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HomeMy WebLinkAbout1981-06-22 Committee of the Whole MinutesJune 22, 1981 7:00 P.M. TUKWILA CITY COUNCIL COMMITTEE OF THE WHOLE Special Meeting M I N U T E S FLAG SALUTE AND The Special Meeting of the Tukwila City Council,to continue their CALL TO ORDER discussion on the proposed zoning ordinance,was called to order by Council President Van Dusen. ROLL CALL OF LIONEL C. BOHRER, MABEL J. HARRIS, DORIS E. PHELPS, GARY L. VAN COUNCIL MEMBERS DUSEN, Council President. OFFICIALS IN BRAD COLLINS, Planning Director; FRED SATTERSTROM, Planner; ATTENDANCE MAXINE ANDERSON, City Clerk. DISCUSSION Agenda Council President Van Dusen noted that the agenda tonight in- cludes discussion on the proposed zoning for the Interurban Cor- ridor. If time allows, Council will discuss the McMicken Heights area, the information report on the Drew property and then Chap- ter 18.52. Interurban Cor- ridor Tukwila City Hall Council Chambers Mr. Brad Collins reported that the staff analysis on the Inter- urban Corridor has been distributed to the Council as well as the interested parties that requested it. The staff evaluation tends to lend support more to the Planning Commission recommendation rather than the alternative proposed by the City Council to zone all of the area north of I -405 and south of I -5 to C -1. Council President Van Dusen recognized, for the record, a petition signed by 16 property owners asking for the Council to retain the present zoning on the Interurban Corridor per the impact statement of 6/15/81 (page 5). Also, Council received a response to the staff analysis written by Brad Collins, Planning Director, dated June 15, 1981. The letter is signed by 13 business people in the area. Mr. Collins noted Section 5 of the letter. The business people would prefer to have the description of the area read "between South 139th and South 147th Streets." (Page 5, Alternatives, 2. Line 5 of the staff report). Mr. Collins further noted that the time period, 5th line from bottom, page 4, should read 1976- 80. The discrepancy over square footage probably results because of the timing in development. Councilman Bohrer noted the tables and said you find that there are 32 acres, more or less, that are developed, but the tables also show there are 38 acres yet undeveloped. There is more land to be developed in that area than has been developed. The same applies to the land west of Interurban Avenue. Council has an opportunity to make a strong impact on the area. We are not dis- cussing what has happened in the past; we are talking about what happens in the future. Mr. Paul Haggard, 14000 Interurban Avenue, said that 38 undeveloped acres sounds like an excessive amount of property unless it in- cludes the area between Maule Avenue and Interurban. Mr. Collins said it also includes the area at the entrance to Fort Dent Park. Councilman Bohrer noted that most of the lots are less than one acre in size. This has a strong bearing on the type of develop- ment appropriate for the area. The Council has had two major concerns with the area along Interurban Avenue. It is an area of very much mixed uses. It is more than 50% undeveloped. The rest of the city, in the same length of time, has spiraled to 90% developed. Why has this area been excluded from this type of development? Council has attempted to establish policies to foster development, not hinder. The idea is to encourage development that would be more intensive than some of the uses there now. TUKWILA CITY COUNCIL, COW.SPECIAL MEETING June 22, 1981 Page 2 DISCUSSION Cont. Interurban Cor- ridor Councilman Harris said the west side of Interurban has been zoned Commercial for some time. The M -1 zoning was placed on the property to keep the Port of Seattle out of Tukwila. It pre- vented the property from being called submarginal land. The reason for the M -1 has disappeared. The Interurban Corridor Study was done to establish a plan for development of that area to make it a more pleasant section of the City. Council is not trying to down grade this area to the point that the property along the river is the greatest amenity in town, and we can develop it and use it as an asset. To have more large manufacturing places along Interurban doesn't seem like the right way to go. We are looking at what is best for the City. If the City chooses to develop Interurban in the way the Corridor Study shows, it would be a most beautiful boulevard. Mr. Harold Hill, Mercer Island, noted that his property is the Grantree Furniture site and a vacant piece at 52nd Avenue. There is lack of information on what you can and can't do in the Indus- trial zone. There are many small businesses that will not fit in the Commercial category because they are Industrial. He has had approximately 17 different prospects for development of his small site. Of these, about 10 were of an Industrial nature that would not fit into the C -1 or C -2 because of the word "retail." You are very limited in these zones and I don't think we really want what is allowed. We are not talking about steel plants and con- crete companies; we are talking about the little guy. The area does not lend itself to retail. Retail in the C -1 and C -2 is what is causing the problem. The only thing left, other than that, is offices and they can go into other areas of the City. Along Inter- urban you should broaden what is allowed in both C -1 and C -2 and remove the word "retail." Generally the true