HomeMy WebLinkAbout07-20-2017 Planning Commission Meeting Minutes-1-
REGULAR MEETING July 20, 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 Joseph Campos
No. 3 Paul Mendez
No. 4 Alecia Greenaway
No. 5 Joe Cruz
No. 6 Ruben Alvarado
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. Commissioner Roach stated that she is on the board of the Children’s
Development Center and didn’t know if she should recuse herself from MF# SP 2017 -010,
Head Start Early Learning Center. Chairman Cruz responded that he didn’t see that as an
issue and the Commissioners were in agreement.
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 Portugal that the minutes
dated June 15, 2017 be approved. The motion passed unanimously.
PUBLIC HEARINGS:
A. Preliminary Plat Iris Meadows, 34-Lots (Sunbelt Properties LLC) (MF#
PP 2017-007)
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, stated the proposal involved a 34-lot subdivision located on
the east side of Road 100 north of Argent Road. The property has been included within
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the City’s Comprehensive Plan for many years as an area for low -density residential
development. Within the Comprehensive Plan, that zoning designation means anything
from 2 units per acre to 5 units per acre. The property is located within the Urban Growth
Boundary where urban growth is to occur. The property was annexed in and zoned RS-12
2000. The application at this time is to review the plat and not the zoning, as the zoning
has already been determined.
The plat contains 34 lots that are just under 1/3 of an acre in size. The plat is laid out so
that there will be one access point to Road 100 and the road along the northern portion of
the plat aligns with Merlot, which is in West Vineyard Estates and will eventually provide a
connection to Road 100 for the properties to the east. The lots are similar in size and
style to the lots in Wilson Meadow’s developed around Road 105 and Road 108. Staff has
provided the review of the necessary findings of fact required by state law and per the
municipal code. On the bench, the Commissioners were provided comments from the
public that were received prior to the meeting. Most of the correspondence highlights
concerns related to traffic on Road 100 and traffic. The neighbor to the north was
concerned about fencing along the north property line. If there wasn’t a common fence,
they could end up looking at multiple types of fencing along their property.
Mr. McDonald stated several years ago a major traffic study was completed for the I-182
Corridor – basically everything west of Road 36. That study looked at what the full
buildout for residential development would be and what improvements would be required
periodically to handle the population growth. From that study a $709 Traffic Impact Fee
was established for each single-family residential unit. Each lot in this subdivision will be
will contribute to that fund for traffic improvements. The City also has the widening of
Road 100 included in the Transportation Improvement Plan for 2022, and the City is also
planning to connect Crescent Drive to Chapel Hill Boulevard which will feed all of the
traffic west of Road 105 up Road 108 to Chapel Hill Bou levard. That will improve
circulation on Road 100. Mr. McDonald also discussed widening of Road 100 and other
improvements the developer will be required to do..
Commissioner Portugal asked for clarification on the traffic study since traffic seemed to
be the main concern in most of the letters submitted to the Planning Commission.
Mr. McDonald responded that traffic was the main concern as well as lot sizes. The traffic
study was completed by a Bellevue based company called, Transpo. They studied the
entire area west of Road 36 and determined what the full buildout was. Based on future
housing and commercial development they ran some models to determine impact fees to
cover future improvements.
Commissioner Alvarado asked if the ITE manual was generally accepted.
Mr. McDonald replied that it is used all over the country by traffic engineers.
Jason Maddox, PBS Engineering, 400 Bradley Boulevard, Richland, WA spoke on behalf of
this application. He addressed access to the project and referred to a map on the
overhead. On the plat, “Road B” is the road that would run through the plat and connect
with Merlot to the east. This project does not cut through any other development or
residential neighborhood, as it is a standalone development so traffic will not have to be
re-routed. He explained that they worked with City Staff to ensure that they ha d proper
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intersection spacing from Willow Way. Road 100 would be widened with this project and
power poles relocated. The plat will have sewer provided by and water lines would be
extended to the easterly edge of the plat to allow for future connections to the east.
Irrigation water can be provided by Franklin County Irrigation District which is a benefit
to the City and doesn’t take away any water being provided by the City. The project is
compliant with the current zoning of RS-12, which works out to 2.6 units per acre. The
neighborhood to the north is also an RS-12 zoning.
Commissioner Portugal asked if there was a road on the east of the property.
Mr. Maddox responded that there is no road to the east as it is currently a vineyard.
Chairman Cruz stated that he realized that RS-12 zoning was compliant but in the
immediate vicinity most of the lots are at least ½ an acre. He asked Mr. Maddox what
makes this proposed plat consistent with the surrounding area.
