HomeMy WebLinkAbout03-21-2019 Planning Commission Meeting Minutes - Approvedcity of MINUTES
PdSCU PLANNING COMMISSION MEETING
I J City Hall -525 North Third Avenue—Council Chambers
THURSDAY, MARCH 21, 2019
7:00 PM
CALL TO ORDER:
The meeting was called to order at 7:00 pm by Chairperson Roach.
ATTENDANCE:
Commissioners Present: Zahra Roach, Tanya Bowers, Paul Mendez, Alecia Greenaway, A. Campos, Isaac
Myhrum
Staff Present: Rick White (Community & Economic Development Director), Jacob B. Gonzalez (Senior
Planner), Darcy Bourcier (Planner 1), 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://psctv.viebit.com.
APPEARANCE OF FAIRNESS:
Chairperson Roach read a statement about the appearance of fairness for hearings on land use matters.
There were no declarations.
Chairperson Roach then asked the audience and the Planning Commission 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:
Chairperson Roach explained that state law requires testimony in quasi-judicial hearings such as held by the
Planning Commission be given under oath or affirmation. Chairperson Roach swore in all those desiring to
speak.
APPROVAL OF MINUTES:
Commissioner Greenaway moved, seconded by Commissioner Myhrum that the minutes dated February 21,
2019. The motion passed unanimously.
OLD BUSINESS:
A. Special Permit Location of New Fire Station #83 (TCA Architecture) IMF# SP
2019-001
Chairperson 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 new Fire Station #83
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and stated that there were no additional comments to add since the previous meeting.
Commissioner Bowers discussed the status of a traffic light or sign for when the fire trucks exit the station.
Ms. Bourcier said that would be reviewed and approved during the construction phase.
Chairperson Roach asked if the fire truck bays would be facing Sandifur Parkway and if that would be a
problem with the flow of traffic.
Rick White, Community & Economic Development Director, answered that they would, however, as
discussed at the public hearing by the Fire Chief, the fire trucks will have a remote to control the traffic lights
to prevent any traffic problems.
Commissioner Myhrum moved, seconded by Commissioner Greenaway, to adopt findings of fact and
conclusions therefrom as contained in the March 21, 2019 staff report. The motion passed unanimously.
Commissioner Myhrum moved, seconded by Commissioner Greenaway, based on the findings of fact and
conclusions therefrom, the Planning Commission recommend the City Council grant a special permit to TCA
Architecture/Pasco Fire Department for the location of Fire Station #83, 5427 Road 76, with conditions as
contained in the March 21, 2019 staff report. The motion passed unanimously.
PUBLIC HEARINGS:
A. Rezone Rezone from RT (Residential Transition) to R-1 (Low Density
Residential) (Enrique Salas) (MF# Z 2019-0011
Chairperson Roach read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the rezone application from RT
(Residential Transition) to R-1 (Low Density Residential). The site contains roughly 4 acres and is located east
of Heritage Boulevard. The Comprehensive Plan designation is for low density residential. A part of the
proposed site is not controlled or owned by the applicant. Staff would like to include the piece of land as a
part of the rezone for conformity, however, Staff has not received any response from the property owner.
For this reason, Staff requested the Planning Commission to hold the hearing but also continue it to the April
meeting.
Commissioner Bowers asked Staff to address the concerns contained in a letter submitted by Adan Suarez of
Casa LLC.
Mr. White replied that he felt the main concern is what would happen to the east/west road running through
the site. The right of way is already there, so East Helena Street would likely continue through. However, the
application at this time is for a rezone. Staff will not know the location of the road until the site is platted.
Chairperson Roach asked if the plat would come after the rezone.
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Mr. White responded yes.
Enrique Salas, 4616 Ivy Road, spoke in support of his rezone application. He clarified the correct parcels that
were to be included in the rezone and discussed in further detail the small parcel that was not owned by him.
Commissioner Bowers asked if he plans to continue East Helena Street.
Mr. Salas said yes that he intends to extend it all the way through the development.
