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HomeMy WebLinkAbout04-19-2018 Planning Commission Meeting MinutesREGULAR MEETING PLANNING CALL TO ORDER: MEETING The meeting was called to order at 7:OOpm by Chairwoman Roach. POSITION MEMBERS PRESENT No. 1 Tanya Bowers No. 2 Joseph Campos No. 3 No. 4 Alecia Greenaway No. 5 No. 6 Isaac Myhrum No. 7 Zahra Roach No. 8 Pam Bykonen No. 9 Gabriel Portugal STAFF PRESENT: MEMBERS ABSENT Paul Mendez Joe Cruz April 19, 2018 Rick White, Community 8v Economic Development Director Michael Morales, Deputy Community &, Economic Development Director David McDonald, City Planner Darcy Bourcier, Planner I Krystle Shanks, Administrative Assistant II MEETING VIDEO ON DEMAND: This meeting in its entirety has been posted and can be viewed on the City's webpage at https://psetv.viebit.com. APPEARANCE OF FAIRNESS: Chairwoman Roach read a statement about the appearance of fairness for hearings on land use matters. There were no declarations. Chairwoman Roach 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 Roach explained that state law requires testimony in quasi-judicial hearings such as held by the Planning Commission be given under oath or affirmation. Chairwoman Roach swore in all those desiring to speak. APPROVAL OF MINUTES: Commissioner Greenaway moved, seconded by Commissioner Bowers that the minutes 1- dated February 15, 2018 be approved. The motion passed unanimously. OLD BUSINESS: A. Rezone Rezone from R-2 (Medium Density Residential) to R-3 (Medium Density Residential) (Norman Family Cookies LLC) (MF# Z 2018-0011 Chairwoman Roach read the master file number and asked for comments from staff. There were no additional comments from staff on this item and no questions from Commissioners. Commissioner Bowers moved, seconded by Commissioner Greenaway, to adopt findings of fact and conclusions therefrom as contained in the April 19, 2018 staff report. The motion passed unanimously. Commissioner Bowers moved, seconded by Commissioner Greenaway, based on the findings of fact and conclusions as adopted the Planning Commission recommend the City Council rezone the two parcels at the southeast corner of E. Lewis Street and S. Cedar Avenue from R-2 to R-3 as recommended by the Planning Commission. The motion passed unanimously. PUBLIC HEARINGS: A. Special Permit Location of Short -Term Crisis/Emergency Housing Benton Franklin Community Action Committee] MF# SP 2018-003) - WITHDRAWN Chairwoman Roach read the master file number and asked for comments from staff. Rick White, Community & Economic Development Director, stated that the applicant had withdrawn this application and it will not be moving forward. B. Special Permit Barbershop with Dwelling Unit on 2nd Floor Leticia Marin Arroyo) (MF# SP 2018-0041 Chairwoman Roach read the master file number and asked for comments from staff. Darcy Bourcier, Planner I, discussed the special permit application for the location of a barbershop with a dwelling unit on the 2nd floor for mixed-use zoning. The site is currently vacant and undeveloped. The PMC allows dwelling units in C-1 zones on the 2nd floor of an active business through the special permit process. The surrounding the site contains residential and commercial lots so the use is congruent with the neighborhood and consistent with the Comprehensive Plan. There were no public comments and the public hearing was closed. Commissioner Bykonen stated that she was happy to see new construction for mixed 2- use. Chairwoman Roach agreed with Commissioner Bykonen. Commissioner Greenaway moved, seconded by Commissioner Bowers, to close the public hearing on the proposed special permit and set May 17, 2018 as the date for deliberations and the development of a recommendation for the City Council. The motion passed unanimously. C. Preliminary Plat Riverhawk Pointe II. 176 -lots (Hayden Homes LLQ MF# PP 2018-0011 Chairwoman Roach read the master file number and asked for comments from staff. Dave McDonald, City Planner, discussed the preliminary plat application for Riverhawk Pointe II, 176 -lots to be located directly east of Elementary School #16 along Road 84. That school is actually in the process of being permitted at this time. The site is also located directly north of the FCID irrigation canal and Chiawana High School which is just below the canal. The Planning Commission has reviewed a preliminary plat to the northwest and to the west of this site and this proposal is a continuation of the other plats previously reviewed. This property was a part of the DNR property that was rezoned a few years ago and recently sold for the purpose of constructing homes. As with all plats within the community, the developer is required to build the adjoining streets and run utilities (water/sewer) to and through the site. The water line is on Road 84 — it will have to