Mr. Maddox responded that the development to the north is already RS-12. A In terms of
compliance, it is compliant with the current zoning of the property and with the
Comprehensive Plan.
Chairman Cruz replied that the proposed site can be developed with 12,000 square foot
lots but he questioned if it should go to 12,000 square feet. Most of the other surrounding
properties are on much larger lots. He asked Mr. Maddox if the applicant would consider
larger lot sizes.
Mr. Maddox didn’t believe that the applicant would support larger lot sizes as they are in
compliant with the current zoning. The applicant didn’t ask for this zoning, it was already
in place when the preliminary plat application was turned in. The homes and
characteristic of the neighborhood will be similar to those surrounded by it.
Angela Grad, 3602 Road 100, stated that the entrance to proposed development is right in
her back yard. Her main concern was that most of the lots surroun ding this proposal are
larger and they will impact her value. She felt the Planning Commission hadn’t taken into
consideration the established neighborhood. She was also concerned about traffic. The
backside exit to the plat is a dead end and there is no telling when it would connect. She
would also like to see a park. The residents thought a school would be located nearby
which would have park. She requested the Planning Commission deny the preliminary
plat based on the traffic and lot sizes.
Chairman Cruz explained that the traffic study included what the engineers felt was safe.
Also, Road 100 is not nearly as busy of a road as Road 68 and there are a number of
properties on Road 68 similar to some of the homes on Road 100, and while it is not ideal,
it is not unsafe from a standards perspective. As for a park, at this size of a development
the developer is not required to put in a park.
Rick White, Community & Economic Development Director, added each home will pay a
park impact fee. The money goes into a fund to buy park property and to furnish parks
within the general area within ½ mile radius.
Ms. Grad asked if local residents have to share that cost of undergrounding power.
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Mr. White shook his head no in response to residents sharing the costs.
Chairman Cruz responded that the developer will to pay the cost of utility and road
improvements which is why they are in a tight spot. Having 12,000 square foot lots will
help cover the costs of the improvements. This is why it could become unsustainable for a
developer if the lots were larger.
Ms. Grad discussed the petition with 180 signatures asking the Planning Commission to
deny this plat. They are stating the lots should be a minimum of ½ acre.
Frank Dubree, 3515 Road 100, stated his house was on Road 100. Sometimes he has
difficulties getting his mail due to traffic. This density of the housing is too high. He
stated that there would be at least 2 cars per house with a minimum of 2 trips per day
each, which is 136 extra trips on Road 100. His two concerns were: (1) Traffic, as it is
already hard to get in and out of his driveway and (2) Property value of his home once
these homes are developed. He asked how the road was going to be widened and what
was he going to lose from his property.
Mr. McDonald responded that this property provided right of way when it was platted in
1992. The additional right of way for Road 100 was already provided.
Mr. Dubree said that was correct but he did not recall the distance from the middle of the
road into his property. He wanted to know how much he was going to lose.
Mr. McDonald responded that from the center line of the road it is 40 feet into the
property.
Mr. Dubree asked if there was going to be a sidewalk from the development up to the
existing homes and if so, how would pay for it.
Mr. McDonald answered the developer would pay for the sidewalk along the frontage of
his parcel.
Mr. Dubree asked about the homes in between that don’t have a sidewalk.
Mr. McDonald stated that would be part of the City project coming up in 2022.
Chairman Cruz asked when it is widened if it will look like the portion between the freeway
and Chapel Hill Boulevard.
Mr. McDonald answered that the landscape strip will not be that wide but they will do the
best to match it.
Chairman Cruz clarified that there will be a sidewalk and a little bit of a landscape strip
with three lanes of traffic width.
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Jessie Grad, 3602 Road 100, stated that his property is adjacent to the proposed “Road B”
so he will see heavy traffic. His main concern is regarding property values. He asked if
there was a dollar amount that is proposed for the new homes in this development.
Chairman Cruz responded that the Planning Commission doesn’t mandate the price of the
homes. The developers will have an investment and they set the price point so they can
recoup that investment and make a profit. It is easier on smaller lot sizes to recoup that
investment. At the point of ½ acre lots, it pushes the price point up.
Mr. Grad said he understood but it was mentioned that this development would be similar
to the development to the north but that development is not similar to his property and
was concerned of the impact these lots would have on his. He also wanted to know what
would be done about dust control while these homes are being built.
Chairman Cruz said that dust control is handled through Code Enforcement. If there are
any issues, they should contact the City. The City would remediate the problem.
Mr. Grad asked what year the traffic study was completed.
Mr. McDonald replied that it was completed in 2009.
Chairman Cruz added that the traffic study assumes what is necessary when the City is
completely built out to the target density.
