HomeMy WebLinkAbout07-11-2007 Special Meeting
CITY OF
WASHINGTON
CALL TO ORDER
CITY COUNCIL
SPECIAL MEETING MINUTES
July 11, 2007 4:00 PM
A. Flag Salute
Mayor Pro Tem Singer called the meeting to order at 4:00 p.m. and
led those in attendance in the Pledge of Allegiance. The purpose
of the meeting was to conduct a closed record hearing and take
action on a Development Agreement (Resolution No. 4204) with
Parkstone Investments, Inc. for Renaissance at Auburn.
B. Roll Call
The following Councilmembers were present: Rich Wagner, Sue
Singer, Gene Cerino, Bill Peloza and Lynn Norman.
Councilmembers Nancy Backus and Roger Thordarson were
excused.
Staff members present included: Development Services
Coordinator Steven Pitcher, City Attorney Daniel B. Heid, Interim
Director of Planning, Building and Community David Osaki, Traffic
Engineer Laura Philpot, Chief of Police Jim Ketly, Public Works
Director Dennis Dowdy, Planner Stacey Borland, Senior Planner
Chris Hankins, and City Clerk Danielle Daskam.
CITIZEN INPUT, PUBLIC HEARINGS & CORRESPONDENCE
A. Public Hearing
1. Development Agreement with Parkstone Investments,
Inc. for Renaissance at Auburn
03.6
Pursuant to Auburn City Code Chapter 14.21, Parkstone
Investments proposes to enter into a Development
Agreement with the City of Auburn to allow the construction
of a 120 unit independent senior apartment community with
complementary retail on an approximately 2.67 acre site,
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City of Auburn Council Special Meeting Minutes July 11, 2007
known as Renaissance at Auburn. The subject property is
located at 5029 Auburn Way North.
Development Services Coordinator Steven Pilcher
presented the staff report for the Renaissance Development
Agreement. Using an aerial map, Mr. Pilcher pointed out the
project site located at 5029 Auburn Way North.
Parkstone Investments proposes to construct a 120 unit
independent senior apartment community with
complementary retail on an approximate 2.67 acre site. The
developers had initially requested four deviations from city
codes and standards, two of which were later withdrawn.
The development agreement would allow an approximate
twenty-five percent increase in density and allow for a short
plat for the commercial portion of the site. The density
would be calculated on the total site of 2.67 acres.
The Planning and Community Development Committee and
the Public Works Committee reviewed the application
previously. A revised version of the Development
Agreement, incorporating changes recommended by the
Committees, was distributed earlier this evening. The
changes relate to the length of time that the facility will be
subject to age and income restrictions and access to the
facility.
Mr. Pilcher noted that the benefits of the development
agreement process for the developer include the increased
density beyond what is otherwise allowed in the C3 zone
district, no requirement for a conditional use permit, and the
ability to subdivide property into two separate lots without
sacrificing density.
Benefits for the City include the availability of affordable
senior housing, increased landscaping above standard code
requirements, and reduced traffic generation along a busy
arterial than what might result from commercial development
of the site.
Mr. Pilcher advised that the Washington State Housing
Finance Commission is providing bonds for the construction
of the facility. The overall project cost is estimated at $14
million. The tax-exempt bond financing is approximately $8
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City of Auburn Council Special Meeting Minutes July 11, 2007
million with the remaining financing coming from private
investors. Mr. Pilcher distributed a spreadsheet comparing
the proposed Renaissance at Auburn project to SHAG
housing. Mr. Pilcher stated that Section 8 vouchers would
be accepted at the Renaissance facility.
Councilmember Wagner inquired regarding the commercial
portion of the site proposed for subdivision. The site
proposed for commercial development is estimated at 0.67
acre. Councilmember Wagner suggested that the density
increase is actually 58 percent rather than 25 percent.
Councilmember Cerino inquired regarding the financing for
the project. Mr. Pilcher advised that the Washington State
Housing Finance Commission has approved an $8 million
bond for the project.
Councilmember Peloza inquired regarding potential Section
8 residents. Mr. Pilcher stated that the developer estimates
that ten to fifteen percent of the units would be rented
utilizing Section 8 vouchers. There is nothing in the
agreement that would restrict the number units that could be
rented utilizing Section 8 vouchers.
Councilmember Peloza inquired regarding access to the
facility. Traffic Engineer Philpot explained that at the
southern tip of the project site, the center left turn lane
transitions to a double left turn lane onto South 277th Street.
According to current design standards, a left turn from
Auburn Way North to the project site is not permitted. One
fatality accident has occurred in the area from a left turn
movement and a southbound vehicle.
In response to a question from Councilmember Wagner,
Traffic Engineer Philpot stated that c-curbing would be
required of the project to prevent left turns to and from the
property. Adjacent uses are not currently restricted as they
are grandfathered in under the old design standards;
however, any application for redevelopment would be
subject to the current design standards and the same
restrictions imposed on the Renaissance development. Ms.
Philpot also stated that once 49th Street NE is completed,
left turns will be impossible due to northbound and
southbound queuing.