Industrial /Commercial area will be neat and take care of its own trash. The developments along Interurban cannot compete with Southcenter. We have a good area for small offices, supportive facilities for the offices and for the small Industrial user. We can do a real service here for the small businessman that they can't do in the Southcenter area. We have the opportunity to serve a very, much needed facility. If it is done right, we can have a nice street but not by saying "retail." Industrial is a very broad base and includes some very small companies. We shouldn't deny them an opportunity. Mr. Hill said if you put up a warehouse that is a junker, you would have trouble. You have to put up quality construction. Industrial buildings don't have to be ugly. The limitation and the zoning change is aimed at beautification and desirability. This can be achieved just as well with light industry. Councilman Harris said Council is trying to make Interurban Avenue a place where anybody wants to put a business. We are trying to make it more than a thoroughfare. Cris Crumbaugh, representing M. A. Segale, said Mr. Segale owns the property identified as #30 on the map. They would support any effort to make Interurban Avenue a nice place. That area is changing in its atmosphere because the nature of Tukwila is changing. The new developments are a betterment to the area. One of the problems is the street itself -no sidewalks. The City should take some initiative on this and do something. When the street changes its character, it will be the initial step for the character of the property use to change. By making businesses non conforming, it is not necessarily a good way to cause the atmosphere of an area to be healthy. When you make them non conforming you create prob- lems and can make an economic sickness with the property. Today the zoning along Interurban isn't going to be the answer to how TUKWIAL CITY COUNCIL, COW. SPECIAL MEETING June 22, 1981 Page 3 DISCUSSION Cont. Interurban Cor- ridor (cont.) 302 6 7 it develops. One answer is the review process of proposals; Another is developers with some foresight and can see a future. The City will be taking steps to encourage other types of uses. Limiting the options is not necessarily going to make Interurban a better place. Mr. Crumbaugh explained that what is happening south of I -405 is making this town more valuable all the time. This is influencing what is happening along Interurban. The economics of the situation are going to influence what goes in on Interurban more than what the Zoning Code can do. It is not right to down zone the existing uses. Councilman Bohrer commented that more restrictive zoning could help the development of the area. Mr. Harvey Locke said he was speaking for property located at 14225 Interurban Avenue as well as the whole Interurban Corridor. Council is trying to generate a community type concept for the whole corridor. He said he contacted the Planning staff concerning this to ask what is a community type development. He was told that, in this case, it does not mean the residents on top of the hill. If it is not for these people, what community are you talk- ing about? Does this mean a more regional concept? There is no debate as far as Interurban being regional. In 1979 there were 19,000 cars that used that street on weekdays over a 24 -hour period; during the peak hours, 7 a.m. -8 a.m., there are 1,500 cars going either way. In the afternoon, 3:45 p.m. -4:45 p.m., the count is 1,800. From this, it is clear that this is not a community type corridor. You cannot will this area to be just because you want it that way. It is a regional road and should be developed as a regional road. On Page 126 of the E.I.S., it states that "Land along Interurban Avenue South and Southcenter Boulevard, desig- nated primarily Commercial and Office would probably have a lower market value." Here is where public benefit versus private loss is involved when you reach the economic impact. If you have to do something to reduce the traffic to create the community setting, then the public benefit is no longer there and the private loss is there. You're not gaining the community type setting, you will always have the regional concept. Mr. Locke noted some of the allowed uses in the C -1 and C -2 zones and said that a plan that includes these does not address the future development of the City. There are some real problems. Council has to consider what is desirable first, then what is practically and reasonably obtainable. The goal is desirable, but the way to get there is not practical. What is before us is not satisfactory and will not make Interurban a more desirable corridor as we would all like to see it. Putting an economic hardship on the people will not help. Councilman Bohrer stated that Council hoped to do something to stimulate the development more than what has been done the past few years. Mr. Jerry Knudson, 6421 South 143rd Place, stated that there are developments along some areas of Interurban that lend a great deal of credibility to Tukwila. Last week they organized a group of business people from the community and drafted the letter that was submitted to Council. That group of people are concerned about their businesses, concerned about how Draft #4 of the Zoning Code will affect them, concerned about the number of hours and dollars that have already been spent working with Council and staff, but also, they have the interest of the City of Tukwila