Mr. Grad said that the year 2022 has been brought up several times when they do the
road widening. He wanted to know what property would be lost on the west side of the
street.
Mr. McDonald replied that there would need to be 40 feet from the center line on that side
too. He may lose his arborvitaes.
Mr. Grad asked who would take them down and if they would be replaced.
Dave Zabell, City Manager, addressed Mr. Grad’s concerns and stated that he would be
paid handsomely for the impacts that his property would incur.
Jack Towne, 10321 Willow Way, said that he has lived in West Pasco since 1976. His taxes
recently went up $18,000. He didn’t want his neighborhood to be diluted with smaller
properties. The existing properties are $500,000-$600,000 homes and the proposed plat
is placing “outhouses” in the middle of all of the development. He understands the
developers have to make money or they can’t afford to do it. He and his neighbors fought
to get ½ acre lots in the area and they are comfortable lots. He sees the proposed plat as
diluting the neighborhood. He also felt it was ironic getting a company from the west
side of the state to complete the traffic study given their traffic problems.
Chairman Cruz quickly gaged the audience on the number of people there to support or
not support the plat. The majority were not in support of the plat. He asked if their main
concerns were traffic and lot size. They raised their hands, yes.
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Jessie Grad, 3602 Road 100, stated that he and his wife went around to their neighbors
getting signatures and comments and all of them wanted to sign. He wanted to know how
far out the City mailed the notices.
Mr. McDonald responded 300 feet. Notification was also posted in the newspaper and on
the website.
Todd Rowell, 8111 W. 5th Avenue, Kennewick, WA with Sunbelt Properties LLC, spoke on
behalf of his application. He addressed the concerns regarding property values. Land
prices have currently skyrocketed and consequently the lot prices will be a premium. Lot
price roughly constitutes 20% of the home price and base on that, he doesn’t see how
these homes could even start below $350,000. Most would likely start at $350,000 and
higher. He’s pretty sure no one would purchase an “outhouse” for $350,000.
Chairman Cruz addressed the surrounding character of the neighborhood. He felt that
the other lots in the area were much larger and this would be noticeably smaller. He
asked Mr. Rowell what would happen if the Planning Commission recommended the lots
be 20,000 square feet rather than 12,000 square feet.
Mr. Rowell responded that he would have to look at everything again but it wouldn’t be
good. He said that the sewer and water is there and if there isn’t a guarantee that the
vacant property to the east wouldn’t request a rezone to RS-12.
Chairman Cruz answered they might get it but the question would be is what the
Commission would allow from a plat application to protect the surrounding neighborhood.
He discussed Montgomery Estates and how there may be a lot of people in the audience
who were not in support of that subdivision but it turned out just fine. He was fine with it
but moving towards the river, properties get bigger and more rural. He had some
reservations on 12,000 square foot lot sizes.
Mr. Maddox, addressed traffic issues and access and then stated this application is not
about zoning was discussed at a previous meeting when the property was zoned.
Chairman Cruz stated that the minimum lot sizes are 12,000 square feet, however, the
lots don’t have to be as small as the minimum and the Planning Commission is tasked
with ensuring this fits the character of the surrounding neighborhood within the zoning.
Mr. Maddox stated the applicant has met the zoning requirements.
Chairman Cruz replied that it’s not a matter of compliance but a matter of if it fits the
character of the surrounding neighborhood.
Mr. Maddox stated policy H-1-E encourages homeownership and goal H-2 suggests the
City strive to maintain a variety of housing options. He felt the applicant met that. In
terms of the housing and characteristics he felt that the applicant has met that as well.
Commissioner Alvarado agreed with Mr. Maddox that there needs to be a mixture of
homes in the community. He stated that we have a housing shortage. His was concerned
about parks and where they would be located.
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Commissioner Greenaway stated the proposed project is not large enough to require a
park.
Mr. White added a park site has not be chosen for this area yet, however, it is recognized
that one is needed. The City generally partners with the School District to make parks
adjacent to school properties.
Commissioner Campos asked if Mr. Maddox could clarify why the second access point to
this development would not work.
Mr. Maddox responded there is a municipal code requirement for intersection spacing and
the entrance near Willow Way was just too tight.
Chairman Cruz reminded the Commission that the neighbors to the east will be receiving
this through traffic in the future which happens from time to time and the integrity of
their neighborhood will need to be maintained. While one entrance isn’t ideal, it is better
than having the second access point which would have created a 5 point intersection.
Dana Sandlin, 3505 Road 100, said she was the neighbor to the north and was concerned
about having 7 new homes in her backyard. She also has issues already getting onto
Road 100 from her house. The egress for the development is not far from her driveway.
