City of Burien
BURIEN PLANNING COMMISSION MEETING
August 10, 2004
7:00 p.m.
City Council Chambers
MINUTES
Planning Commission Members Present: Jim Clingan, Rebecca McInteer, Jon Newton, Janet Shull, Michael Sumner, and Barbara Williams
Absent: Robert Simpson-Clark, chair
Others Present: David Johanson, senior planner; Linda Gorton, Finance and Administrative Services director; David Cline, assistant to the City Manager
Commissioner Newton called the meeting to order at 7:10 p.m. Upon the call of the roll all commissioners were present with the exception of Chair Simpson-Clark.
Agenda Confirmation
Motion to approve the agenda as printed was made by Commissioner Williams. Second was by Commissioner Shull and the motion carried unanimously.
Election of Chair and Vice-Chair
Motion to nominate Robert Simpson-Clark to serve as chair was made by Commissioner Williams. Second was by Commissioner Shull.
Motion to nominate Jon Newton to serve as vice-chair was made by Commissioner Shull. Second was by Commissioner Williams.
A single vote was taken for the two nominations; the vote was unanimous in favor.
Public Comment – None
Approval of Minutes
A. July 27, 2004
Motion to approve the minutes as submitted was made by Commissioner Williams. Second was by Commissioner Shull and the motion carried unanimously.
Old Business
A. 10-year Tax Abatement Continued Discussion
Senior planner David Johanson provided the commissioners with a memo in which the questions raised by the commissioners at the previous meeting were addressed.
With regard to the term “ad velorum taxes” as used in the document, Commissioner Williams suggested that because there are questions about what the term means, including a definition along with a reference to RCW 84.14 would be a very good strategy and would go a long way toward providing clarity.
Mr. Johanson said staff is still discussing the issue of changing the minimum density to 35 units per acre in the Downtown Commercial zone, or the maximum allowable density in the other zones. He said staff will provide it as an option.
Commissioner Shull suggested that as written the language could be interpreted to mean that the maximum density will be required. In the real world, it is a very difficult thing to bring a development in right at a certain density figure.
Commissioner Sumner voiced concern that including the maximum number would make it too restrictive. Mr. Johanson agreed, noting that for site designing purposes it could be a challenge to meet the maximum given the requirements for parking, landscaping and the like.
Commissioner Williams asked what the density of the Prasad building is. Mr. Johanson answered that dividing the lot area by the number of units yields a density of 30 dwelling units per acre.
Commissioner Shull proposed that the program should include some consideration for mixed use, which is also a key objective. Mr. Johanson agreed, allowing that if the term “net” is used no one will be penalized for including mixed use.
The maps requested by the commissioners were included in their packets as Attachment 1 and Attachment 2.
On the question of whether or not Bremerton used the 10-year tax abatement program, Mr. Johanson informed the commissioners that Bremerton has not used the program but is looking into it.
Commissioner Clingan asked if more height is permitted in the Town Square area than in the Downtown Commercial area. Mr. Johanson said the Zoning Code allows for different height limits for different areas of the downtown. In all areas within 125 feet of Southwest 152nd Street, development is allowed to three stories. Beyond those 125 feet, the base elevation is five to eight stories and through Council special approval up to 12 stories can be permitted. Commissioner Clingan asked if there would be any logic to making the enticement for the tax abatement program building to the maximum allowable height.
Commissioner Newton said as developments attempt to reach the maximum density the required setbacks and the like will require the buildings to go up.
Mr. Johanson added that height above a certain point requires a different construction type, which in turn increases the cost of development.
Commissioner Shull suggested that if the maximum density is expressed in terms of net it may need to be higher than 35 units per acre in order to get what the city really wants in terms of achieving the density goals.
