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HomeMy WebLinkAboutPCDC Minutes 04/10/1978REGULAR MEETING ROLL CALL APPROVAL OF MINUTES MAY 4 1278 MINUTES OF MEETING PETALUMA COMMUNITY DEVELOPMENT COMMISSION APRIL 10, 1978 The regular meeting of the Petaluma Community Develop- ment Commission was called to order by Chairman Helen Putnam at 4:00 p.m. Present: Commissioners Balshaw, Bond, Hilligoss and Chairman Putnam Absent: Commissioners Cavanagh, Harberson and Perry The minutes of the regular meeting of March 13, 1978 were approved as mailed. LETTER FROM A letter dated March 28, 1978 addressed to the Commis - HISTORICAL RESTORATION sion regarding an owner participation agreement for AND DEVELOPMENT the restoration of the 1886 and 1911 McNear Buildings COMPANY RE 1886 AND was read by the Recording Secretary and ordered filed. 1911 MCNEAR BUILDINGS The owners of the building, Wallace Lourdeax and Jeff Harriman, made five specific requests in their letter for the Redevelopment Commission to participate with them in the revitalization of this section of the downtown, Items one through four pertain to street lights, curb and sidewalk restoration, trees, and street furniture. The fifth item relates to assistance with the redesign of the "A" Street Parking Lot. Finance Director John Scharer stated he felt items one through four are within the scope of the Redevelopment Agency to consider; however, item five pertaining to the "A" Street Parking Lot is a matter which has not been resolved, and Mr. Scharer indicated he did not feel it was the role of the Petaluma Community Development Commission staff to design such a project. The staff would be willing to work with the owners by defining the boundaries. He also stated the Senior Planner for the Community Development Commission, Fred Tarr, had reviewed the letter and had some com- ments to make regarding the overall design for the downtown area. Fred Tarr, Senior Planner, stated items one through four in the letter could be considered by the Commission as appropriate for owner participation agree- ments. The staff's recommendation is to prepare a limited urban design plan for the business district before approving any such proposals as the Commis- sion would be faced with individual owners creating their own plans for the fronts of the buildings. The staff's recommendation is to have the urban design plan prepared to present to the Commission to primarily include land- scaping, furniture, light fixtures, benches, possibly some ornamental sculp- tures, along with signing in the downtown area. Mr. Tarr indicated he had received some estimates for preparing a limited urban design study for the entire project area which would be between $7,000 and $10,000. The staff feels without some foundation to go with they will be faced with a piecemeal development along the streets. Commissioner Balshaw stated he felt the Historical Restoration and Development Company had already shown they were doing a very good job in their particular area, and this request is relatively minor. There is a style set for the area, and he would approve the request for the first four items. He also stated he did not see any conflict with item five regarding the parking lot and felt the Commission could go along with that request also. Chairman Putnam stated she felt the particular kinds of things being suggested would not conflict with an overall plan as this is a limited area, but she ques- tioned whether proceeding with the area would create any disservice to the overall urban plan. She also questioned whether this could proceed at the same time the plan was being prepared. Fred Tarr stated he would prefer to have an overall plan completed before anything is done and expressed some concern regarding the various types of street lighting, the tree plantings, etc. He also suggested various owners in the downtown area could request street lights in their vicinity which may not be compatible with those on the same street. -1- April 10, 1978 LETTER FROM Mr. Tarr stated he was afraid if the Redevelopment HISTORICAL RESTORATION Agency began such projects without any planning for AND DEVELOPMENT uniformity there wouldbe some problems. Mr. Bond COMPANY RE 1886 AND stated he wondered if uniformity is wanted in the 1911 MCNEAR BUILDINGS downtown area as there are different types of buiIJ- (Continued) ings from various eras which need to be considered. He specifically mentioned the three different types of buildings at the corner of Western Avenue and Kentucky Street. Commissioner Bond also stated he felt the historical buildings should be protected, Commissioner Balshaw suggested the Commission go along with the proposed project and give the staff 30 days to see,what the street furniture, the lighting and plantings should be. He also stated he felt there was no question that south of Western Avenue is going to be "old town". Chairman Putnam asked Mr. Lourdeax if he wanted to comment on the matter. Mr. Lourdeax stated they are talking about two light fixtures for the area, and they do not feel these would be any major problem. They have discussed the tree planting with the Assistant Public Works Superintendant, They feel the manner of planting should be to put the trees in the ground rather than into planters. He felt the only item which would require design would be the street furniture. Mr. Lourdeax