at heart. They have a lot of concerns. Right now, he has part in- terest in a piece of property on Interurban and it is very diffi- cult to discuss a sale with anyone not knowing what the zoning will be. Economics is the main reason right now for the slow -up in development along Interurban. We are zoned M -1 at the present time. We thought it would continue but now we are in doubt. As far as office spaces, the developments have helped beautify Tukwila, TUKWILA CITY COUNCIL, COW. SPECIAL MEETING June 22, 1981 Page 4 DISCUSSION Cont. Interuban Cor- ridor (cont.) but there is a saturation point. If you limit this area to of- fice, it may never fully develop. We have to have a degree of flexibility and, under the M -1 zoning, we have that. As Mr. Hill pointed out, industrial buildings do not have to be second rate. I'm a dirt contractor, I operate machinery and I take pride in what I do. I need a place for my business, and I am being run out of the City of Tukwila. I'm classed as a second rate citizen, and I resent this. Eventually I would like to have a nice office on my property with a fenced -in area for equipment. It is very diffi- cult not knowing if I will be able to work here in the future. This is part of the reason the corridor hasn't developed the way the City would like it to. When people come to City Hall and ask what type of a project they can build on Interurban they are told, "We don't really know." This has a negative influence. Mr. Knudson stated that he had called on most of the residents of the South 143rd area to find out how they feel about the change in zoning. He presented Council with a petition signed by 14 resi- dents requesting that "Council retain the present zoning (Alterna- tive #4) as per the Impact Statement of 6/15/81, Page 5." These people should have an impact on your decision -they actually live there. RECESS: 8:45 p.m.- COUNCIL DECLARED A FIVE MINUTE RECESS. 9:05 p.m. Council President Van Dusen called the zoning code review meeting back to order with Council Members present as previously reported. Council President Van Dusen notified the audience that there would be no time to discuss the McMicken Heights area this evening. It will be on the agenda for the 29th. Mr. Aden Odel, 14040 Interurban Avenue South, Hazel's Candy property, said that they worked for two years to find property to relocate the candy plant. There was no property for small manufacturers. The only thing available was in 3 -4 acre tracts and no way could a small businessman afford this. There is nothing available for the small business. If you take away the only area left in the City of Tukwila, it is really devastating. He said he had already been through this once in Tukwila when his business was located on top of the hill. It was down zoned and they could do nothing on the property. They have recently had an MAI appraisal on their property. Discussion was held with the appraiser as to value if the zoning changes. The property is worthless with the exception of land value because the building is not suitable for anything that would apply in the C -1 zone. This would be a financial hard- ship. As long as Hazel's Candies stays there and has no desire to change the building, there is no problem. If they want to make any changes, they can't. The building would have to be destroyed. Maule Avenue separates Interurban from the M -1 area. Eventually it will develop into office buildings. At the present time, the majority of the property east of Maule Avenue is zoned M -1 and is presently being used for M -1 purposes. Anything else would be a financial hardship to the people in there. Mr. Odel said that, in good faith, 12 years ago, they applied and were granted a waiver for candy manufacturing. This was counter to the Comprehensive Plan. The Planning Department agreed that this area should be designated M -1. If we assume that a waiver to the Comprehensive Plan for a piece of property will be brought forward, then my property will be carried forward as M -1 in the new zoning code. There are 17 businesses on the east side of Maule Avenue between 139th to South 147th that would be impacted very severely if the C -1 is designated. Councilman Bohrer referred to a color coded map and said that it indicates that 40% of the property in that area is undeveloped. The analysis Council was given concentrates on what exists there at present, it doesn't focus on what might be developed there. TUKWIAL CITY COUNCIL, COW. SPECIAL MEETING June 22, 1981 Page 5 DISCUSSION Cont. Interurban Cor- ridor (cont.) Mr. Odel said that most of the property is not available for development. They have several people each week stop by the store inquiring about property for sale for small industrial uses. The small businessman comprises the bulk of the American people. We cannot compete with developments like Southcenter. Today the bank is looking at his loan application. If it is C -1, I don't get the loan. If it is zoned M -1, I get the loan. Councilman Bohrer said there are ways to develop property without outright purchases. It can be done on rent or lease agreements. Mr. Felix Campanella, 2900 Eastlake Ave. East, said he had an idea to encourage development of the Interurban Corridor. Growth is not created by restrictions, but by an attitude of creativity. It is important to set policy for development rather than details for development. You should take the whole Interurban Corridor, zone it all mixed use based on the lot area ratio, which