Councilmembers present: Dwight Thompson, Mayor pro tempore (6:10 p.m.); Alan Kiest, Carolyn Armanini, Mary Jane Goss, Nate Herzog, Roger Olstad, Ed Sterner (6:55 p.m.)

Task Force members present:  Florence Wright, Joel Paisner, Shary Van, Lloyd Skinner, Pamela Brown, Karen Sluiter, Robert Sindelar

Staff present:  David R. Hutchinson, Mayor; Karen Haines, City Administrator; Stephen Bennett, Planning and Building Director; Sarah Phillips, Community and Government Affairs Manager; Dennis Peterson, Police Chief; Susan Stine, City Clerk

Others present:  15 visitors

CALL TO ORDER

Mayor Hutchinson called the City Council study session meeting to order at 6:09 p.m.

ADOPTION OF AGENDA

There being no objection, the study session agenda was adopted as presented.

AGENDA ITEMS/DISCUSSION
REPORT - Sustaining a Livable Lake Forest Park Town Center Study

Hutchinson thanked the task force members for their commitment to completing the Sustaining a Livable Lake Forest Park Town Center study.  Hutchinson noted that Cmbrs. Olstad, Goss and Sterner have served as task force members and that Olstad, as task force chair, would present the report to the council.

Olstad provided a brief overview of the project, its objectives and the role of the task force.  He noted that the task force plans to hold another meeting to discuss issues related to parking and housing density on the site.  He described the key findings that were considered and the community outreach process.

Task Force Mbr. Brown discussed the task force vision for the town center.

Mbr. Paisner reviewed the three design examples representing the community’s vision and discussed the principles and considerations contemplated for creating an economically and physically vibrant town center. Paisner said that the task force recognizes that this is an opportunity for the city to prepare for and shape the future of the Town Center.

Mbr. Wright reviewed regulatory and policy recommendations regarding the sale and purchase of the town center and the change from a shopping center to a mixed use center with housing, retail and public spaces.

Mbr. Sindelar discussed issues related to the city’s current business and occupation tax and noted that the task force recommends retaining the tax at the present time.  Regarding signage issues, the task force supports the continuation of the city’s efforts to review and amend the current sign ordinance.  Sindelar also noted that the task force recommends negotiating a development agreement with the future developer.  He discussed issues related to the stream corridor acquisition option and the task force recommendation to assess the options, costs and tradeoffs with prospective developers.

Mbr. Sluiter reviewed issues related to the Town Center boundary and noted that the task force recommends no expansion to the west for commercial or mixed use development and consideration of possible purchases for open space or flood control purposes.  Sluiter noted that the task force took no position on future cottage housing, noting that this issue was not part of the task force’s charge.

Sluiter reviewed issues related to transportation and discussed task force recommendations regarding transportation, access and site circulation.  The recommendations include retaining the existing signalized access points but exploring options for improvements in any redevelopment proposal; maintaining unsignalized driveways along Bothell Way Northeast, Ballinger Way Northeast, and Brookside Boulevard Northeast; and improving internal roadways within the site.  Sluiter noted that the task force is still considering issues related to parking at the Town Center.

Mbr. Brown discussed transportation issues related to bicycle and pedestrian access and transit service.  Brown said that the task force recommendations include pedestrian enhancements to improve access to and within the site as well as to nearby amenities such as city parks and the Burke Gilman Trail.  She also noted that the task force recommends working with the future developer to explore and plan for transit enhancements.

Mbr. Skinner discussed land use issues related to land coverage, setbacks, residential use and density, building height and parking requirements.  Skinner said that the task force recommendations include updating code requirements regarding land coverage to allow the market, zoning and planning to determine density and to encourage green space on the site; considering changes to setbacks while being mindful of adjacent properties in negotiating a development agreement; removing the current restrictions related to residential use while maintaining the center’s commercial and retail vitality; raising the height limit with appropriate setbacks and consideration for neighboring properties; and reducing the retail parking requirement subject to a traffic impact study.

Olstad introduced Bonnie Berk of Berk & Associates, the city’s consultant for the Sustaining a Livable Lake Forest Park Town Center study.