indicated they are anxious to move along with the project and complete the restoration of the other half of the building. He also felt these types of projects will lure new businesses to the area. Commissioner Hilligoss questioned what the $7,000 figure quoted would cover, and whether it included the work of a consultant. She suggested there are private concerns in the City of Petaluma who could do the job. Mr. Scharer indicated this was a recommendation of the Project Area Committee that an urban design be done. in fact, the matter had been mentioned at the last Community Development Commission meeting. Chairman Putnam asked whether or not this particular area could not be considered a pilot project by itself in order for the -owners to move ahead. Perhaps the planting of the trees could be delayed until some decision is reached, but she suggested the pilot project proceed and it could be expanded. Chairman Putnam also stated the people who acquire older buildings and wanted to restore them are innovative. Mr. Tarr suggested the staff come back at the May meeting with some cost estimates and possible design and work with the Engineering Department on the tree planting. Mr. Tarr indicated they are not sure what is under the sidewalks in the area and care would have to be taken in planting trees. Mr. Scharer recommended the Commission direct the staff to come back at the May meeting with an owner participation agreement and a cost estimate in order for the owners of the property not to lose another month. Commis- sioner Balshaw requested that several plans be submitted for the project in order for the Commission to have a choice. General Counsel Larry Klose stated he did not think the fifth item in the letter pertaining to the "A" Street Parking Lot would be the proper use of C, public funds; however, he would research the matter, The matter of conferring a benefit to a private building may violate the constitutional restriction on the gift of public funds. Some discussion was then held on the fifth item in the letter regarding the "A" Street Parking Lot. Jeff Harriman stated they would like to work with the City on the "A!' Street Parking Lot to provide a better plan for parking on this lot. One of the suggestions he made was to have the City buy one and one half lots, and they would build another building on the other half lot. Mr. Harriman also stated they are looking for a clarification from the Commission to determine if the Commission wants to work with private developers. Exec- utive Director Robert Meyer pointed out if other buildings were built it would create a need for additional parking in the area. Mr. Lourdeax stated the appraisals done on the parking lot, one which they had done and the other by the City, are so far apart it may be necessary for them to build buildings on both of the lots. Commissioner Balshaw asked how many additional spaces the -2- April 10, 1978 LETTER FROM redesign of the "A" Street Parking Lot would create.. HISTORICAL RESTORATION Mr. Scharer indicated the preliminary study done by AND DEVELOPMENT the City Engineer indicated approximately 60 a.ddi- COMPANY RE 1886 AND tional spaces. Commissioner Balshaw also asked 1911 MCNEAR BUILDINGS whether potential alternatives had Tleen expl,orad,, (Continued) Scharer indicated these had been looked into. Exec- utive Director Robert Meyer stated the staff could work on the design of the area; however, it would be a matter of assigning priorities to the City Engineer's division. If the Com- mission wanted,a redesign done for the area it may be necessary to have the work done by other than City forces. He pointed out there is a need for parking in the downtown area not only in the vicinity of the "A" Street Parking Lot, but a determination needs to be -made whether or not the Keller Street will be designed as a single or a double deck facility. Commissioner Bond stated the conversation seems to indicate there will be a two-ti.ered garage at the corner of Keller and Western Streets; and he, for one, was not ready to vote on this issue at this time, He further stated he did not feel the Commission could figure what was going to happen on the "A" Street Lot based on that assumption. He further stated he felt it was improper for the City to be involved in the physical planning with a developer with whom the City is in negotiations. There was a brief discussion regarding the dif- ferences in the appraisals, and the fact the City had rejected the first set of plans drawn up for the "A" Street Parking Lot submitted by the developer. Both Mr. Lourdeax: and Mr. Harriman indicated they were looking for a compro- mise on the situation. The Executive Director indicated the matter is still in negotiation; however, if the principals wanted to make a counter offer the City would be willing to review it. The matter of the owner participation agreement and the various design pro- posals for the area to be reviewed at the meeting in May was discussed. The Executive Director asked if the Commissioners wanted to have adjacent property owners in the area notified of the meeting. Chairman Putnam stated she felt the meetings should be adequately noticed in the newspaper, and people should be encouraged to participate in the meetings. It was the general concensus of the Commission to have the owner participation agreement and several proposed plans