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HomeMy WebLinkAboutPlanning 2012-09-27 Item 3 - Adoption of 8/23/12 MinutesCity of Tukwila Planning Commission Planning Commission (PC) Public Hearing Minutes Date: August 23, 2(_)12 Time: 6:30 PM Location: City Hall Council Chambers Present: Brooke Alford, Chair, Thomas McLeod, Vice Chair, Commissioners, Louise Strander, David Shumate, Mike Hansen, Sharon Malin, and Cassandra Hunter Staff: Nora Gierloff, Deputy Director, Lynn Miranda, Senior Planner, and Wvnetta Bivens, Planning Commission Secretaiy Chair Alford opened the public hearing at 6: PM. Nora Gierloff, Deputy Director, Department of Community Development introduced the two new Planning Commission Members, Sharon Mann, and Cassandra Hunter. The Planning Commissioners introduced themselves to the new PC members. Minutes: Additions to 6/28/12 minutes Commissioner Strander requested the following three items which she raised questions on at the 6/28/12 meeting to be added to the minutes to reflect her questions. :(1) Regulations on the maximum block size, (2) Neighborhood corridors, street designation, and (3) Regulations for public frontage. Revision to 6/28/12 minutes Commission McLeod requested that on the bottom of page 1, that the last line of text, which reads, "to something more understandable" be revised to read, "not limited specifically- to four sided buildings Commissioner McLeod made a motion to approve the 6/28/12 minutes as amended. Commissioner Hansen seconded the motion, all were in favor. Chair Alford swore in those that wished to testify. Lynn Miranda, Senior Planner, Department of Community Development gave some background on the planning process for the Southcenter Plan. The process started in the rear 2000, with a 1.5 million dollar grant that the City received to create a plan for the Urban Center. Staff looked at existing conditions from 2(_)(_)5- 2(_)(_)8, held six workshops, and a number of City Council and Planning Commission Nvorksess ions. The first draft of the document was completed in 2008 -2009, which was sent back by the PC for more work. The current draft is the revised version of the plan. The overall project goals were, consistency with State and Count policy regarding Urban Centers, keeping Southcenter competitive and active, accommodate the 2(_)3(_) growth targets mandated by Bing County, look at improvements needed to support the plan, develop and implement regulations and guidelines to help achieve the plan, and look at the potential environmental impacts from implementation of the plan. A brief overview was also provided on the public hearing documents. Ms. Miranda directed people to the vvebsite for documents or more information. TESTIMONY: Martin Durkan Jr. spoke on behalf of the Desimone Mellon Trust of New York kvho has property in Tukwila. Mr. Durkan provided the PC with two handouts. He said that currently the proposed threshold for public hearing Design Review is for developments that have over 20 units and he is requesting that Administrative Design Review be allowed for projects with up to 5t_) units before public hearing Design Page 1 of 5 PC Public I fearing Minutes August 23, 2012 Review is required. Also, he requested that the proposed provisions for parking reductions within btu) feet of the transit center at Longacres be increased to one quarter mile (1, ft.). Commissioner Hansen provided the reference numbers on the two sections of the code that Mr. Durkan is requesting changes to: 18.28.0u04, 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 Mama regarding setbacks within 1()' of the ordinaiv high water mark, which was raised in the documentation handed out bN- 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 rear 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 staffs recommended changes in the matrix. He said that they are requesting one change, in section 18.28. (_)31(_)C2, regarding limited design modifications to existing structures kyhen 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 walls; 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 Tul-,Nvila 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 tN of uses. He said that could mean an 8(_)% 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 alloyed in the proposed plan, and 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 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 2 PC Public I fearing Minutes August 23, 2012 losing potential developers, retail and sales tax leakage to other jurisdictions, concern with the City's approach, burdens on regulations in the TUC on existing business ov,-ners, new requirements and impacts to landlords and tenants such as replacing a roof, which would trigger new requirements, no transportation impact analysis on draft plan, sufficient capital facilities such as utilities, sewer system capacity- for growth and development, cost of off -site improvements on new development, urban center goals, obligations of an urban center and what it means to be an urban center, what the