Mr. Towne asked if there would be water pressure issues since they would be tapping into
their pressurized water system. He asked if the developer would pay for the upgrades.
Chairman Cruz said City Engineers would review all of that prior to connecting.
Mr. McDonald said that it was not connected to the City system but the FDIC and they
would require the developer to pay for any upgrades.
Mr. Dubree asked what happens after this meeting.
Chairman Cruz said that the Planning Commission will close the hearing and make a
motion to schedule deliberations and will then forward a recommendation to City Council.
Ms. Glad stated that some of her neighbors have been told that this was a done deal . She
said that she would hope that the 85 signatures and opinions of the neighbors count.
Chairman Cruz responded that if that were true then they would be wasting their time. It
is not a done deal and that is why the public hearing was being held.
With no further questions or comments the public hearing closed.
Commissioner Roach stated that she heard and understood the comments from the
neighbors. However, in the City of Pasco the Urban Growth Boundary has been growing
due to the needs for growth in Pasco for housing because there is a housing shortage and
land which has driven up costs. The prices of homes have been rising and the County
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assessments have been rising. The Commission has to take into consideration a diversity
of housing and housing in general. The applicant has met the minimum requirements
and while that might not be ideal, this is not a zoning meeting. It is a preliminary plat
request.
Commissioner Portugal stated that he had concern about this plat developing prior to the
property to the east where there will only be one access point, wil l that prevent a problem
for emergency responders.
Mr. McDonald responded that this plat is a small subdivision in comparison to other
subdivisions. It was pointed out that many larger subdivisions have had only one access.
The Sun Willows Subdivision also only has one entrance so this is not that unusual to
have one entrance.
Mr. McDonald addressed the concerns for smaller lots locating near the larger lot sizes. In
the past citizens have been concerned with smaller homes affecting the property values of
the larger homes in the neighborhood. Pasco hasn’t seen that to be true and the Franklin
County Assessor can confirm that. He gave examples of such in the Wilson Addition and
Wilson Meadows subdivisions. Ivy Glades is an example of homes on 10,000 square foot
lots that are much higher in value than the surrounding lots that sit on an acre. Lot size
does not necessarily dictate value and does not drive down the value of larger lots nearby.
Chairman Cruz discussed the development to the west near Road 108 where there is
decent infill and the traffic impacts were not that bad. He pointed out other examples,
however, this site he felt was a hot spot in the middle of all of the others and didn’t think
it was large enough for the number of homes requested.
Commissioner Portugal moved, seconded by Commissioner Roach, to close the public
hearing on the proposed preliminary plat and set August 17, 2017 as the date for
deliberations and the development of a recommendation for the City Council. The motion
passed unanimously.
B. Special Permit Dwelling Unit on Second Floor of Existing Vacant
Building on a Commercially-Zoned Lot (Melesio
Aguilar) (MF# SP 2017-007) - Cancelled
Chairman Cruz read the master file number and explained that this application had been
cancelled.
C. Special Permit Recreation Complex (JUB Engineers, Inc) (MF# SP
2017-008)
Chairman Cruz read the master file number and asked for comments from staff.
Darcy Bourcier, Planner I, discussed the special permit application for a recreation
complex in an R-S-1 zoning district. The complex will be located on 22 acres in the
southwest portion of the 119 acre parcel. The site is part of the Barker property that was
annexed in 2016 and is currently used for agriculture. There aren’t any existing
structures on the 22 acres. The applicant has indicated that the privately run recreation
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complex will be used for soccer, lacrosse and other field sports. It will have 8 grass and 2
synthetic turf fields. The complex is intended for the general public but each field may be
rented either on an hourly or membership basis. The applicant also stated that some
fields will have lighting for evening use that will not exten d past 10:00 p.m. Development
of the complex is set to be completed in three phases.
Unrelated to the project but important to note for context is the future implementation of
Pasco’s Broadmoor Master Plan which delineates proposed uses starting from Broadmoor
Boulevard extending west to Shoreline Road. The Broadmoor Plan illustrates several low
density residential neighborhoods in the vicinity surrounding the proposed recreation
complex. Those residential neighborhoods may supply many of the complexe s customers.
Adjacent to the proposed complex is land reserved for civic and other recreation facilities.
Land to the west has recently been purchased by the School District and are being
reserved for a future high school. A collector street will be nee ded running north from
Burns Road between the high school and the proposed recreation complex. Traffic
generated from the complex will vary greatly depending on the time of day and week.