There was a brief discussion clarifying the parcels to be included in the rezone.
Adan Suarez, 251 Orchard Road, spoke on behalf of Casa LLC. He asked for clarification as to what stage in
the process the streets would be planned.
Chairmwoman Roach replied that the layout of the plat with streets would occur during the platting process
after the rezone. At this time, they cannot say where the street will be located.
Mr. Salas asked for information on foreclosure/sale information regarding to the property he wishes to
include in the rezone that he does not own.
Chairperson Roach responded that the foreclosure/sale of properties happen at the County level.
There was some discussion between Mr. White and Mr. Salas regarding the foreclosure/sale process.
Chairperson Roach stated that the Planning Commission can continue the public hearing to allow for
additional time to clear up any unresolved issues.
Hilario Zaragoza, 204105 E. Schuster Road, Kennewick, stated that he checked with the Franklin County
Treasurer's Office who stated that if the taxes have not been paid by December 10, 2019 then the property
would be auctioned off.
Commissioner Bowers asked Mr. Suarez if he had any other reservations regarding this project at this time
of if it was just the road which will be discussed during platting.
Mr. Suarez said he had no other reservations at this time.
Commissioner Greenaway moved, seconded by Commissioner Bowers, to continue the public hearing on the
proposed rezone for the April 18, 2019 meeting and as the date to make a recommendation to City Council.
The motion passed unanimously.
B. Rezone Rezone from RT (Residential Transition) to C-1 (Retail Business)
(ABHL) (MF# Z 2019-002)
Chairperson Roach read the master file number and asked for comments from staff.
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Jacob B. Gonzalez, Senior Planner, discussed the rezone application from RT (Residential Transition) to C-1
(Retail Business). The site is approximately 6.1 acres on the corner of Road 68 and Sandifur Parkway. The
Comprehensive Plan has designated the site for commercial. The developer at this time plans to develop
four businesses which will provide retail to the surrounding neighborhoods. It is a commercial corridor on
both sides of Road 68 and Sandifur Parkway.
Chairperson Roach asked what the rezoning was to rezone from an RT to C-1.
Mr. Gonzalez responded that RT was merely a holding zone. The Comprehensive plan designates the site
commercial so the rezone to commercial would conform to the Comprehensive Plan and it would be
compatible with the surrounding properties.
Nicole Stickney, 5804 Road 90, Ste. H, spoke on behalf of AHBL Inc. She stated that the site was at a prime,
busy corridor and would be appropriate for commercial use adding services, employment opportunities and
additional tax base to the community.
Chairperson Roach asked if there was an intended development planned.
Ms. Stickney replied that she was representing a group of owners who do have plans; however, she was not
of liberty to discuss at this time. She did feel that development would occur on the site fairly rapidly. She
also pointed out that the staff reported that there was an MDNS decision made and her understanding that
was incorrect in the staff report. The SEPA review is underway and will be forthcoming.
Mr. Gonzalez stated that would be corrected in the next staff report.
Tim Snider, 5918 Rio Grande Lane, spoke in opposition of the proposed rezone. His concerns were traffic,
crime and white noise and light. He stated that when he purchased his home the land behind his home would
be developed as residential.
Chairperson Roach stated that the Commission received Mr. Snider's emailed comments for the record prior
to the meeting.
Brian Teachout, 7005 Yellowstone Drive, spoke in opposition of the proposed rezone. His concerns were
traffic, safety and noise.
Commissioner A. Campos moved, seconded by Commissioner Mendez, to close the public hearing of the
proposed rezone and set April 18, 2019 as the date for deliberation and development of a recommendation
for City Council. The motion passed unanimously.
Commissioner Mendez thanked Mr. Snider and Mr. Teachout for their comments and concerns. He
understands that traffic is a major concern but there will either be more houses or commercial at this site,
both of which will create more traffic. He agreed with staff that this is an appropriate use for the site and
conforms to the Comprehensive Plan.
Chairperson Roach asked if there will be traffic mitigation or construction.