Finance and Administrative Services Director Linda Gorton said Tacoma adopted the 10-year tax abatement program in 1996, and Seattle followed in 1999. To date Tacoma has attracted 700 dwelling units to its downtown area under the program and believes that other investment has been stimulated as well. In Seattle, 964 units have been constructed under the program. The Seattle program, however, is focused both on increasing density and on achieving units for a mix of income levels. A total of nine neighborhoods are designated as target areas, but applications have not been received for developments in each of the target area neighborhoods. The conclusion reached has been that for those areas the tax abatement program has not been enough of an incentive to make development worthwhile. The program also is in place in Spokane.
Turning to the question of what the program could cost the city in terms of lost tax revenues, Ms. Gorton explained that the property tax rate for 2004 is $12.30 per thousand dollars of assessed valuation. Of that, $1.48 is due the city. For a $42 million development, the maximum the city would get would be less than $60,000 per year, and a little less than that for the fire district. Of the $12.39, $7.00 goes for schools, but their funding formula is defined by the state and has nothing to do with local assessed valuations. The tax abatement program would have a statewide effect, but it would be nominal by virtue of being very diluted.
Ms. Gorton said staff believes the Town Square development and general development of the downtown will not occur absent incentives such as the tax abatement program. The development will likely beget other development that will be paying full property taxes. There will also be taxes levied for retail sales, so in the end the city will likely not lose any revenues.
Answering a question asked by Commissioner Williams, Ms. Gorton said the Town Square project will not work at all without the tax abatement program. The City Council still will need to make a determination for how large the target area should be and what the criteria will be.
Reading from the packet information from the August 9 Council meeting, Commissioner Clingan observed that efforts are being made to close a funding gap of about $5 million for the Town Square development. He noted that the property taxes excluded over the full 10 years would come to about $5 million at the full $12.39 per thousand level. Ms. Gorton said staff and the consultants are diligently working the issue and are confident that the gap will be closed. The level of optimism is very high.
Commissioners Shull and Williams indicated they were going to walk around the area to become familiar with it prior to the meeting on August 24. Commissioner Newton encouraged all of the commissioners to do the same.
Mr. Johanson said the public hearing before the commission is slated for August 24. Following the public hearing there will be time allotted for discussion.
Commissioner Sumner asked if the city could do a special mailing to call attention to the public hearing. Mr. Johanson said specific mailings are very expensive and are therefore not generally done by the city. A public notice regarding the hearing already has been posted in accord with the legal requirements.
Commissioner Sumner asked what process would have to be undertaken in order to change the density in the RS-24 areas shown on the Attachment 1 and Attachment 2 maps. Mr. Johanson said that would require a Comprehensive Plan amendment and a Zoning Code amendment.
Commissioner Sumner voiced his support for the tax abatement program. He said he could not see any downside to it at all.
Commissioner Clingan indicated his support for the Town Square project but said he wants to make sure the city does not bite off more than it can chew. It may be necessary to get some more private development involved to help close the gap.
Commissioner McInteer said she still has some questions in need of answers and is not ready to indicate a preference one way or another.
New Business – None
Town Square Public Space Report
Commissioner Newton said the ice cream social held on August 4 was very well attended. At the main booth people were given a passport and asked to visit all of the other booths where they could provide information about themselves and comments about the project. Many provided historical observations as well. At the end each name was entered for drawings. The entire proposed Town Square area was well marked.
The vast majority of those who attended were very positive about the project and happy to give input.
Commissioner Williams said she was present to staff the Environmental Science Center booth and was surprised to see how much time people were willing to spend talking about the project. There were some excellent conversations, and a huge amount of information was absorbed by those who attended. She said the only negative comments she heard expressed were focused on how the city would be able to pay for the project.
Commissioner Newton said the event reiterated in the minds of many that Burien has an open city government that cares about and wants to hear what its citizens have to say.
Commissioner Newton announced that the next Town Square steering committee meeting is slated for August 11 at City Hall at 7:00 p.m.
Director’s Report – None
Adjournment
Motion to adjourn was made by Commissioner Williams. Second was by Commissioner Sumner and the motion carried unanimously.
Commissioner Newton adjourned the meeting at 8:20 p.m.
Approved:
/s/ Robert Simpson-Clark, chair
Planning Commission
/s/ Scott Greenberg, director
Community Development Department