for the area prepared for the May meeting. Chairman Putnam stated, in the meantime, she assumed the staff would continue to prepare alternative suggestions for parking, in general, in the downtown area. REQUEST I FOR OWNER A letter dated March 30, 1978 from the Petaluma Opera PARTICIPATION House Company and signed by Barnum Rawson Watkins, BUILDING RESTORATION Executive Partner, was read by the Recording Secretary NIELSEN BUILDING and ordered filed. The letter had five requests 147 - 149 KENTUCKY including the removal. of the Wilson Furniture Company STREET sign, the sandblasting of the two Wilson signs on each side of the building, the construction of an old style marquee in front of the building, the painting of the facade in a Victorian fashion, planting of trees, and installation of two cadmium lighted gas street lamps. Commissioner Hilligoss asked if these were appropriate projects for the Commission to undertake. City Attorney Larry Klose stated he had serious reservations regarding items one through four as to whether these would be the proper expenditure of public funds. The signs, but for the lack of enforcement, would probably have to be removed under the provisions of the sign ordinance, Mr. Klose also felt the marquee suggested would be in violation of the sign ordinance. The primary benefits of the . first four suggestions in Mr. Watkins' letter would be to the private building under Mr. Watkins' ownership. In reference to item five, the planting of the trees and the installation of two street lamps, Mr. Klose stated he could find no problem. Commissioner Balshaw stated he was impressed with the area in Eureka where the agency had provided the public improvements and private enterprise had com- pleted the remainder of the project. He questioned whether such a policy -3- April 10, 1978 REQUEST FOR OWNER might conflict with what has previously been proppsed PARTICIPATION by the Community Development Commission. If there BUILDING RESTORATION would be no conflict Commissioner Balshaw stated he NIELSEN BUILDING would like to propose the policy of public partici- 147 - 149 KENTUCKY pation in those areas from building face to building STREET face, General Counsel Larry Klose stated he felt this (Continued) would be more appropriate in those instances where redevelopment agencies get into improvements of prj,- vate buildings. It is usually because the building passes through the public agency. The public agency acquires the buildings, renovates them and then usually sells them at market value to be best used for an economic benefit. He felt that conferring an economic benefit without any substantial consideration in return would be questionable under constitutional rules regarding the expenditure of public funds. Mr. Klose then referred to item three on the agenda, a resolution requesting the City Council to adopt an ordinance which would give the Community De- velopment Commission the authority to review development projects in the central business district. He stated if such an ordinance is adopted it may assist in facilitating variances from such items as the sign ordinance and allow other special requests. Chairman Putnam asked Mr. Klose to research the matter of the expenditure of public funds and advise the Commission at the next meeting. Commissioner Balshaw stated if it is to be the Commission's policy to participate only in the public improvements, he could see no reason for the General Counsel to research the matter. Chairman Putnam asked what would be the status of the proposed marquee in front of the building if such a policy is adopted. Mr. Klose suggested perhaps Commissioner Balshaw might want to add that the Commission would assist in facilitating some of these types of private proposals; but if it is to be the policy that only public improvements are to be included, there would be no use in researching the matter further. Finance Director John Scharer indicated he felt the policy was already contained in the Redevelopment Plan; and since Mr. Klose has not had an opportunity to review the entire plan, the staff could determine if another resolution would be necessary. Discussion then turned to the proposed use of the building when it is refur- bished. Mr. Barnum Watkins stated he felt the Commission should review their policy if they want to have any control over the buildings in the central business district. One suggestion he made was for the Commission to purchase the facades of important buildings in the downtown area. Mr. Watkins stated this is not a new concept as it has been done in Santa Cruz. He felt this was a priority the Commission should consider. He felt the preservation of Victorian buildings would make the area more attractive, bring in more busi- ness, and add a level of quality to the community. As far as the use for the building at 147 - 149 Kentucky Street, Mr. Watkins stated it was not his intention to use the building for small shops. Mr. Watkins also stated there are two years left on the lease for the first floor which is 10,000 square feet; and during that two-year period, he would consider how the building is going to be used. Some thought has been given to using it for a performing arts building. Mr. Watkins stated he felt these things need more considera- tion than has been given at this particular meeting. 