-sac there is a flag lot with 20 feet of frontage. In the R -S-1 zone with lots of 10,000 sqft. the requirement for frontage is 90 feet. Also, typically flag lots are frowned upon so that will need to be modified somehow. Just to the east of the property there was a dedicated right-of-way vacated recently by City Council and an easement there for the sewer trunk line that serves properties on the north side of the freeway. There is also an irrigation line and easement there and that stretch will have to be used designated as an alley. Lastly, the BPA power poles along Argent Road are in the way a little bit and the street will have to be offset slightly once constructed. Commissioner Roach asked if the gas line easement will affect building a roadway above it. Mr. McDonald responded that it would not. They would just have to coordinate with the gas company and there are some easement documents they may have to sign to allow that to go in. Some of the requirements in the past have been that underground they have to put a layer of concrete over the section where the pipe is and then put the rock and pave on top of that. Commissioner Roach asked if the Madison Park development is north of Burden Boulevard where there is a greenway belt. Mr. McDonald said that was the Village of Pasco Heights. Madison Park is north of Sandifur Parkway east of Road 52 across from the new Rosalind Franklin STEM Elementary School. Commissioner Roach asked if there would be any issues in taking the planned density development route for this project versus the currently preliminary plat approval. Mr. McDonald responded that in this case it might be easier because of the flag lot problem in which work could be done in shifting the lots in order to get the 10,000 sqft. on -8- the lot. Commissioner Bowers asked if Road 72 will run north. Mr. McDonald stated that Road 72 will no longer be a road, it will become an alley on the east side of the plat. Commissioner Bowers asked how there would be access without the flag lot. Mr. McDonald answered that they may have to rearrange it and there may not be a flag lot there – he could lose one lot and the square footage of that lot could be shared with the other parcels. Commissioner Bowers asked if Lot 16 was the other lot in question. Mr. McDonald was unsure but it was the lot up against the irrigation canal. Commissioner Roach asked why it is called a flag lot. Mr. McDonald said it’s because it is shaped like a flag with a pole. It creates a situation where you build a house behind someone else’s house and sometimes creates conflicts with neighbors. Commissioner Greenaway asked about how Road 76 would be place 3 houses in and if it wouldn’t be better to put the road at the top for better traffic flow where the cul-de-sac is. Mr. McDonald said there is going to be a little bit of a problem at that en d because there will have to be a bridge built over the canal and the bridge may be raised a little bit. Commissioner Greenaway asked if it would create traffic problems or a pileup. Mr. McDonald said that with the way it is proposed the traffic will b e able to move north or south. Derek Alexander, 29 Kingston Road, Richland, WA spoke on behalf of his application. He stated that he is a newcomer in terms of developing in Pasco but not in the development world. He is a part of a father and son development team. They had some land that they didn’t have use for 10 years ago and decided to start developing on it and since that time have developed 100 acres in West Richland, approximately 250 residential lots. They work with roughly 3-4 builders at a time. Most homes will be in the $300,000-$450,000 range and would like to form some covenants. Commissioner Roach asked how many developers will be working on this project. Mr. Alexander responded that so far 2 but possibly others – they will open it to builders they have already worked with and mentioned some of their builders . Steve Bowman, 7114 Maxim Court, spoke in support of this project. He said that he has -9- worked with Mr. Alexander and would recommend him for the Pasco community. With no further questions or comments the public hearing closed. Commissioner Roach asked if the flag pole lot is included in the tentative approval conditions as needing to be eliminated or if it needs to be discussed with the applicant. Mr. McDonald replied that he can’t remember but he will need to discuss it with Mr. Alexander before the preparation of the final report. Staff will also need to talk to all of the individuals who purchased the DNR property on how the bridge across the canal will be coordinated and built. The last one built on Road 84 was completely funded and built by AHO Construction to connect Road 84 to Argent Road. Commissioner Roach asked if the appropriate motion would be to extend this public hearing to next month. Mr. McDonald stated that Staff can work with the applicant so the hearing can be closed. Commissioner Bykonen asked if the planned density development would have to be a separate application that would have to be started all over again. Mr. McDonald responded that typically it is but in this case that wouldn’t be needed. Commissioner Mendez wanted to remind the Commission about traffic implications with the increase of single-family homes. He asked if traffic would be diffused with different access points. Mr. McDonald answered yes, this plat will have 2 separate access points; 1 to Argent Road and 1 to Road 76 and Road 76 will then connect to Chapel Hill Boulevard which will allow traffic to go up that way and turn either east or west to traffic si gnals on Road 68 or Road 100. Commissioner Polk asked for clarification of it would be between 77 -78 lots. Mr. McDonald stated that it just depends on what they do with the flag lot. He felt that they were going to lose a lot. Commissioner Roach moved, seconded by Commissioner Greenaway, to close the hearing on the proposed preliminary plat and set May 18, 2017 as the date for deliberations and the development of a recommendation for the City Council. The motion passed unanimously. With no further discussion or business, the Planning Commission was adjourned at 7:58 p.m. Respectfully submitted, David McDonald, City Planner