obligations are as a City, strict design guidelines; growth targets, concerned that the TUC Plan does the opposite of encouraging growth and meeting certain thresholds. Ms. Balint raised issues of concerns as a result of an EcoNorthwest study completed on the earlier version of the plan, Ms. Balint said she is not ready to address the level of detail for specific concerns until after the general concerns are addressed. Commissioner McLeod asked if Ms. Balint's letter would suggest the recommended changes, she's requesting. Ms. Balint said there are specific recommendations in her documentation, but if the Commission does not want staff to go back and do more work then they would like the opportunity to meet with staff one on one to discuss their specific concerns. She also mentioned that SEPA is supposed to be performed at the earliest point and time possible, as a tool to guide decision malting to inform decision makers. So she hopes the enviromnental review is done as early in the process as possible at this point. Commissioner Mann inquired on the City's participation in developer incentives. Staff confirmed that incentives have been added to the current draft of the plan. Chair Alford stated that some of Ms. Balint's comments did not seem consistent with the current draft plan. Ms. Balint said she was looking at the most recent draft. Commissioner Hanson asked staff to address the comment that Ms. Balint made regarding impacts to a property ov,ner replacing a roof. He asked if it was an accurate depiction of what's possible. Staff said in accordance with the current code, if exterior changes are greater than 10% of the building value, it would trigger Design Review. For non conforming buildings, when a building is destroyed by more than 50%, it needs to be rebuilt. Staff said that generally roof replacements have not triggered Design Review. Mr. Balint requested that the code is clarified regarding required improvements to existing buildings, etc. when a property- owner makes improvements that exceed 10% of the value of the building. Commissioner Strander inquired whether the EcoNoitivvest study was on the City's -,vebsite. Staff replied that it had not been removed from the web site since it was presented in 2(_)(_)9. I T 1 Bob Schofield, developer, said that he has been developing on Southcenter Parke ay since 1974, and provided comments on where he thinks the Citv is economically. He said there are lots of vacancies and the stores are hurting vei N- badly. He doesn't thinit that the rents on West Vallev Highway- and Strander are one quarter of the rents on Southcenter Parke ay anymore. He said Southcenter should be a much more powerful market, but the ability to gain new tenants and hold onto old ones has really declined over the last three or four years. Mr. Schofield said that he really admires staff and their work greatly- and he understands what they are doing, but he laiows that we are facing vein tough times and we have to be vein careful with what we do and when we do it. He encourages staff to be extremely carefid in considering their tax base. Commissioner Mann inquired about the decline in sales, and asked Mr. Schofield if he saw development of the residential area in Southcenter as a potential built -in clientele that are more apt to shop in the area. Mr. Scolfield said that you have to be vein careful to what you impose on eveiNthing in the plan, and said that he thinks there's a bigger problem that he doesn't want the City to lose sight of He said the Citv needs to keep a Page 3 of 5 3 PC Public 1 fearing Minutes August 23, 2012 veiv healthy environment for the City's tai base, which is the commercial retail. He commented on the type of businesses, such as budget stores that are coming into the City now, wl>ich is affecting every body. He said what is being built in the retail area is something that doesn't compete with high end stores. He said it will continue to open the gap away from the mall. Mr. Schofied addressed several questions raised by Commissioner Mann. Mr. Desimone said if uses are out laived businesses will go to other jurisdictions. He also commented that he disagreed with staff s comments that certain uses will drive away potential residences. He said the City let the market dictate when it's time to make changes in uses. There were no fin ther comments. The public hearing ivas closed. Staff handed out comments received and the draft public comment matrix. Chair Alford called for a break at 7:50 PM. Chair Alford reconvened at 8:00 PM. The PC deliberated. Staff walked through the matrix proposed changes/comments. There -,vas some discussion, but follow -up discussion will occur at a later date. Comprehensive Plan Revisions Requested by Commissioner Strander: On Page 44, section 10.2.8, where the language read the "City shall prepare a study for parking structure She wanted to krlovv if the City a study much it would cost the tax payers. Commissioner Strander asked if the word "shall" could be removed. Sub -Area Plan Requested by Commissioner