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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. Page 1 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. Page 2 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. Page 3 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 Page 4