Vehicle trips per typical weekday may range from 375-500, taking into account how many
practice sessions occur during that day. Traffic may increase to 700 vehicle trips per day
during weekend events. It will be on a high capacity arterial street when completed so it
will be easily accessible for visitors and there will be no thru traffic in surrounding
neighborhoods so it is unlikely that it will be disruptive for residents.
Chairman Cruz asked if the lighting standards that are typically applied to schools and
other recreation facilities to limit the amount of spill over to adjacent properties will be
used.
Ms. Bourcier replied yes.
Darrel Moore, of JUB Engineers, 2810 Clearwater Avenue, Kennewick, WA spoke on his
application. He stated that they are proposing a park. This complex would be mainly for
soccer. He represents Three Rivers Soccer Club and is the Vice-President of the Board.
They are in a transitional point were there aren’t enough soccer fields available. Currently
they rent City of Pasco facilities and other school facilities but they are overcrowd ed and
uses are limited. The complex would be privately run because they have limitations on
the public fields.
Chairman Cruz asked if that referred to alcohol sales.
Mr. Moore responded no. It will be privately owned but the public could use it. There is a
large need for this use in Pasco and surrounding cities. With the prices of land going up,
park space is limited. The project will consist of grass and synthetic due to many of the
upper level soccer leagues play year round and need lighting. They would like to phase
this project with the first phase being grass to put the fields in as it is urgent. A few of the
approval condition concerns is the roadway. Parks don’t generate revenue so adding in a
14 foot long roadway will be more expensive than the facility itself. He discussed the
characteristics of the road, access and needs for the area. He felt putting in roadways and
utilities is a bit premature given the nature of the surrounding properties that will soon
develop in the future. In terms of what the facilities will look like, it will be similar to the
complex on Road 36 except much larger and honey buckets for restroom facilities and
would be on a maintenance plan. They would possibly have a job trailer for
administration.
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Chairman Cruz asked what could be done to assist the applicant with the road.
Dave McDonald, City Planner, said that somebody will have to build the road. Eventually
there will be a road north of the fields and the property to the north and to the east is
zoned R-S-1 for 10,000 square foot lot sizes. The west side of the road will be built by the
School District. There may be options to look at and possibly completed in phases or
completed with an LID.
Chairman Cruz stated that the applicant will need to work with the City to get the road
completed.
Mr. McDonald offered to meet with the applicant prior to the next meeting to work it out.
There were three members in the audience who did not wish to come forward but were in
support of the proposed recreation complex.
With no further questions or comments the public hearing closed.
Commissioner Roach said that she was excited to see something like this proposed.
Commissioner Roach moved, seconded by Commissioner Greenaway, to close the public
hearing on the proposed rezone and set August 17, 2017 as the date for deliberations and
the development of a recommendation for the City Council. The motion passed
unanimously.
D. Special Permit Pronghorn Ready-Mix Plant (MF# SP 2017-009)
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, discussed the special permit application for a concrete
ready-mix plant. The company, Pronghorn LLC, is based out of Wenatchee and desire to
place a concrete ready-mix batch plant in Pasco. The property is just south of the
convenience store near the Kahlotus Highway Interchange. Ready-mix plants are only
permitted in I-3 zones and there is only one I-3 zone in town owned by the Port of Pasco.
In all other industrial zones, ready-mix plants require special permit reviews.
The developer is proposing to use the southern half of the site presently for the plant.
They will haul aggregate in from a pit they own to the south in the Wal lula Area and they
have access from a pit north of Highway 395. This location has great access to the
freeway to bring their product in and it provides the same benefit for taking the finished
product out to the construction sites. Provided in the staff report were findings of fact and
the review of conditions and criteria required to be reviewed by the Planning Commission
along with approval conditions similar to what was required at the Central Pre -Mix site for
controlling dust and particular matter in the air.
Commissioner Roach asked if the applicant would be the one running the ready-mix
facility or if it would be rented out to a different company.
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Mr. McDonald answered that the applicant is the owner of the company and will be
operating the company. They run industrial businesses all over the country. They feel
this is a good market to expand in. This is the third ready-mix facility in Pasco.
Chairman Cruz mentioned that the approval conditions included best available
management practices for dust control, managing activity during high winds, use of
coverage, etc. These are all things discussed during prior hearings for other simil ar uses
and activities.
Dean Gill of Pronghorn LLC, 1505 Miller Street, Wenatchee, WA spoke on behalf of his
application. They have done their research on the market place on a lot of properties.
They are primarily a North Dakota company, where the bulk of their operations take place.
They feel the market is growing and they have aggregate. This site gives them good easy
access to the highway and is non-evasive and doesn’t go through any residential
neighborhoods and is all industrial in the area. All of their plants are regulated for air
quality and noise.
Chairman Cruz asked if he has heard any opposition to this from neighboring properties.