Shumate: Page 48, top of paragraph, letter A. remove the words, `rubber tired" (Southcenter trolley), Commissioner McLeod was in consensus. Regional Centers Requested by commissioner Alford: Starting at Page 15 language too indecisive, needs to be strengthened. Zoning Regulation Commissioner McLeod raised the issue of adding back some of the permitted uses: such as bars, lounges, night clubs, billiard halls, brew pubs, restaurants with drive through, internet data centers, and bulls retail. (The Commission would like to consider the issue more) Commissioner McLeod commented on testimony pertaining to TMC 1828 regarding adding back permitted uses such as bars, clubs, brew pubs, etc. He said he could see a real benefit to allowing some of those types of benefits, which would be a nice attraction to a neighborhood. Commissioner Strander was in agreement. Commissioner Mann said she would also be in agreement with uses such as brew pubs that sell e food if there were some additional restrictions. Staff said that brew pubs would be required to have 6l_)% in food sales for it to be permitted. Commissioner Mann also suggested contacting some brew pubs in other Cities regarding how much sales they have in food and alcohol, to see if requiring 60 in food sales is a reasonable number. She volunteered to call herself Commissioner McLeod said that he encourages staff to be as open to as many possibilities as they can that will attract people, and that would be a great location to attract that kind of crowd. Commissioner Hunter said she was interested in seeing a health impact study on the effects of these types of proposed businesses on communities. She said she is in favor of brew pubs, and it's Page 4 of 5 4 PC Public 1 fearing Minutes August 23, 2012 something that is missing in Tukwila neighborhoods. Several of the Commissioners were in consensus that it would be favorable to have such local gathering places in Tuk- ,vila. Commissioner McLeod said he thinks there should be more of this type of gathering place around Starfire, and this district is right next to Starfire. Commissioner Alford made an inquHy on the freeway frontage corridor, street tree spacing pointing out it is not consistent with other street tree spacing, and wanted to know what the basis for the difference is? She said that she does not want the area neglected in street tree planning. Design Manual Staff addressed a question Commissioner Alford raised regarding the basis for parking requirements. Commissioner Mann asked if there are incentives built in the plan to do structured parking rather than surface parking. Staff said that there are some incentives in the Sign Code, for some signs, but that there is not anNihing other xvise. Commissioner Mann asked if staff could think of ways to provide incentives for people to create structures that are appealing. Commissioner Alford was in agreement. Commissioner McLeod asked whether it matters where businesses locate their front doors. Commissioner Mama explained why she is in favor of having store fronts facing the sidewalks. Commissioner Mann asked if there is a plan to facilitate the parking other than a parking lot at the Transit center. She also asked who is going to maintain the required landscaping. She said she wants to make sure this is addressed. She said she thinks the Citv_ should be more proactive to promote getting new business, and list it in the plan. Commissioner McLeod said he wants the plans to have looser standards and for it to be inviting to developers. He said the economic study completed in 2003 concluded that the plan -,vas overly regulatory in nature and not economically feasible, and another study in 2009 drew the same conclusion. He said the vision was to have the buildout of the plan completed by 2031 and it's a third of the way there. Commissioner McLeod said that he really wants to encourage staff to loosen the standards, or do whatever it takes to make the plan economically feasible so there is not a third report concluding the plan is not economically feasible. He stated that we want to entice and invite business to Tukwila instead of adhering to the current standards or Tukwila will lose businesses to other Cities. Next Steps Incorporate changes in the matrix format. Provide the Planning Commission with a public review draft. Make a recommendation to City Council. Director's Report: Nora discussed the email she sent to the PC regarding the APA State Planning Conference. Nora told the PC that there will be an application for Tukwila Village and a quasi-judicial Design Review is coming to the PC for review eventually. Nora reminded the PC to keep in mind when they have their quasi-judicial hat on that they will need to be careftil about opinions they express, people they talk to, and outside information that they gather once it becomes a valid application. Nora handed out a list of the upcoming work plan and projects that will be reviewed by the PC. Submitted Bv_ Wvnetta Bivens Planning Commission Secretaiy Adjourned: 9:30 PM Page 5 of 5 5