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Mr. Gonzalez replied that the businesses or property owner will have to make appropriate infrastructure
improvements.
C. Rezone Rezone from RS -20 to RS -12 (J&J Kelly Construction) (MF# Z
2019-003
Chairperson Roach read the master file number and asked for comments from staff.
Darcy Bourcier, Planner I, discussed the rezone application from RS -20 to RS -12. In July 2018, the Planning
Commission reviewed a preliminary plat application, Black Belle estates, and originally 22 lots and zoned for
RS -20. To avoid septic systems in the city limits, the city proposed an agreement with the developer to extend
the sewer to this site but due to lengthy negotiations the project was tabled. An agreement has been made
and the developer wishes to rezone the property from RS -20 to RS -12 to allow for sewer hookup to the site
and to accommodate more lots. RS -12 zoning conforms to the Comprehensive Plan, as the RS -20 zoning
district was well below the allowable density. The revised preliminary plat will be brought to the Planning
Commission shortly but the rezone must be approved first.
Commissioner Greenaway asked if sewer connection was already in the area.
Ms. Bourcier said not at the moment, however, it would be in the time the homes are built.
Jeff Kelly, 1006 Christopher Lane, spoke in support of his rezone application. He stated that it wouldn't make
sense to bring sewer connection without increasing the density. He felt the he and the city were of the same
understanding.
Jeanne Colvin, 920 Road 54, spoke in opposition of the proposed rezone. Her main concern was the increased
density and traffic. She asked what the layout of the proposed development would look like and if they could
hook into the sewer that would be brought to this site.
Chairperson Roach replied that the plat is unknown at this time but will be reviewed during a public hearing
during the preliminary plat phase. She asked staff if sewer were to be brought to the area if citizens nearby
could form an LID to hook into the sewer.
Rick White, Community & Economic Development Director, stated that the city does not know at this time.
Commissioner Myhrum, moved, seconded by Commissioner Greenaway, to close the hearing on the
proposed rezone and set April 18, 2019 as the date for deliberations and the development of a
recommendation for City Council. The motion passed unanimously.
D. Zoning Determination Zoning Determination of Unincorporated Property (City of
Pasco) (MF# ZD 2019-001
Chairperson Roach read the master file number and asked for comments from staff.
Rick White, Community & Economic Development Director, discussed the zoning determination of
unincorporated property. The process sets zoning prior to annexation of property. The City purchased the
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property located between Road 48 and Road 52 from the Pasco School District this past year and the proposal
is to make use of it as a community park and part of the land for a new fire station. There was discussion of
sewer connection and lift station in the area to serve the fire station. The zoning determination staff has
proposed goes along with the County zoning of RS -20. In this case, it doesn't particularly matter what the
zoning will be since the use is for a municipal park and fire station both of which will go through the special
use permit process. Since the City owns this property, City Council will have the opportunity to use the
Municipal Purpose Method of Annexation, which involves passage of an ordinance.
Commissioner Myhrum asked if the zoning was to be determined prior to annexation and also what ratio of
the land will be park and how much for the fire station.
Mr. White said zoning is determined prior to annexation. The fire station itself will only need roughly an acre.
The rest will be the park, in which he has not seen the plans for yet. He noted a diagonal parcel of land
running through the property owned by the Army Corps of Engineers which was a part of the 100 year flood
zone in which the City will have to plan around.
Commissioner Myhrum asked if that piece of land would be associated with the Rivershore Reconveyance of
Army Corps of Engineer property that has been discussed by Council recently.
Mr. White responded that this parcel along with others have been designated by Council as lands the City
would like to see reconveyed for the City to make better use of those lands.
Chairperson Roach asked for clarification on lift stations and their proposed locations.
Mr. White said the lift station, not yet determined, would have to be in the lowest elevation of the sewer
basin. Lift stations are also very expensive to just use for afire station but it maybe beneficial to see what it
would take to serve the nearby Riverview Area to make the public investment worthwhile.
