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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 PAGE 1 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. PAGE 2 MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE JANUARY 22,2001 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. PAGE 3 MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE JANUARY 22.2001 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 PAGE 4 MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE JANUARY 22, 2001 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. PAGE 5 MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE JANUARY 22, 2001 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? PAGE 6 MINUTES OF PLANNING AND COMMUNITY DEVELOPMENT COMMITTEE 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 PAGE 7