Berk said that the city has an opportunity to shape the future of the town center and to respond to the community’s needs and preferences through this process.  She discussed elements of the study and how the task force recommendations would help the city best prepare itself for the sale of the shopping center.  Berk noted that the recommended implementation steps include council consideration of and action on the task force recommendations including the proposed revisions to the land use code and the development of design guidelines.  Taking these steps would communicate the community’s preferences and values to prospective developers. 

Berk praised the diligent and thoughtful work of the task force members in analyzing the community’s needs and preferences and in identifying current regulatory barriers. She expressed appreciation for the community’s involvement in this process and for the city’s unique features.

Berk said that the task force respectfully presents its report to the council with the exception of the elements regarding parking and housing density.  Berk said that she and the task force members recognize that completion of this process will require time and energy of the council, commissions and staff. 

Olstad thanked his council colleagues for their attention to the report and expressed his appreciation to the task force members for their participation in the presentation of the findings.

Hutchinson thanked the task force members and the firm of Berk & Associates for their commitment to a thorough and inclusive process and an excellent report.  He noted that questions regarding portions of the report still remained for three task force members.

Cmbr. Thompson thanked Cmbr. Olstad for his able leadership as chair of the task force and all of the members for their time and commitment to the study.  He expressed his interest in receiving comments from the three task force members regarding their concerns.

In response to a question from Thompson, Berk said purchase of a stream corridor swath to upgrade the stream and create a greenbelt within the mall site could have an impact on the square footage available for development.  Olstad said that the task force agreed that the stream should not be hidden behind the fence, and purchase of a corridor should be considered if necessary.

In response to a question from Thompson, Skinner said that the building height issue was the subject of lively discussions at the community forums, and citizens seemed to support the increased height if it is done right. 

Paisner said that the proposed residential/commercial mix would help draw the right developer and retailers to the site.  He noted that the task force agreed that the site seems too big for a neighborhood shopping center and too small for a regional shopping center.

In response to a question from Thompson, Skinner said that the task force agreed that the Town Center site should not address the city’s goals for affordable housing.

In response to a question from Thompson, Cmbr. Goss said she has been concerned regarding the limited outreach to the Sheridan Beach community.  Olstad said that a meeting has been scheduled with the Sheridan Beach neighborhood to provide a report on the study.

Cmbr. Kiest noted that he had attended the three community forums and judged them to be well-organized and very focused.  Kiest said that this study should be viewed in the context that the city was formed based on the community’s unhappiness with the construction of a shopping center on the Town Center site.  He suggested that it would be helpful to see a street view of the proposed change in building height to determine how the site would look from the outside or surrounding properties.

Cmbr. Herzog said that he would be interested to know if there are other models in the area that would be a potential example.  Berk said that Juanita Village was discussed; however, the task force talked about many examples.  Mbr. Van said that Juanita Village is a good example of scale.

Berk noted that several large tenants have long-term leases, which will have an impact on the time frame of any future redevelopment.

Cmbr. Armanini recommended the addition of a caveat that any potential changes would take some time and said that this would allay some fears.  Berk expressed her appreciation for the suggestion and said that this could be done at the front of the report.

Herzog asked what form these recommendations should take for council action, and Berk discussed the development of a developer agreement with the aid of land use counsel and noted the examples of Snoqualmie and Issaquah Highlands.

In response to a question from Kiest, Sterner said that after reviewing the economic analysis, the task force determined that the economic impact should not be the driver.  He suggested that the reason to provide for future development is to have a vibrant and inviting Town Center.

Sindelar noted that economic analysis indicated there is opportunity for improvement at the Town Center.

There being no further questions, Olstad noted that the final report of the task force would be completed within the next few weeks. He noted that due to the council’s busy schedule through the end of the year, council action on the recommendations could be deferred to early 2005.

Hutchinson thanked the task force members and Bonnie Berk of Berk & Associates for the report on the Sustaining a Livable Lake Forest Park Town Center study.

ADJOURNMENT

There being no further comments, the Council study session meeting was adjourned at 7:27 p.m.

Susan Stine, City Clerk

David R. Hutchinson, Mayor

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