Mary Mahoney, 5017 W. Pearl Street, addressed concerns about the proposed property and posed questions
about the flood plain, lift station and sewer. She asked staff about holes bored into this property and if it
was for the fire station.
Mr. White was unsure of the holes she was referencing.
Ms. Mahoney discussed her concerns about flood management, water supply and population projections.
Jacob B. Gonzalez, Senior Planner, stated that the population projections were provided by the State Office
of Financial Management and would reach 121,000 by the year 2038.
There was discussion between Ms. Mahoney, Commissioners and Staff regarding water management, wells,
septic tanks, groundwater and a lift station.
With no further comments the public hearing was closed.
Commissioner Myhrum reminded the Commission that the zoning was a moot point since both the fire
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station and park will require special permits but these uses fit the area well.
Commissioner Myhrum moved, seconded by Commissioner Bowers, to adopt findings of fact and conclusions
therefrom as contained in the March 21, 2019 staff report. The motion passed unanimously.
Commissioner Myhrum moved, seconded by Commissioner Bowers, based on the findings of fact and
conclusions as adopted, the Planning Commission recommend the City Council zone the Road 52 Annexation
Area to RS -20 as depicted on the proposed zoning map (Exhibit 1) attached to the March 21, 2019 Planning
Commission report. The motion passed unanimously.
E. Code Amendment Shared Street Frontages (MF# CA 2018-008)
Chairperson Roach read the master file number and asked for comments from staff.
Jacob B. Gonzalez, Senior Planner, discussed the proposed code amendment for shared street frontages. The
code amendment stems from the growing need to accommodate housing needs in the city and to help
develop unique or difficult lots for infill development. There were two proposed ordinances; an ordinance
amending PMC Section 21.20 "Lots and Blocks" to allow the creation of residential lots without public street
frontages and an ordinance amending PMC Section 25.140 "Planned Unit Development". Staff has
coordinated the details of the ordinances for review including the impacts and relationship to housing, safety
(fire) and transportation. It was discussed in detail what the proposed ordinances contained.
There was discussion between the Planning Commissioner's and staff regarding the details of the proposed
code amendment and ordinances, in particular flag lots and PUD's.
Commissioner Mendez noted a typo in which Mr. Gonzalez said would be corrected.
Commissioner Greenaway moved, seconded by Commissioner Mendez, to postpone the proposal to a later
date. The motion passed unanimously.
F. Code Amendment Minimum Lot Size and Frontage in Residential Zones (MF# CA
2017-009
Chairperson Roach read the master file number and asked for comments from staff.
Darcy Bounder, Planner I, discussed the proposed code amendment for minimum lot size and frontage in
residential zones. Staff has suggested decreasing the minimum lot frontages in zones R-1, R-2, R-3 and R-4
from 60 feet to 50 feet and reducing minimum lot sizes to meet the need for increased density. Verbiage
was also proposed to allow for zero lot line developments in R-3 and R-4 zones. Staff did not propose
minimum lot sizes for the R-1 zone at this time but staff requested input from the Planning Commission.
There was discussion between the Planning Commissioner's and staff regarding the details of the proposed
code amendment pertaining to minimum lot sizes and lot frontage, making land more affordable and
increasing density.
Tim Snider, 5918 Rio Grande Lane, discussed his concerns about minimum lot frontages and setbacks and
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what that would do for future developers who may be limited to rectangular single-family homes.
The Commissioner's discussed with staff the concerns and questions Mr. Snider proposed.
Commissioner Mendez moved, seconded by Commissioner A. Campos, to continue the public hearing on the
code amendment to a later date to be determined. The motion passed unanimously.
OTHER BUSINESS:
Jacob B. Gonzalez, Senior Planner, discussed State Level Planning Updates.
ADJOURNMENT:
With no further discussion or business, the Planning Commission was adjourned at 9:14 PM.
Respectfully submitted,
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Krystle Shariks, Administrative Assistant II
Community & Economic Development Department
Planning Commission Meeting Page 8 March 21, 2019