be extended but the School District will be completing part of that work. The developer of Chiawana Heights is also bringing the water over to Road 80. The major sewer line is on the south side of the property and was installed along the canal roughly 15 years ago, so the sewer will have to be extended from that point. Road 76 will have to be built on the developer's side of the plat. A concern in this case is a crossing over the irrigation canal. As the property develops in the area, all four corners will be required to cover the costs to go over the canal. Commissioner Bowers asked if Campbell Lane would go through the property to the site to the north. Mr. McDonald said that was correct although the name of the street has changed. Commissioner Bowers asked if Massey Drive would go through to something else. Mr. McDonald said that Massey Drive will connect to Road 84 and will connect with Road 76 and eventually connect with Valley View Drive/Valley View Place cul-de-sac. Once it is connected, people will be able to drive all the way through Road 68 to Road 84. Chairwoman Roach asked for clarification about a "vision triangle". Mr. McDonald replied that there are often problems with utility providers that like to place cabinets on the corner of streets and they block vision. t9l Brian Thoreson, Hayden Homes, 2464 SW Glacier Avenue, Redmond, OR, spoke on behalf of his application. He was in agreement with the tentative approval conditions except for two of them. They had concerns about 25% of the canal crossing as it is an open checkbook since there is not cost associated with the 25% at this time and no way to budget for this amount. They also need to know when this is to be built and by whom the City or developer. He wanted a cost estimate to build the crossing over the canal. Chairwoman Roach asked if Staff could speak to those costs. Mr. McDonald stated that there wasn't a cost estimate but they could look at the crossing that AHO Construction put in at Road 84 with their subdivision to the northwest. AHO Construction paid 100% of that crossing which involved a culvert to go over the canal and the placement of a large pipe to be used to connect underground pipe. Hayden Homes could have their design engineer put together a cost estimate. Another option is to sign an LID agreement and have the City would complete the work but then the developer would be required to pay 25% of that cost, which could be more than if the developer does the work themselves. Mr. Thoreson addressed further concerns with costs and other unknown variables making it difficult to agree with the conditions in the staff report. Mr. McDonald advised that it may be best if the Planning Commission continued the public hearing to the next meeting in order to give the applicant and staff the opportunity to work out the issues. Rick White, Community & Economic Development Director, explained to the Commissioners about the issues involving the entire DNR property and discussed the process of the LID that the City has formed to address those issues. He also stated that the applicant would have another chance aside from the current platting process to protest fees associated with the LID. Chairwoman Roach asked the applicant if Mr. White's explanation helped. Mr. Thoreson said yes and that continuing the public hearing would allow for him to meet with staff. Jason Maddox, PBS Engineering & Environmental, 400 Bradley Blvd. Suite 106, Richland, WA spoke on this item as the engineer for the applicant. He briefly discussed the technical terms of this project and addressed the canal crossing. Commissioner Greenaway moved, seconded by Commissioner Bowers, to approve the amended recommendation and continue the public hearing until the May 17, 2018 Planning Commission Meeting. The motion passed unanimously. D. Preliminary Plat Havencourt Meadows. 27 -lots (Knutzen Eniineerin¢) (MF# PP 2018-002) Chairwoman Roach read the master file number and asked for comments from staff. U Darcy Bourcier, Planner I, discussed the preliminary plat application for Havencourt Meadows, 27 -lots. The site is zoned RS -20 and would require 20,000 sqft minimum lot sizes. The smallest proposed lot in this plat would be 23,000 sqft. This plat includes 18 acres located between Road 56 and Road 60. The area was annexed into the City in 2013 and has been used for agriculture. An estate fence will be required along Court Street but there will be no room for landscaping so only a sidewalk will be required. There is no sewer available so the homes will be on septic systems, however the Comprehensive Sewer Plan does indicate that there will eventually be a lift station on Road 56 sometime in the future. If that's the case and the homeowner's get a utility waiver, with a condition that they may have to participate in a future LID to install sewer if it's