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HomeMy WebLinkAboutNotes, Meeting PLANNER 9/26/2013 • • •� PRE13-00024 - Development Issues Meeting for Proposed Gateway Mall Redevelopment 3000 Gateway Street(Map 17-03-22-00, TL 2109, 2200, 2218, 2219, 2300, 2305 and 2307) Q.1 Will the City require or recommend modifications to the existing or proposed pedestrian, bicycle or vehicle access and circulation routes? A: Planning is of the view that comprehensive site access and circulation changes will be needed for the Mall site. The modifications are needed for the proposed site redevelopment in addition to resolving various transportation-related issues that have not been satisfactorily addressed with previous land use applications. Transportation to comment. Q.2 How does the City recommend reconciling the proposed redevelopment project with the existing Gateway Mall Development Agreement? A: Staff recommends the developer submit a written request to have certain sections that are obsolete or no longer applicable removed from the 1988 Disposition & Development Agreement, as amended. CMO to comment. Q.3 In the context of the Site Plan Review Modification, please provide feedback on the available options for phasing construction of the proposed redevelopment and how that phasing needs to be represented with the Site Plan Review Modification application. Feedback from City staff on requirements for building elevations (SDC 5.17-120.A.9) for future phases would be appreciated. A: Staff recommends showing all currently proposed changes to the Mall property with the initial Site Plan Modification application. The land use approval — once granted — allows up to 2 years for the construction to be completed with provision for a one-year extension. If there are aspects of the redevelopment project that are initially approved but not completed within 2-3 years, the owner could submit a Minor Site Plan Modification application to renew the timeline on the incomplete elements. Each successive Minor Modification is a Type I process, which is less costly than the initial submittal and also doesn't require public notification. Staff is curious about any possible architectural themes or common elements that will be incorporated into the redevelopment project. For the Major Site Plan Modification the applicant shall provide information and details for the affected building elevations, including the principal mall building and outlying pads. If there are no immediate plans to construct a certain satellite pad building, an outline of the building footprint and anticipated floor area can be shown on the modified site plan. At such time as the site is ready to develop the building elevations can be submitted with a Minor Site Plan Modification application. Q.4 Please verify that the City has determined that the [existing] off street parking, bicycle parking and accessible parking for the mall currently complies with current SDC requirements. Please also verify that the number of existing parking spaces can be reduced proportional to the decrease in overall building area and provide guidance on what level of parking analysis/assessment will be required to support the redevelopment project. A: Staff advises that a parking analysis was completed for the mall property in 2007. At the time, the total calculated floor area for the Mall was determined to be 817,000 ft2 and there were 3,483 parking spaces on the site. This includes the outlying restaurant and financial services buildings, Big 5 Sporting Goods store, and former Circuit City building (now Wal-mart Neighborhood Market store) and their adjoining parking areas. It does not appear there was a differentiation between standard, compact, handicap accessible and other parking spaces in the overall parking count. Staff observes that with the recent Cabela's development on the west side of the mall there has Date Received: 9 2-VdDi3 Planner: AL been a net increase in the• number of parking spaces on th•ite, including compact, handicap accessible, and oversize (RV) spaces. The provision of handicap accessible parking spaces is based on the nature of the building occupancy and prevailing ADA requirements, and will need to be examined for each lease space within the reconfigured mall building. For the purpose of this project, staff recommends providing an "existing conditions" count of the parking spaces on the site including a breakdown of the parking space "type" (eg. handicap accessible, compact, standard, RV, etc.). If the applicant is proposing a change in the number of parking spaces, a narrative describing the proportional relationship between parking space provision and reconfigured overall floor area of the Mall will be needed. The applicant should demonstrate compliance with the City's Development Code parking space requirements for shopping centers. Staff will also be looking at parking space distribution and availability within the site, particularly in the anticipated "high demand" areas proposed on the perimeter of the Mall site. Additionally, if both the leasable floor area and overall parking space count is being reduced, the applicant should describe where and for what purpose the "lost space" is being reallocated. Q.5 Please provide suggestions and recommendations for expediting the site plan review modification and building permit review process. A: A pre-submittal meeting will be required for the Major Site Plan Modification application. This meeting is typically scheduled within 5-7 business days of its receipt. Following this meeting, the applicant can address the completeness items noted for the application and re-submit at their earliest convenience. Right now, the typical timeline for processing a Type II Major Site Plan Modification is approximately 40-50 days, depending on how many competing applications are in the queue. The applicant could request an expedited review of the Major Modification application, but this would come at significantly higher cost: application fees are approximately 3X higher for expedited review. There are certain minimum timelines that the City must meet for public notification and preparing a decision. With a 14-day public notification window and the need for staff and agency review, the timeline could be potentially compressed down to 3-4 business weeks with an expedited review. • Either of these approaches provide a land use decision — typically with conditions — within a compressed or standard timeframe. Ultimately, it will be the responsibility of the applicant and their project team to satisfactorily address any conditions of the land use approval, submit a Final Site Plan, execute a Development Agreement, and obtain various City permits such as Building Permits for the work. Responsiveness on the part of the applicant and their team can reduce turnaround and plan review time in order to streamline the approval process, with or without a request for expedited review. Heads Up Issues: • Lane Transit District will have an interest in how the area surrounding the transit platform is to be redeveloped. • The applicant is under no obligation to provide the names of prospective tenants for the lease spaces within the reconfigured mall site. • The I-5 channel provides a stormwater management function for much of the Mall site. This drainage • feature is a mitigated wetland that has been poorly maintained in the past. The City would like to re- engage the Mall ownership group on the need to establish an ongoing maintenance schedule for this channel. • Rivaai 4t, rjed 10 m dcoicewkopm fiha,c„-fra_ bet A, 8+� ZQ� Ta� $Ta-��7 Q & t :2:r_ crjn I 534,1 f .