HomeMy WebLinkAbout01-22-2001MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE
JANUARY 22, 2001
The regular meeting of the Planning and Community Development Committee was held January 22, 2001
in the Council Work Area. Those members in attendance were as follows:
MEMBERS PRESENT: Trish Borden, Sue Singer, and Fred Poe
STAFF PRESENT: Paul Krauss, David Osaki, Al Hicks, B Sanders, Dick Deal, and Patti Zook
ALSO PRESENT: Mayor Booth; Alan Keimig
The meeting was called to order by Committee Chair Borden at 6:30 p.m.
PUBLIC HEARING: (in Council Chambers)
1. WSC00-0007 ~ Ronald and Susan Severson
Principal Planner Osaki presented the staff repo~ and distributed a letter signed by Mr. and MCS.
Beckler, Mr. and Mrs. Robe~ Bos~ick, Mr. and Mrs. Cou~ney, and Mr. and Mrs. GilleEe. Another
le~er was received from Debbie Beckler. The site is designated as single family on Auburn's
Comprehensive Plan map. He reviewed the water/sewer ce~ificate process. He spoke to several
adjacent prope~ owners. He described the Ci~'s intent in the process and described Ci~
standards. The land use standards are not addressed by Auburn, but by King Count. Staff
recommends approval With four conditions. He then reviewed the conditions. The major issue is
the second access to the plat. Originally only one access was proposed to the development. The
City's development standards require a second access to the development. Applicant was asked
to consider second access or request a modification from Ci~ standards. He spoke about the
private easement that se~es several private prope~ owners. The applicant has indicated that
this easement was created by prior King Coun~ land use action that appears to allow the
easement to be dedicated as a public road. There would be a no protest agreement for road
improvements against these prope~ies. However, Principal Planner Osaki was unable to get
clarification from King Coun~ on this. King. Coun~ has conflicting requirements regarding number
of lots and access and King Coun~ tends to waive the 600 foot requirement. He reviewed in
some detail condition 3. He used an overhead to show the revision and pointed out location of the
barricade.
Councilmember Poe referred to overhead and asked how wide the access easement. Principal
Planner Osaki said it is 30 feet wide. Some lots may have to be shift down a bit to allow the
easement. Chairman Borden asked why Auburn would require the second access if King County
does not require it. Principal Planner Osaki said it is unclear if King County will require the
access. She wondered about the value of sidewalks along the road. Principal Planner Osaki said
there will be 56 lots with children in the neighborhood and schools located close by. Sidewalks
are viable pedestrian crossing for the children and promotes pedestrian safety.
Terry Ferguson, with Baseline Engineering, has worked on the development from its inception.
He is available to answer questions. He reviewed the staff recommendation and has no additional
comments. He is trying to contact King County and only got referred to ordinance in King County
road. standards manual. He supports Principal Planner Osaki's comments. He does not think
King County will require the second access.
Anthony Courtney, 30420 122nd Place SE, referred to his letter which was distributed by Principal
Planner Osaki and is a part of the record. He thanked Principal Planner Osaki for his assistance.
He Wanted to know what the procedure is if King County says that second access is not required.
Planning Director Krauss advised that Auburn is only evaluating this project to see if watedsewer
provision is applicable. Auburn will not have any further public process regarding the proposal.
Mr. Courtney asked about other applications affecting 122"d Place SE and any long range plans
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MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE
JANUARY 22, 2001
Recess
affecting 122"d Place SE. Planning Director Krauss replied that no other project information was
received. Auburn's long range plans reflect the adopted Soos Creek Plan. The land use map is
similar to King County's land use map. Auburn did not want to change the fundamental Lea Hill
understandings. It will not be noticeably different from King County plan.
Mr. Courtney then expressed concern regarding the 30 foot easement on his property and
believes compensation is due him from the developer. Planning Director Krauss said that
ultimately this area will become part of Auburn. Access alternatives give flexibility because if in
the future additional development takes place, or adjacent property develops or subdivides. He
spoke about right of way requirements.
Allan Hallum, address not given, owns 5.23 acres adjacent to this development which is tied up in
earnest money. He wants water and sewer stubs to his property. He wanted to know what
happens if the street is barricaded. Principal Planner Osaki advised that the barrier is outside of
the easement to his property and used an overhead to show the property line of subject property.
He pointed out 30 foot easement and pointed out where barricade will be. Planning Director
Krauss remarked that typically utilities are stubbed to the end of the street.