Mr. Gill stated that he has not heard any concerns.
Commissioner Roach asked if they were only planning to use the southern portion of the
site.
Mr. Gill said that is correct. He indicated on the overhead projector where this project
would take place on the site.
Commissioner Roach asked if there were any future plans to occupy the rest of the site.
Mr. Gill responded that would be at another meeting but would be a similar business.
Mr. McDonald added that there is a site plan included in the packets provided to the
Planning Commission.
Chairman Cruz asked if it was asphalt production he had in mind in the future on the
northern portion of the site.
Mr. Gill replied yes.
Chairman Cruz responded that this location is where an asphalt plant would belong.
There was concern years ago about locating an asphalt plant near the gravel pit and the
opposition wasn’t because it was an asphalt plant but because the applicant was trying to
use the “mineral resource area” as a justification to place the asphalt there when they
simply could have put it where it belonged in the I-1 zone.
With no further questions or comments the public hearing closed.
Commissioner Campos moved, seconded by Commissioner Roach, to close the public
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hearing on the proposed special permit and set August 17, 2017 as the date for
deliberations and the development of a recommendation for the City Council. The motion
passed unanimously.
E. Special Permit Head Start Early Learning Center (Benton Franklin
Head Start) (MF# SP 2017-010)
Chairman Cruz read the master file number and asked for comments from staff.
Darcy Bourcier, Planner I, discussed the special permit application for a Head Start Early
Learning Center. Benton Franklin Head Start wishes to open their early learning center in
an existing structure located in a C-1 zone. The center will operate 5 days per week and
will initially have 13 full-time employees and 51 children, ages 3-5. The building can
potentially accommodate up to 102 students. The existing building on site was originally
constructed in 2009 to be used as a daycare/pre-school and the applicant at that time
had been granted a special permit for the operation of a daycare. The center was only in
business for a few years before closing and the building has been vacant since. Although
Benton Franklin Head Start is applying for an identical use special permit within the same
building, the special permit that was granted in 2009 was personal to the initial applicant
and cannot be transferred. The operation of Jig-Saw Pre-School (the original business) did
not create a nuisance to the nearby businesses. Traffic to and from this proposed center
will typically coincide with the morning peak traffic and slightly prior to the afternoon
peak. Staff estimates the center could generate up to 240 vehicle trips per day, ho wever,
typically vehicle trips to daycare centers and pre -schools in Pasco don’t reach the volumes
indicated in the ITE Trip Generation Manual. There are 40 parking spaces on this site
with additional parking directly to the west in the Times Square Comme rcial Center
parking lot. Because students have already been enrolled to start this program as early as
September, Staff is recommending this special permit be reviewed and forwarded to City
Council in one meeting.
Kathy Parson, of Benton Franklin Head Start, 1549 Georgia Avenue SE, Richland, WA
spoke on behalf of her application. She explained that their program has been in the Tri-
Cities since the 1960’s. Their program is a pre-school readiness program for children
living in poverty. Recently they have been a 3 ½ hour per day program but recently their
federal regulations have changed and the new requirements require an all day program.
With the change they needed a new location with larger space. Based on the community
needs assessment, Pasco is where there is a great need for this program, slightly more so
than the other cities. They are ready to begin their program, renovations have been
completed with a federal grant and it looks beautiful.
Chairman Cruz asked if there has been any opposition for any of the neighbors.
Ms. Parson said not that she is aware of.
Commissioner Roach asked Ms. Parson if she was in agreement with the approval
conditions.
Ms. Parson responded yes.
With no further questions or comments the public hearing was closed.
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Commissioner Roach moved, seconded by Commissioner Greenaway, to close the hearing
and adopt the findings of fact and conclusions therefrom as contained in the July 20,
2017 staff report. The motion passed unanimously.
Commissioner Roach moved, seconded by Commissioner Greenaway, based on the
findings of fact as adopted, the Planning Commission recommend the City Council grant a
special permit to Benton Franklin Head Start Early Learning Center at 6215 Burden
Boulevard with conditions as contained in the July 20, 2017 staff report. The motion
passed unanimously.
F. Rezone Quail Investment Rezone (Terry Blankenship) (MF#
Z 2017-001)
Chairman Cruz read the master file number and asked for comments from staff.