is being adopted by many cities, and define the policies in terms of the lot area ratio. All of the people that have spoken here this evening could very satisfactorily put their respective businesses on any parcel of property on Interurban. Basically, this is to encourage creative development rather than restrict it by imposing many minute details. A more creative approach would encourage the development of Interurban; an approach that does bring creativity in, that does respond to good planning and does respond to the fiscal responsibility. Councilman Bohrer noted that cascading zoning provides for mixed uses. Mr. Campanella said there is technology to do many things today and right now have the ear of the financial people to respond. Councilman Phelps said Council recognizes that we need a more innovative, creative and flexible approach to development in the City and now we have the opportunity to do something here on Interurban. First of all, as a main street of our City, it should be more attractive. Development isn't going to be regulated so much by restrictions in the zoning code as it will by the economic impact society has on the area. Mr. Campanella said Council can open the door. It can happen here in Tukwila. The City needs to speak of the Interurban Cor- ridor as the front door to the City. Councilman Bohrer commented that the City is doing something. The Corridor Study is completed, the City has taken over control of the street and has put Interurban fairly high in the Street Plan. Councilman Phelps said the ideal mixed use would be to provide opportunities for the small businessman to provide housing units in the area. Mr. Paul Haggard, Interurban Avenue, said that one of the major obstacles is that Council has not taken time to visit the area and see what is involved. The lots marked 88 and 89 on the map in Mr. Collins report are undeveloped, add the Puget Power strip to this and the total is a great deal of the 50% said to be un- developed. You need to look at the physical area. It is not my intention to expand Light Industry to Interurban Avenue. The old Puget Power right -of -way lends itself to preferably office use. Councilman Bohrer noted that he once lived on the Interurban Cor- ridor and has walked it several times this year. Mr. Henry VanderPol, President of Oak Harbor Freight Lines, told Council they have heard from the people, have letters and a petition from the residents and the people want M -1. I would hope Council listens to the people and grants this. TUKWILA CITY COUNCIL, COMMITTEE OF THE WHOLE June 22, 1981 Page 6 DISCUSSION Cont. Interurban Cor- ridor (Cont.) P L Company Proposal (Drew Property) ADJOURNMANT 10:20 P.M. Mrs. Louise Strander, 15000 -57th Ave. South, said that the statistics on Item 11 shows 21,500 square feet. The property has been surveyed repeatedly at 50,000 square feet all of which is utilized. Also, Items 19 and 20 have been surveyed at 38,000 square feet of which only 5,000 square feet are not utilized. Mr. Arthur Bateman, Attorney representing Al and Bernie Sanft, who are property owners in the area east of Interurban. They would prefer the area remain zoned M -1 and they adopt the views of those that have spoken on that point this evening. These gentlemen have granted an easement across their property to allow water main installation for the City. Later they assisted in a drive to get sewers in the area. They want the land to remain M -1 and ask Council to take a firm position to this affect as soon as possible. The recent development in the area is attractive. The M -1 zoning will create an attractive, suitable boulevard through Tukwila far more quickly than with the development of small commercial businesses. His clients own Lots 12 through 20 of Block 16 and Lots 19, 20 and 21 of Block 18, Hillman's Seattle Garden Tracts. Councilman Bohrer said Council has received a lot of information and input. He is not certain there is a real proposal that will satisfy everyone in the area. He is unwilling to give up, totally, some of the objectives Council has because they are a benefit to the people there. Council President Van Dusen stated that at the next meeting Council needs to make some preliminary determinations as to what they want to do in that area. Monday, June 29th will be the discussion on McMicken Heights and, if time, on 18.52. Monday, July 6th will be further on Interurban Avenue and then, if time permits, the Text. Mr. Collins, Planning Director, explained that, at the June 18th meeting, Mr. Richard McCann, Attorney for P L Company, made a request that Council consider a possible change in zoning for the Drew Property. This property lies north of the proposed P -0 zoned property along Southcenter Boulevard. Mr. McCann felt it would be difficult coming in for a rezone during the process of completion of the new zoning ordinance. He wanted to ask Council not to prejudice their deliberations in regard to this request. Attorney Hard recommended that Staff prepare the analysis for the rezone application and, at the same time, submit it to Council. The Planning Commission will be reviewing this on Thursday night. Councilman Bohrer expressed concern as to why this is not going through the usual rezone process. If there is a problem then Staff should handle it. MOVED BY HARRIS, SECONDED BY PHELPS, THAT THE TUKWILA CITY COUNCIL COMMITTEE OF THE WHOLE MEETING ADJOURN. MOTION CARRIED. Gary`. Var(Dusen, Councft President axine Anderson, City Clerk