0 Chairman Putnam stated if it was the wish of the Commission, a policy state- ment could be prepared in resolution form for the next meeting for the Com- mission's consideration. Mr. Klose stated redevelopment commissions do have some unusual powers, but he felt a thorough examination was necessary. Based on what he finds in his research, he could draft some alternatives for the Commission's consideration. Executive Director Robert Meyer also pointed out the building has been con- sidered as a historical landmark and the City Council, at their meeting of April 17, 1978, would be asked to make comments to the State Department of Parks and Recreation regarding the building. The Commission took no action on Mr. Watkin's letter, and Chairman Putnam indicated the draft analysis and the legal determination to be prepared by Larry Klose would be considered by the Commission at their May meeting. -4- April 10, 1978 DISCUSSION REGARDING General Counsel Larry Klose stated the draft ordinance EXEMPTING THE CENTRAL presented to the Commission is the result of a request BUSINESS DISTRICT by staff and the direction of the Commission. The REDEVELOPMENT PROJECT proposed ordinance would exempt the project area from FROM THE JURISDICTION the ordinary planning process and 2:estrictions as w&I-, OF THE PLANNING COM- as the limitations of the Zoning Ordinance. Executive MISSION AND THE Director Robert Meyer stated there had been a question ZONING ORDINANCE raised regarding the right of appeal under the pro- visions of the ordinance. This would give the Com- mission the authority to work in the area with more flexibility. The Community Development Commission would review the plan; and if there was difficulty, the appeal would be made to the Commission. Mr. Meyer also stated these provisions could have been included in the original Redevelopment Plan; however, the City wanted to see how development would occur before adopting the regulation. Commissioner Balshaw stated he was opposed to exempting the downtown area from the provisions of the Zoning Ordinance. Also, he felt the Council should retain the right of appeal. He did not feel the Community Development Commis- sion should do Planning Commission work. He also questioned the legality of exempting all zoning items. General Counsel Larry Klose stated in the city where he previously worked the City Council was also the Redevelopment Agency. In this particular city, the redevelopment agency had entire jurisdiction over the planning process. Although it was somewhat controversial in that city, the officials thought it was more important to facilitate redevelopment. Commissioner Balshaw suggested the Commission establish policies for the Planning Commission and direct them to develop the downtown in accordance with the developed plan. The proposed ordinance would allow the maximum flexibil- ity to the Commission. Mr. Klose stated there are alternatives, however, which could be set up such as a historical zoning overlay to establish certain rules and regulations that would apply to certain sections. One of the justi- fications given for the proposed ordinance, however, was that it would cut red tape, especially where there would be private participation. Mr. Klose stated there are, however, other mechanisms to achieve the same results. Executive Director Robert Meyer stated there was a feeling by the builders in the area that if'they only had one body to work with instead of two it would facilitate matters. 'If their building happens to lie within the redevelopment project area, they must first appear before the Planning Commission and then the Community Development Commission. Mr. Meyer also stated the Community Develop- ment Commission now has a planning staff who can spend the time on the projects. Mr. Meyer also stated the proposed ordinance was suggested merely to expedite matters which concern projects within the redevelopment area.' Chairman Putnam questioned whether it would be possibletowait until a problem arises then try to reach a solution and asked if there was a project which would be coming before the Commission sometime in the future. Senior Planner Fred Tarr stated the one currently being proposed is for the Golden Concourse-, Chairman Putnam then stated perhaps the Commission should wait and see how the problem is resolved before taking any action on the ordinance. Commissioner Bond stated there'probably will be a time when Council members will not be serving as members of the Community Development Commission, and there will be a separate redevelopment commission apart from the Council. He stated he felt now, however, the checks and balances of the Planning Commis- sion are important. The time when there is a separate body sitting as the Commission would be the time to adopt the proposed rules. Commissioner Hilligoss stated she would be in favor of the legislation in order to expedite the developments proposed in the central business district. Anything that would speedup the process would be helpful. Chairman Putnam stated it appeared the Commission was not going to take any action on the matter and asked Larry Klose to research other cities other than Vallejo which may be working within the framework suggested by the proposed ordinance. -5- April 10, 1978 ADJOURNMENT There being no further business to come before the Commission, the meeting was adjourned at 5:35 p. -m - Attest: Reding Secretary Chairman