HomeMy WebLinkAbout08-12-2008
~
cirv oF ~ r DOWNTOWN REDEVELOPMENT
COMMITTEE
R-N
WAS H I NGT'ON August 12, 2008
MINUTES
1. CALL TO ORDER
Chair Lynn Norman called the meeting to order at 3:30 p.m. in the Council Conference
Room located on the first floor of Auburn City Hall, 25 West Main Street, Auburn, WA.
Committee Members present were: Chair Lynn Norman, Member Sue Singer and
Member Gene Cerino.
Staff members present included: Mayor Pete Lewis, Planning, Building & Community
Director Cindy Baker, Principal Planner Elizabeth Chamberlain, Economic
Development Manager Dave Baron, Public Works Assistant Director Dennis Selle, and
Planning Secretary Renee Tobias.
Audience Members present were: Spencer Alpert, Troy Humphrey, Ronnie Roberts,
and Ron Thomas
II. APPROVAL OF MINUTES
Member Cerino moved to approve the July 8, 2008 minutes as read; Member Singer
seconded.
Minutes approved as submitted unanimously 3-0.
III. AUBURN JUNCTION DESIGN STANDARDS
The Committee discussed the height of the first floor and fagade appearances to meet
the proposed requirements of 14' versus 18'. It was agreed that more research is
needed; staff was asked to provide cities for the committee to review before the next
meeting.
Discussion about the multi-family tax abatement ordinance ensued. It was asked that
the criteria for each phase be identified.
Floor height discussion
Ron Thomas, StratFord Company stated that appearance of 14' doesn't mean 14' from
floor to ceiling. Spence Alpert, Alpert International, stated that his interpretation is the
measurement is floor to ceiling. Anything lower than 18' changes the project vision.
Main Street currently has lower store front heights and the Committee would like to
keep that outside appearance for the Auburn Junction project that fronts Main Street.
Mr. Thomas stated that retail can be successful with 14' but that 18' is extreme and
costly. Mr. Alpert stated that the higher store front for retail on the ground floor will
wow people.
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Downtown Redevelopment Committee Minutes Auqust 12, 2008
Mr. Thomas drew a diagram to show the appearance of 1 St floor commercial space
would be 17.5` but the ceiling would be approximately 12` or without completed ceiling
(expose duct work) it would be 14'.
Chair Norman asked for staff input. Dave Baron stated that taller is better -
determines the nature of the tenancy which will pay the rent. The Stratford block could
do 14' as the minimum and the remaining phases of the Auburn Junction project could
do the 18' minimum.
Mr. Thomas asked for 3-4 local communities with tall store front heights so Auburn is
not comparing themselves to Pearl District but local jurisdictions. Director Baker
brought up Mill Creek which is more neo-traditional; their ceilings are 12' but she has
not measured. Staff will research other jurisdictions for the committee to review and
discuss at the next meeting. The goal is to make a decision on this issue at next
committee meeting.
Mr. Alpert stated that from Seattle to Tacoma there is no other town that has this grand
of a project planned. They don't have the look and feel that will set the Auburn
Junction project apart from other towns. Mr. Thomas said he will obtain history behind
Pearl District requirement and actual requirements from company that worked on Pearl
District.
Floor Area Ratio (FAR)
The Committee discussed FAR and what the ratios should be for the Auburn Junction
project. Mr. Thomas suggested that FARs not be used; rather keep the land use
requirements outlined in the guidelines and use height. Mr. Alpert was agreeable to
this concept. Chair Norman stated that the Committee's intent is to honor the heritage
of Main Street and keep that theme for new businesses along Main Street.
Discussion continued onto height of buildings. Mr. Alpert suggested ten stories for the
four block area. Staff reminded the Committee that 75` was decided on at a previous
committee meeting. Chair Norman stated that when the hospital parking structure was
built, there was community concern over the height and they did not want ten story
buildings. Mr. Thomas discussed the difference between mid-rise versus high-rise
buildings. Chair Norman stated that the Pearl District has 5-6 story buildings and the
Committee was drawn to it and it would not require significant setbacks. Mr. Alpert
asked that the Committee look again at 10 story buildings with upper story setbacks.
Director Baker stated that once a structure exceeds 75` of habitable area then there
are additional building and fire code requirements. Mr. Thomas also suggested
instead of a restriction on building height using feet, use a certain number of stories.
Mr. Alpert concurred.
Chair Norman addressed the Committee and asked the other members their opinion
on building height. No responses from the Committee, Chair Norman deferred the
discussion to the next committee meeting where a decision will need to be made.
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Downtown Redevelopment Committee Minutes Auqust 12, 2008
Land Uses
Staff reminded the committee and meeting attendees that the DUC zone is in effect
regardless of the guidelines. Zoning is what drives permitted uses. However, the
guidelines state where certain uses are mandatory along designated pedestrian
streets. Mr. Thomas stated that if the commercial space cannot be rented out to retail
or restaurants the goal then should be to have occupied spaces and potentially permit
as office space along pedestrian I streets.
Chair Norman stated we are supporting more residential and we don't have retail to
meet those needs. Auburn is a sales tax based revenue city. Mr. Thomas offered
that when you have critical mass on the residential then the commercial spaces would
move towards retail. The Committee was concerned with this approach as how do
you regulate a lease so an office tenant would eventually be rented to a
retai ler/restau rant. Mr. Alpert would like the option of residential if constructed from
an interior courtyard or pedestrian walkway. Staff stated that the intent is to have
retail, restaurants, and personal service along the Pedestrian I streets that creates an
active pedestrian environment.
Discussion went back to Floor Area Ratio. Chair Norman stated that under the Growth
Management Act we have DUC as high density residential. Principal Planner
Chamberlain stated that when the DUC zone was developed, the FAR were
established to allow more office, less residential north of Main Street and strongly
promote residential south of Main Street. Chair Norman stated that Floor Area Ratios
were used to assist developers. If it doesn't then revisions to the DUC zone can be
made.
Mr. Alpert inquired about angled parking. Chair Norman said angled parking on one
side of the street to get additional parking and parallel on other side has worked in
downtown Langley and asked if this was viable from a developers viewpoint. Mr.
Alpert is concerned that it could take away from drive-by feel of buildings. Mr.
Thomas' opinion is that angled parking is not feasible in downtown Auburn given the
existing right of way. Ms. Chamberlain still would like to work with Public Works on the
viability of angled parking in downtown.
IV. INFORMATION
Next meeting is tentatively scheduled for Wednesday, September 3, 2008.
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Downtown Redevelopment Committee Minutes Aupust 12, 2008
V. ADJOURNMENT
There being no further business to come before the Downtown Redevelopment
Committee, Chair Norman adjourned the meeting at 5:36 p.m.
A PROVED THIS ~ 4J~\ DAY OF 2008.
Lyn (~T rman, Chair Re ee Tobias, Secretary
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