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City of Auburn Council Special Meeting Minutes July 11, 2007
Keith James, Lagato Consulting, 2304 South Meadowview,
Green Acres, WA
Mr. James spoke on behalf of the development. He
explained that the area of the proposed commercial site is
14,667 square feet or less than one-third of an acre. The
housing development and the commercial development will
be financed and operated separately. Mr. James explained
that the bonds issued by the State Housing Finance
Commission are private activity bonds and are created for
private developers to create affordable housing.
Daniel Stoner, Parkstone Investments, Inc., 10324 Valmay
Avenue NW, Seattle
Mr. Stoner, representing the developers of the project,
presented the applicant's proposal. Using PowerPoint, Mr.
Stoner displayed an overview site map and renderings of the
facility.
Mr. Stoner stated that the proposed development is unlike
any other affordable housing project in Auburn. Mr. Stoner
stated that the twenty-five percent density bonus equates to
twenty-four additional housing units for the entire site. Mr.
Stoner added that the project offers the nicest apartment
community in Auburn consisting of a four-story building with
varying depths and sidings and craftsman-style features.
The project also includes a 6,000 square foot retail building
fronting Auburn Way North. Mr. Stoner advised that the
project provides for more than four times the required
parking, over $800,000 in impact and development fees, a
covered bus stop, and landscaping and green space. Mr.
Stoner reported that, based on their marketing study, the
project addresses an increasing demand for moderate
income elderly housing.
Mr. Stoner noted the differences between the proposed
Renaissance at Auburn housing project and SHAG housing:
Renaissance would have higher income qualifications,
higher rental rates, better quality community space and
amenities, sixty-one percent more parking spaces, no non-
elderly disabled residents, and long-term owner
involvement.
Mayor Singer opened the public hearing at 4:41 p.m.
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City of Auburn Council Special Meeting Minutes July 11, 2007
John Corrado, 15727 NE 144th Place ,Woodinville
Mr. Corrado identified himself as the owner of property
directly to the west of the proposed project site. Mr. Corrado
complimented the developers on the proposal; however, Mr.
Corrado expressed concern with regard to high density
residential in a C3 zone, traffic in the area, access for
emergency medical service vehicles, noise from traffic, and
compatibility with surrounding uses. Mr. Corrado
recommended the property be retained as commercial.
There being no further public testimony, Mayor Pro Tem
Singer closed the public hearing at 4:49 p.m.
In response to a question from Councilmember Cerino, Mr.
James advised that the facility will have two elevators.
Councilmember Peloza inquired regarding Section 8 units.
Mr. James advised that it his understanding that there are
two types of Section 8 vouchers -project based and tenant
based. A project based voucher would be a dedicated
facility for low income housing. Any market rate apartment
building can choose to accept Section 8 tenant vouchers. In
the case of Renaissance at Auburn, no units will be set
aside specifically for Section 8; however, a person holding a
Section 8 voucher and who income qualifies, would be
allowed to live at Renaissance at the published rental rate.
Mr. James estimated ten to fifteen percent of the
Renaissance units would be rented to Section 8 tenants. All
units would be restricted to tenants 62 years of age and
older for forty-four years per the project's financing
agreement.
In response to questions from Mayor Pro Tem Singer, Mr.
Stoner estimated that twenty to thirty percent of the tenants
will not have vehicles. The facility will provide a shuttle bus
for shopping and entertainment activities. Additionally,
Renaissance will work with Metro to provide shuttle service
and is investigating the use of a flex-car program.
Councilmember Cerino expressed concern with tenants
returning to the facility via Metro bus service as the current
Metro route would drop off a rider on the east side of Auburn
Way North requiring a tenant to cross Auburn Way North.
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City of Auburn Council Special Meeting Minutes Julv 11, 2007
Mr. Stoner responded that a bus stop exists on northbound
Auburn Way North approximately one-half block from the
intersection with South 277th Street, requiring a tenant to
walk approximately one and a half blocks to the
Renaissance facility.
Councilmember Norman moved to approve the development
agreement with Parkstone Investments. There was no
second.
Councilmember Wagner moved to deny Resolution No.
4204. Councilmember Cerino seconded.
Councilmember Wagner expressed concern with the
increased density of the proposed project. Councilmember
Wagner stated that he believes the project does not provide
enough positive elements and benefits to the community to
support the increased density.
Councilmember Cerino expressed concerned with access to
the proposed facility, especially for emergency responses.
Councilmember Peloza expressed opposition to the project
noting that the site is not appropriate for the proposed use,
limited access to the site, the lack of greenbelt or park area
for quality of life, and transportation issues.
MOTION CARRIED. 5-0.
ADJOURNMENT
There being no further business, the meeting adjourned at 5:10 p.m.
APPROVED THE ~ DAY OF AUGUST 2007.
r
Sue Singer, May r Pro Tem
Danielle Daskam, City Clerk
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City of Auburn Council Special Meeting Minutes Julv 11, 2007
City Council agendas and minutes are available to the public at the City Clerk's
Office, on the City website, and via a-mail. Complete agenda packets are
available for review at the City Clerk's Office.
Internet: http://www.auburnwa.gov
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