Dave McDonald, City Planner, discussed the proposed rezone application from C-1 (Retail
Business) to C-3 (General Business). The applicant, Terry Blankenship, is a local Tri -
Cities real estate agent and developer interested in purchasing this property. Initially he
wanted to place a restaurant supply facility at this site that would do some minor tin
bending of steel for sinks and countertops but that project has fallen through. He is now
working on other endeavors that would require more intense zoning than C-1. This parcel
was annexed into the City over 42 years ago and has basically been skipped over by
development in that time. Other properties in the neighborhood have been rezoned to C-3
and I-1 over the years. Provided in the staff report were findings of fact, conclusions and
conditions for the Planning Commission to review. The only concern staff had with this
application, as with other applications in the past requesting C-3 zoning, is that it could
bring with it some uses that aren’t appropri ate for this site, such as, heavy equipment,
machinery sales and service and like uses. If this application were to be granted, staff
would recommend it be conditioned to eliminate those items that would create nuisance
situations for the neighborhood. This rezone would lead to an opportunity to develop this
property that has been a dusty, weedy nuisance to the neighborhood for many years. This
may be an opportunity to clean this site up and enable the City to recoup some of the
public investment that has been put in to some of the surrounding streets by generating
new buildings and property taxes.
Commissioner Roach asked Mr. McDonald to clarify some of the problematic uses that
staff felt could come from C-3, such as, mobile home and RV sales.
Mr. McDonald said those are outdoor functions and they don’t always pave their parking
lots which would cause dust to blow through the neighborhood. Heavy equipment would
come in to drop it off. There could be a business much like Beaver Bark where they pile
up mounds of dirt and bark and again there would be dust blowing through the
neighborhood along with the heavy equipment dropping it off. These activities could also
cause noise to the surrounding neighborhoods.
Commissioner Roach asked why auto body shops would create a nuisance.
Mr. McDonald said auto body shops have hazards present with explosions, paint booths,
obnoxious odors, etc.
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Chairman Cruz said this is a way to work with developers while protecting the
neighborhood.
Terry Blankenship, 8905 Gage Boulevard, Richland, WA spoke on behalf of his
application. He submitted a handout to show the Planning Commission the site and what
he had in mind in terms of layout of the property. The parking lot will all be paved and
what he anticipates are small businesses, such as contractors, who only need a 500
square foot office, bathroom and possibly a place to store their equipment and other type
service businesses. This area was originally C-1 for retail but this part of town is no
longer believed to be where retail is going to expand as was the thought in the past. When
Road 68 opened up retail moved to Road 68 and this area became more light industrial
and service based industry. He believes the zoning is why this site hasn’t developed and
not the price of land because it wasn’t that expensive. He explained similar uses in the
area next to R-3 zoning.
Chairman Cruz asked if this project would be similar to the development by Vista Field in
Kennewick.
Mr. Blankenship replied yes and that he owns that property.
Commissioner Campos added that he thought this was the perfect location for his
proposed development, that it was similar to other uses in the neighborhood and would
have a low impact.
With no further questions or comments the public hearing closed.
Commissioner Roach moved, seconded by Commissioner Greenaway, to close the public
hearing on the proposed rezone and set August 17, 2017 as the date for deliberations and
the development of a recommendation for the City Council. The motion passed
unanimously.
G. Special Permit Port of Pasco Rezone from RS-1 to I-1 (Port of
Pasco) (MF# Z 2017-002)
Chairman Cruz read the master file number and asked for comments from staff.
Darcy Bourcier, Planner I, discussed the rezone application from RS-1 (Residential
Suburban) to I-1 (Light Industrial). The Port of Pasco and the Tri-Cities Airport are
seeking a rezone of three parcels that include portions of the Tri-Cities Airport Operations
Area and the Airport Business Center – combined it will be 20 acres. All three parcels lie
within either airport safety compatibility zones 1 or 2, which restrict certain uses in those
areas. The portion of the rezone area that is airport runway is a secure area not
accessible to the public while the remaining portion is served by Morasch Lane off of West
Argent Road. When the site was annexed in 1979, it was automatically zoned residential.
I-182 had not been constructed yet and the exact location of the airport’s property lines
were still in dispute. This resulted in the inappropriate isolation of the site as the
interstate cut through in 1984. The Port adopted and updated its Airport Master Plan
several times in the past 30 years outlining the land uses that would be acceptable in and
around the airport. The City’s Comprehensive Plan has also been updated several times
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since 1985. The current RS-1 zoning for the property is not consistent with the City’s
plan. The airport safety compatibility zones restrict residential uses in these areas but
there are few restrictions for industrial uses. Not only will rezoning to I -1 bring the
property into compliance with the Comprehensive Plan, it will enable the Port of Pasco and
the airport to utilize an otherwise unusable area of land. It should also be noted that the
City of Pasco has already been made aware of interests in developing this site already.
Staff is recommending this rezone be reviewed and forwarded to City Council in one
meeting.
Commissioner Roach asked what interests have been showed at this site.
