Planning 2012-08-23 Minutes - Public Hearing - TMC 18.28 Tukwila Urban Center

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PC Public Hearing Minutes August 23, 2012 Review is required. Also, he requested that the proposed provisions for parking reductions within 600 feet of the transit center at Longacres be increased to one quarter mile (1,380 ft.). Commissioner Hansen provided the reference numbers on the two sections of the code that Mr. Durkan is requesting changes to: 18.28.004, addresses the number of units for Design Review, and 18.28.091, the parking requirements. (should be 18.28.020C and 18.28.260.B.5, respectively) Staff responded to questions raised by Commissioner Mann regarding setbacks within 100' of the ordinary high water mark, which was raised in the documentation handed out by Mr. Durkan. Brent Carson, Attorney, representing VanNess, Feldman, Gordon Derr, said that they had serious concerns with past drafts of the plan. He said in the past year staff has gone above and beyond, making sure they communicated with the stakeholders and engaged them in creating the draft plan. He said the current draft really represents an excellent compromise that can achieve the City's objectives, and enable Westfield to continue to invest in the mall. Mr. Carson said they support staff's recommended changes in the matrix. He said that they are requesting one change, in section 18.28. 030C2, regarding limited design modifications to existing structures when expansions occur. Mr. Carson said that staff recommended a new example be added to the matrix in the architectural concept design criteria D, they are requesting that the last sentence of the quoted section be deleted, and they would support the idea of adding the example. He thanked the staff for their hard work on the plan and for working to achieve all of the objectives. Commissioner Strander asked how the mall would be affected by the finer grain streets proposed in the plan. Mr. Carson said they believe they would be able to comply with those standards. As drafted, it would not adversely affect their ability to develop. Joe Desimone said that he urges the City to have development standards that are consistent with other communities to make businesses more viable and develop economics. He said he wants to protect the environment, promote uses that are more public transit oriented, and allow for economic development at the same time. Mr. Desimone made the following suggestions: reducing the parking requirements for the first quarter mile from transit stations to one parking space per residential unit; having a standard that encourages people to walk; increasing the building height up to 70 ft. in order to increase the number of properties that can have waterfront views, which would be selling points. He said Tukwila does not have this type of amenity. He asked for the opportunity to bring back some of the mixed uses that are in the current zoning code, such as brew pubs, sports bars, and night clubs, which he said is important because 80% of the inquiries for their property in the Strander Blvd area and West Valley Highway is for these type of uses. He said that could mean an 80% chance of adding new businesses, increasing development, generating more employment and revenue for Tukwila in challenging economic times if the uses are allowed to continue. He also said empty spaces mean more crime, etc. He said until there is mixed use development there will not be investments in infrastructure improvements. Mr. Desimone said these areas of mixed use development would be for businesses that can't afford rent in the mall area. He also pointed out there is no threat of flooding in the area. He suggested that the City hold off on changes, and allow the property owners in the Stander Blvd area and West Valley Highway to keep the same type of uses they currently have until the market is better. Commissioner McLeod asked Mr. Desimone how long he's been doing business in Tukwila, and thanked him for his passion. Commissioner Strander asked staff to clarify whether Acme Bowl would fall in the TOD or the regional center. Also she inquired on uses that would not be allowed in the proposed plan, and why. Jamie Balint, Council, for Segale Properties, highlighted concerns on issues raised in the documentation that she handed out. She asked that staff be directed to revise the TUC Plan, because she said it was inconsistent with the direction given by the Council. Ms. Balint raised the following issues with the plan: The Council's request to convert the design standards to guidelines; scaling back on the requirements of the TUC Plan; the current plan creates a disincentive for development in the City or improvements to existing businesses; financing to build; Page 2 of 5