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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
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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
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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
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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
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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