Ms. Bourcier responded that there has been interest in the building of an auto auction
building, however it is only speculative at this time.
Gary Ballow with the Port of Pasco, 1110 Osprey Pointe Boulevard, spoke on behalf on
this item. He introduced the Executive Director for the Port of Pasco, Randy Hayden, and
the Director of the Airport, Buck Taft. They are in support of the rezone request. The Port
of Pasco owns and manages the Tri-Cities Airport and in that, they try to protect the
airport and land use as well as encourage development that would meet those uses. They
are currently working with a tenant of the Airport Business Center and this use is a
preferential use for being near an airport, meets the safety zones and meets the City’s
Comprehensive Land Use. The Port was surprised to find that the zoning did not match
the airport or City’s plan.
Chairman Cruz reminded that Commission about the lengthy process of the airport safety
zones.
Tom Kidwell, 4320 Riverhaven, spoke on behalf of this item. He does not believe this site
should be used for an auction site due to the amount of people that will be here on
auction days. They have plenty of land without placing it in this location. As to the
rezone, he did not have an issue with the zoning – the issue was with the proposed use.
Mr. Ballow addressed the location for the proposed auction site. Given the shape and
location of the site, they felt this use fit the best use of the site. He stated that it will be
landscaped to look very nice.
Commissioner Greenaway asked if this would be fenced off from the airport.
Mr. Ballew said yes.
With no further questions or comments the public hearing closed.
Commissioner Roach moved, seconded by Commissioner Greenaway, moved to close the
hearing and adopt the findings of fact and conclusions therefrom as contained in the July
20, 2017 staff report. The motion passed unanimously.
Commissioner Roach moved, seconded by Commissioner Greenaway, based on the
findings of fact as contained in the July 20, 2017 staff report and conclusions as adopted,
the Planning Commission recommend the City Council rezone the three parcels located at
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the northeast corner of Road 36 and West Argent Road from RS -1 to I-1. The motion
passed unanimously.
H. Block Grant 2018 Community Development Block Grant
Allocations (MF# BGAP 2017-003)
Chairman Cruz read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the 2018
Community Development Block Grant (CDBG) Allocations. The staff memo went over the
history of the Block Grant program and the authorizing legislation at the federal level. He
went over the programs used to divide up those funds. The block grant funds themselves
are allocated to cities. The City of Pasco is an entitlement city so Pasco received funds
every year for a certain amount automatically without having to apply or compete for it.
That amount is based on the population and the income levels of households within the
city limits. The Consolidated Plan is the Comprehensive Plan of the Block Grant Program
and provides guidance on the HOME program, the Neighborhood Stabilization Program
and the Block Grant Program. A couple of years ago, Council reduced the goals in the
Consolidated Plan to the three goals presented on the overhead and in the staff memo.
There is selection criteria that staff uses in order to provide recommendations to the
Commission and then City Council adopted a resolution, Resolution 1969, passed in 1999
that designates the Planning Commission as the official Block Grant Advisory Committee
of the City. It identified priorities for projects and concludes that social services are not
allowed as eligible uses of CDBG funds. While that seems tough, there is a social block
grant program at the state level that does provide for needs of health, education and
welfare that this program is not necessarily set up to provide.
For the program year of 2018, staff estimates we will receive $695,000 based on the
funding level of 2017. It is uncertain if that number will go up or down. However, the 8
proposals received (3 of which were non-city applicants) all come in under the funds we
estimate to receive. The breakdown of the 8 proposals are: Program Administration
(capped at 20%), Public Services (YMCA, MLK Center and Senior Center staff), Economic
Opportunities (DPDA for assistance with the Specialty Kitchen) and Affordable Housing
which will be carried out by city staff and Rebuilding Mid-Columbia to assist in housing
renovations and repairs for low to moderate income families.
Steve Howland of YMCA of the Greater Tri-Cities, 1234 Columbia Park Trail, discussed his
request for funds. He has received CDBG funds in previous years for the same project.
Their largest program is the soccer program but they also have a weight room, computer
lab and soon to have a STEM program. They are requesting the funding to help keep
these programs running.
Chairman Cruz pointed out that their program can assist over 2,000 people which is a lot
of people for the small amount of money they have requested from the City.
Commissioner Portugal asked how many kids visit the center on a daily basis.
Mr. Howland said it depends but in the summer it can range from 50 -200 kids per day.
And by kids, they take young adults and teens as well as grade school age children.
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With no further questions or comments the public hearing closed.
OTHER BUSINESS:
With no further discussion or business, the Planning Commission was adjourned at
9:31 p.m.
Respectfully submitted,
David McDonald, City Planner