Larry Beckler, 30505 122"d Place SE, pointed out his property, and said if easement is 30 feet if
road goes through, the road will be tight against his property. Will developer take 15 feet of his
property if development goes through as shown. Planning Director Krauss said that in part
depends on what kind of rights the property to the west has to use the existing private street. This
will be evaluated by King County when development comes in. APparently the property to the
west does have some rights.
Nyla Bostwick, 30510 122"" Place SE, reiterated some points in her letter. She is not against the
development. She expressed concern about the site distance issues and public safety issues.
The developed does not meet King County requirements and she was told that King County
waives the 600 foot requirement most of the time. She agrees with staff recommendation.
If barrier goes in and development goes through, Mr. Courtney is concerned about people
traveling on the unimproved road and expressed concern about liability. They cannot be held
responsible for kids using an unimproved private road. Mrs. Bostwick spoke to Auburn School
District transportation official who said that ASD does not want kids walking on 304th Street.
Chairman Borden closed the public hearing. Councilmember Singer made a motion, seconded by
Councilmember Poe, to close the public hearing. Chairman Borden concurred.
Councilmember Poe wondered about allowing public streets to be built on easements. Planning
Director Krauss pointed out that some easements have already been built on. Councilmember
Poe has read the letters and commented that King County wilt be addressing the issues. When
someone else develops, the road may have to be built at a future date. He is not sure of King
County's position. City position is that developer provide right of way and build the street. He
acknowledge their concern about using private easement that benefits these properties. Planning
Director Krauss said that Councilmember Poe is right. Staff looked at the legal description and it
runs in favor of the lots. If the road is built over the easement, builder has to acquire right of way.
Councilmember Poe accepts the staff recommendation.
Councilmember Singer made a motion, seconded by Councilmember Poe, to recommend
approval with conditions as stated in the staff report. Chairman Borden concurred.
and reconvene in the Council Work Area.
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ACTION ITEMS:
1. ANX01-0001 - Fenster Property/Green River Access
Planner I Martin distributed a revised agenda bill and then explained the reason for this municipal
annexation. The Committee did not have questions.
Councilmember Singer made a motion, seconded by Councilmember Poe, to recommend
approval. Chairman Borden concurred.
2. C:2 Interim Zoning Building Height Revision/Garage Parking Staff Dimensions
Planner I Sanders distributed the agenda bill and attachment. Staff is realizing that some zoning
requirements used in the interim ordinance are not adequate to address downtown changes such
as those proposed for the Truit site. The proposed changes are regarding the parking garage and
she reviewed the changes.
Planning Director Krauss mentioned that the architect's renderings for the garage are available for
the Committee to review. Staff is trying to get the same roof elements on the stair towers and
elevators as that of the rail station. These architectural elements will make the building look
better. However, these elements are over the height limits.
Planner I Sanders remarked that the stall width reduction should not be an impact and should
allow additional parking spaces of about 20. Planning Director Krauss said that the width of 8.5
feet is the recommended width and the City will pick up 20 spaces that are greatly needed.
Auburn has generous drive aisles in parking lots. He spoke about surface parking stalls. The van
pool is on the first floor in addition to the handicap parking.
Regarding general building heights in downtown, Planner I Sanders said that staff proposed to
bring the building height revision forward as part of the downtown action because the Truitt
building site project is ready to go forward. Principal Planner Osaki indicated that the Planning
Commission was comfortable with the proposed building height change in the downtown area.
Councilmember Singer is glad the issue is being brought up now.
Councilmember Poe indicated that he did not have a problem with the building height. He inquired
if there will be an appeal process in the event that someone wants a higher building. Planning
Director Krauss reminded Committee of the variance process, but the proponent has to
demonstrate a hardship. He then gave a scenario in which a variance might be granted.
Councilmember Poe said the proposed changes should address concerns he has seen to date.
Councilmember Poe referred to a parking lot located south of Safeco Field which seems to have
good dimensions. Councilmember Singer then mentioned the Merritt Building that has a bad
parking situation. Planning Director Krauss will get City of Seattle parking lot dimensions and the
King County handbook for some additional facts. The parking lot north of Safeco Field, located off
Royal Brougham has good dimensions. Councilmember Singer requested that drawings be
included in the next packet.
Regarding mechanical equipment, Councilmember Poe inquired about the screening
requirements. It seems that the screening would be dependent on how far back the equipment is
located from the building's edge. There should be requirements to have the equipment located
back from the edge of the building. If the equipment can be seen it should be screened.