made available with that sewer station. Commissioner Bowers asked for clarification on some of the parcels on the plat. Ms. Bourcier provided clarification. Chairwoman Roach asked for clarification on the lift station nearby. Ms. Bourcier responded that there is not a lift station at this time but there is one proposed in the Comprehensive Sewer Plan but there is no indication on when that will be. Commissioner Myhrum asked why the density in the proposal is much less than what the Comprehensive Plan calls for and what ramifications would that have. Ms. Bourcier replied that he was correct and that the City would probably benefit from a greater density in that area due to its location off of Court Street, a major arterial. The Comprehensive Plan has the area as mixed -residential with 5-20 dwelling units per acre. The City would allow denser development and the area would likely benefit from that. Rick White, Community & Economic Development Director, added that there are several things going on. The Comprehensive Plan has this area as higher density, the existing zoning, however, is RS -20. That is because there aren't utility services - there isn't sewer available. This is a problem the City will be up against every time the former Riverview Area is platted. There will be many plats with 5-12 lots and will likely be zoned RS -20 because that was the commitment given to the citizens when it was annexed years ago to maintain the rural character. As time goes by, this will be something the Commissioners will have to keep an eye on because with the growth and projections estimated for the City, it will be hard to find room for 50,000 new citizens. The more people that can be placed in areas like this, right in the middle of town, the better off the City will be. It's particularly problematic that the density is only 1 1/2 units per aces for this particular plat. It is a problem and it will be repeated unless there is a wholesale zoning campaign to make denser zoning in the Riverview Island Area which is very unlikely. Michael Morales, Deputy Community & Economic Development Director, added on the topic of maintaining the "rural character". He stated that rural character is what is found in Benton City or West Richland - 1 to 3 acres. When there is a subdivision, that 5- is no longer rural character, it is an urban area and urban standards need apply. Otherwise you will have problems years down the road when future developers want to split up the parcels and develop and you may have flag lots or panhandle lots, etc. Nathan Machiela, 5453 Ridgeline Drive, Kennewick, WA spoke on his application. He was in agreement with the approval conditions. He addressed the issues brought up with the density. The previous owner of this projects had owned the property for over 10 years and was hoping to do some multi-family/commercial development in accordance with the Comprehensive Plan. Developers would love to maximize the amount of lots on a property but unfortunately, the City is not in the position to install the sanitary sewer all the way to the project, nor are they in a condition to install the sanitary sewer lift station that would be required to serve the property. If the City wants denser development in this area, there would have to be steps the City would have to take in order to prepare the infrastructure to serve the property. The cost would be too prohibitive for the developer to put in this infrastructure. Chairwoman Roach addressed the density issues and history of the Riverview Area. The public hearing was closed. Commissioner Greenaway stated that the Planning Commission did make a promise to keep the Riverview Area as rural as possible. Commissioner Bowers moved, seconded by Commissioner Greenaway, to close the public hearing on the proposed preliminary plat and set May 17, 2018 as the date for deliberations and the development of a recommendation for the City Council. The motion passed unanimously. E. Preliminary Plat Morehouse Addition. 20 -lots (Kevin Denhoed) (MF# PP 2018-0031 Chairwoman Roach read the master file number and asked for comments from staff. Dave McDonald, City Planner, discussed the preliminary plat application for Morehouse Addition, 20 -lots. This is a plat for a small 4.5 acre plat located at the southwest corner of Road 36 and West Pearl directly east of the Mark Twain Elementary School. This is an infill type of development within the whole "donut hole". In this case, however, sewer service is available. Sewer was put in with an LID back in the 1990's and because of that, the surrounding properties were zoned R-1, single-family residential with minimum lot sizes of 7,200 sqft. The developer plans to develop this into 20 lots. There isn't much they can do in respect to design so they plan to run a cul-de-sac down the middle which creates a row of double -frontage lots, which isn't ideal when it backs up to a local access street. In this case, Pearl is a local access street and it may look odd so there will need to be a fence. That could create some difficulties with sidewalk and landscaping. Staff is recommending the area behind the wall/fence be treated with a 7' sidewalk and the balance of the area with stamped concrete. The applicant was not present to speak on the proposed plat. 002 Barbara Hayne, 3621 W. Pearls Street, discussed her concerns about the proposed plat in regards to parking, traffic and tight spaces. She had questions for staff that Mr. McDonald answered. With no further questions or comments the public hearing closed. Commissioner Bowers voiced concern with parking and asked if there have been any complaints regarding parking in the neighborhood to the south that staff was aware of. Mr. McDonald replied none that he was aware of. Commissioner Portugal moved, seconded by Commissioner Bowers, to close the public hearing on the proposed preliminary plat and set May 17, 2018 as the date for deliberations and the development of a recommendation for the City Council. The motion passed unanimously. WORKSHOP: A. Comp. Plan Amendment Urban Growth Boundary Chairwoman Roach read the master file number and asked for comments from staff. Dave McDonald, City Planner, discussed the proposed Comprehensive Plan Amendment pertaining to the Urban Growth Boundary. This year, the City is required to update the Comprehensive Plan and a major part of that update involves creating a new urban growth boundary and developing a land use map for the new urban growth boundary and then the existing boundary. The State Department of the Office of Financial Management (OFM) has provided a population estimate for the County that indicates Pasco could see 50,148 additional residents by 2038. In the State of Washington, local jurisdictions are required to use the OFM population projections for all planning purposes. The City can't chose to use their own projections. With that, if the household population of 3.728 persons per household, that translates into 15,298 new dwelling units. Because of the population projections given by the State, the City is required to plan for an additional 15,298 homes. To put that into perspective, the City of Richland is 55,000. To add nearly a city of 55,000 to Pasco, the city limits will need to expand roughly 11 square miles. Mr. McDonald discussed into further the details of meeting the growth and demand in Pasco, the Growth Management Act, the types of residential the City has and the ways the City can meet the demands. He explained how the proposed new boundary lines were developed, including land that wasn't included due to being undevelopable near the airport with restrictions in the Airport Overlay Zone. Since this proposed boundary has been viewed by the public, some property owners have contacted Staff stating they would like to be included in the urban growth boundary but there have also been request to not be included in the urban growth boundary. There have been requests to change land use and density in certain areas of the city as well. Mr. McDonald stated that this would come back as a public hearing at the next meeting 7- and then a recommendation would be forwarded to the Franklin County Commissioners as they are the authorized body that can establish urban boundaries per State law. Commissioner Greenaway stated that she was happy to see space near the airport left out of the proposed boundary as it will be important for growth of the airport. Chairwoman Roach asked if there was a priority as to what land gets designated, such as land for homes or commercial. Mr. McDonald responded that the bulk of the land needed will be for single-family. There are currently enough multi -family designated lots in the current urban growth boundary. Chairwoman Roach and Mr. McDonald had some discussion back and forth regarding the property adjacent to the airport. While this was a workshop item and not a public hearing, some members of the public were given a chance to speak: Paul Miles, Manager for Rio Del Sol Randy Mullen, Property Owner Gary Ballew, Port of Pasco Buck Taft, Tri -Cities Airport James Carmody, Meyer. Fluegge & Tenny P.S. Dave Wilson, Property Owner Eric Weinheimer, Ag Com Real Estate LLC There was discussion between the members of the public, staff and the Planning Commission. This item was scheduled to come back as a public hearing at the May Planning Commission Meeting. OTHER BUSINESS: Commissioner Greenaway made mention of the Short Course in Planning that she attended on April 16, 2018 and also welcomed new Commissioner, Isaac Myhrum. With no further discussion or business, the Planning Commission was adjourned at 9:04 p.m. Respectfully submitted, Krystle Shanks, Administrative Assistant II in