Councilmember Singer suggested looking at other cities' codes regarding this. The City of
Tukwila addresses this through a design review process.
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Councilmember Singer made a motion, seconded by Councilmember Poe, to recommend-Council
adopt an ordinance and schedule a public hearing to be held February 19. Chairman Borden
concurred.
Revitalization of Former JC Penney Buildin,q
Planning Director Krauss provided background information and spoke about the negative impact
of this building being vacant. The owner has resisted any solutions through normal channels and
has been unable to put a development package together. The only proposal brought forward by
the owner was for homeless a shelter, but this idea was dropped. Staff has looked at ways to
provide incentives for development of the building. He spoke about the downtown revitalization
fund that was set up by Council several years ago. There are several public use reasons for the
building to be redeveloped. Staff is proposing a plan for the City to buy the building for its
assessed value. If a purchase price cannot be agreed upon, the condemnation process would be
used. The building is not suited to redevelopment because of ceiling heights, required upgrades
for seismic and code requirements. The site would be cleared and offered to developers. He
mentioned several goals. He mentioned issues of public use and eminent domain. Planning
Director Krauss has spoken to the City Attorney who thought enough public reasons were evident
to proceed. The owner will contest the public use. Other cities are doing de facto increment tax
financing which would provide revitalization to downtown. Economic Development Manager Hicks
has done a preliminary spreadsheet on one potential scenario that involves using Section 108
CDBG funds and sale of air/ground rights for the housing component.
Economic Development Manager Hicks referred to his large spreadsheet and spoke about the
purchase price. He talked to one non-profit housing group. He then spoke about "air" rights.
Councilmember Singer mentioned that LIHI is coming on Wednesday to talk with staff. LIHI does
Iow income housing and in essence they do the whole thing. SHAG just does the housing
component. Economic Development Manager Hicks said that the idea would require a loan
through Section 108 program, and he reviewed some other costs.
Planning Director Krauss said that a private party could build the first floor retail component and
up to five stories of residential. The policy paper demonstrates a public facility use and need, and
speaks to blight of the current building. The paper speaks about one option for property and that
this option cash flows is the purpose of the spreadsheet and this idea. He then provided
information on what the City of Renton does. The City needs a pro forma to show how the City
will get its investment back.
Councilmember Singer commented that the issue paper shows the idea is doable. She does not
want to think too small. She suggested that a developer be found to pay for the whole block's
redevelopment. Planning Director Krauss commented that Council and the Mayor have been
generous when the downtown revitalization fund was established. Councilmember Singer
inquired about a skybridge over B Street. Planning Director Krauss said this can be negotiated.
He spoke to Wells Fargo about the unused portion of their site. Property acquisition can be a
problem.
Planning Director Krauss spoke to Nancy Krause, ADA Director, who said an office user is
interested in Penneys building and in retail on first floor. If a private sector developer could
redevelop the building, staff would not be coming forward with this proposal. The City is the
developer of last resort. He wanted to approach the Committee about the idea tonight and get
their input.
Councilmember Singer inquired about the reason that senior housing is appealing for this site.
Planning Director Krauss said that senior housing helps to define the public purpose and use of
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Section 108 funds. There are fewer strings if the City invested. The Penneys building is a derelict
building that is quickly deteriorating. He spoke of the purpose of the CDBG Section 108 loan.
Economic Development Manager Hicks commented that the Section 108 loan program is a
Federal program and City can borrow five times its block grant amount. The loan is at the T-bill
rate, for 10 to 20 years, and has to meet CDBG guidelines. A component is that the use has to
benefit Iow income people. The Feds will ask for a letter of credit or an interest in the property for
the loan. This loan would not affect the CDBG fund itself and it is unlikely the City would default.
The City will- have to demonstrate that commercial will work here and that it will have a beneficial
impact on adjacent properties.
Planning Director Krauss cautioned that the pro forma has not had Council review. He has
spoken to Harold Gambini. A declaration of public purpose is the first step. He met with
representatives of SHAG about the site and senior housing at this location. Councilmember
Singer wondered about the impact of SHAG on local businesses. Planning Director Krauss
knows that the SHAG residents shop at Fred Meyer so this store has had an increase in sales.
Mr. Keimig believes the proposal is a marvelous idea to get something going and acknowledged
that the problem is working with the current owner. He suggested looking at the economics of
individual developers.
Councilmember Poe cautioned that this proposal will become public information and he believes
the proposed purchase price is optimistic. There will be legal fees and escrow fees to be paid.
He said that Harold Gambini is a real estate broker and believes the City should retain services of
a developer who has been through this before - someone to hammer out numbers.
Planning Director Krauss mentioned that he met early for development of the pro formas for the
garage. If the Committee is comfortable with the idea, staff will work the numbers and do another
scenario, prepare a resolution and present to the Committee.
Councilmember Poe does not have a problem in looking at the proposal, but it must be in the right
context. He would need to find out what would go in the location, its affect on downtown, where
residents and businesses would park. Planning Director Krauss said that for the housing
component, senior housing needs only one stall for each unit. Staff is looking at ideas for
structured parking over B Street. There are some potential solutions.
4. Surplus Planning Department Items
Councilmember Singer made a motion, seconded by Councilmember Poe, to recommend the
property be surplused. Chairman Borden concurred.
DISCUSSION ITEMS:
1. Park Impact Fees
Parks & Recreation Director Deal said that this issue has not been discussed for a year and
wanted to get the Committee's thoughts on resurrecting this issue. Councilmember Singer
commented that she would like to see the same park impact fees that the Council was ready to
vote on in the past, and then, if necessary, a review next year for a possible increase. Chairman
Borden said the figures returned less to the City than the current figures. The Mayor pointed out
that several Council members wanted the figures reviewed again. Chairman Borden wants to see
what the "break" point is.
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Parks & Recreation Director Deal spoke of the need to keep up with current park standards and
reviewed the amounts that would be required from single family and multi family. Councilmember
Singer believes part of the discussion were about funding parks in ways other than through park
impact fees and the possibility of grants for park funding. Parks & Recreation Director Deal said
that grant funding is not consistent and then spoke about problems with small parks and used the
Riverwalk subdivision as an example.
Councilmember Poe agreed with Councilmember Singer's comments. Councilmember Singer
requested that park impact fees and traffic impact fees be brought forward concurrently. She will
poll Council members and see what their consensus is and see what direction support for this
takes. Chairman Borden advised that the School District will want to revisit their impact fees.
Planning Director Krauss remarked that he was referring to the fees in the amount that Council
had agreed to vote on the last time, not the fees as proposed by staff. Chairman Borden
wondered if passing drastically reduced impact fees would net less that what the City now gets.
Parks & Recreation Director Deal mentioned that developers always want to give steep slopes
and other undevelopable land as their park requirement. Councilmember Poe remarked that
everyone pays for traffic impact fees.
Councilmember Singer. requested to see what effect the impact fees have on the typical monthly
mortgage payment, not the purchase price. She wanted to know how much is added to price of a
home when school, park and traffic impact fees are added. Parks & Recreation Director Deal said
this will be discussed again.
Green River Property
This item was not discussed.
Y Workshop
Chairman Borden spoke about an upcoming workshop to talk about the Y. There will be
presentations on all components so that the Council and Mayor know all the components. These
components will include the Y programs, rec center programs, values that have been discussed
(scholarship, programs, rec center office), and what the City is getting for its $3 million investment.
Some agreement by the involved parties is needed on the values. There are lots of needs for the
interior space. Community members will be present at the workshop.
Parks & Recreation Director Deal acknowledged that no minutes were kept of the meetings and
not all Council members received information packets. Everyone needs to have the same
information. Chairman Borden referred to funding of programs, and Said that questions need to
be answered. How does the Y cost a program? What is meant by a membership?
Councilmember Singer is concerned if Council has determined what is meant by a community
center and what are Council's expectations. Council members have different ideas.
Mayor is supportive of Chairman Borden's workshop idea. Councilmember Singer advised there
really has not been discussion of what the end product should be. Parks & Recreation Director
Deal wants to present an overview of what is happening in Les Gove Park and let Council know
the present and future amenities.
Councilmember Poe spoke of the need to include the Y in the workshop. His questions include:
What is a typical Y doing in the community? How do the two entities compliment each other?
What has the Y proposed? What is the City's counter proposal?
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JANUARY 22, 2001
Councilmember Singer wants a discussion about the next step in the public process. Mayor
advised that the City is not close to that yet. Council must be comfortable with the direction the
process is taking. Chairman Borden said that staff needs to hear from Council what their values
are.
Planning Director Krauss then mentioned ACAP and use of CDBG funds.
With no further items to come before the Committee, the meeting was adjourned at 8:55 p.m.
PCDC\MIN\I B-200
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