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HomeMy WebLinkAboutQT Agenda BillAB - 1881 City Council Regular Meeting - 03 Apr 2017 SUBJECT/TITLE: Quendall Terminals Public Hearing RECOMMENDED ACTION: Council Concur DEPARTMENT: Community & Economic Development STAFF CONTACT: Vanessa Dolbee, Current Planning Manager EXT.: 7314 FISCAL IMPACT SUMMARY: N/A SUMMARY OF ACTION: The proponents for the Quendall Terminals land use application have requested the City consider a Development Agreement. The Land Use application consists of a request for Master Site Plan, Binding Site Plan, a Shoreline Permit, and now a Development Agreement for the construction of a mixed-use development located at 4350 Lake Washington Blvd. The site is 21.46 acres and is zoned Commercial/Office/Residential (COR). The Enhanced Alternative would contain 692 residential units, 42,190 square feet of commercial uses (retail and restaurant), 1,352 parking spaces, and 12.9 acres of parks/open space. A Public Hearing is tentatively scheduled for the subject land use application on April 18, 2017. The requested Development Agreement establishes the new Enhanced Development Alternative and allows for an extended time frame for the land use entitlements and associated development standard vesting from 5 years to 10 years, with a possible 5 year extension, for a total of 15 years. A public hearing is required to be held by City Council when considering a Development Agreement. However, there is an opportunity to consolidate the required public hearing for the Development Agreement with the public hearing for the land use entitlements with the City’s Hearing Examiner. By consolidating the public hearing process for both the land use entitlements and the development agreement, the public will be able to comment on both the development project and the associated development agreement at one public hearing. Se cond, the Hearing Examiner would have the benefit of considering all aspects of the project and associated public comments when making a decision on the land use entitlements and a recommendation to City Council. A consolidated public hearing process would streamline and simplify the public process for the overall project. The final decision authority on the Development Agreement would remain with City Council, following a recommendation provided by the City’s Hearing Examiner. EXHIBITS: A. Draft Development Agreement STAFF RECOMMENDATION: The Administration recommends consolidating the public hearing process for both the land use entitlements and the development agreement and deferring this process to the City's Hearing Examiner. Draft Quendall Terminals Development Agreement Page 1 When Recorded, Return to: CITY CLERK’S OFFICE City of Renton 1055 S. Grady Way Renton, WA 98055 DEVELOPMENT AGREEMENT FOR QUENDALL TERMINALS Grantors: The City of Renton and Quendall Terminals Grantees: The City of Renton and Quendall Terminals Abbreviated Legal Description: TO BE INSERTED Additional Legal Description on Page 15 of Document (Exhibit A) Assessor’s Property Tax Parcel/Account Number: 2924059002 OR □ NOT YET ASSIGNED THIS DEVELOPMENT AGREEMENT (“Agreement”) by and between the CITY OF RENTON, a municipal corporation organized and existing under the laws of the State of Washington (“City”), and QUENDALL TERMINALS, a Washington joint venture, its successors and assigns (“Developer”), is made and entered into this ____ day of ________ , 2016 (the “Effective Date”) pursuant to the authority of RCW 36.70B.170 et seq. The City and Developer are the Parties to this Agreement. RECITALS A. Developer is the developer of that certain real property comprising 20.3 acres more or less located between Lake Washington and Lake Washington Boulevard, and that certain real property comprising 1.2 acres more or less across the railroad right of way to the east, both within the municipal bo undaries of the City of Renton in King County, Washington, and legally described on Exhibit A attached hereto and depicted on Exhibit A-1 (the “Quendall Property” or “Property”)). B. Developer intends to develop the Quendall Property as a mixed-use multi-family residential development (the “Project”), as more particularly described in land use applications, LUA09-151, on file with the City of Renton and, subject to this Agreement, including the Enhanced Alternative described herein. Project development may be phased, subject to the conditions of the Hearing Examiner’s Decision. Draft Quendall Terminals Development Agreement Page 2 C. The Quendall Property has received a Superfund designation from the U.S. Environmental Protection Agency (“EPA”) and Developer is currently working on a remediation plan with the EPA. This Agreement pertains to redevelopment of the remediated Property. The Parties intend that this Agreement be construed to enable development authorized by the Hearing Examiner’s Decision on the Master Plan and subsequent necessary and/or appealed land use decisions. Such development shall contain at minimum the attributes identified as Project Elements in Section 3 and comply with all conditions and amenities identified in the approved Master Plan. Development would occur in a manner consistent with post-remediation site conditions and such controls as are imposed by or agreed to with the EPA. For instance, if remediation is undertaken in phases, then Project phasing may be coordinated to occur first on remediated areas of the Property, pending a City approved final phasing plan that is consistent with the phasing conditions of the Master Plan Decision or any subsequent land use actions. D. Developer submitted Project applications for a Master Plan approval, Binding Site Plan approval and Shoreline Substantial Development permit, which applications were deemed complete by the City on February 10, 2010 (together, the “Initial Project Applications”). E. Pursuant to the State Environmental Policy Act, Ch. 43.21C RCW (“SEPA”), the City issued a Draft Environmental Impact Statement (the “DEIS”) on December 10, 2010, on the Initial Project Applications and alternatives. In response to comments on the DEIS, Developer developed a Preferred Alternative that was downsized from the DEIS, and office space was removed from the proposal. Key Project specifications of the Preferred Alternative are set forth in the Master Plan application materials, LUA09-151 and attached to the Staff Report to the Hearing Examiner as Exhibits. The City issued an addendum to the DEIS on October 19, 2012, which addressed the Preferred Alternative (the “Addendum”). A Final Environmental Impact Statement (the “FEIS”) and Mitigation Document were issued on August 31, 2015. F. In January 2016, at the City’s request, Developer updated the Initial Project Applications plan sets to reflect the Preferred Alternative and incorporate plan set level components of the specified SEPA mitigation measures. G. Pursuant to the Revised Code of Washington Chapter 36.70B.170 et seq. (“the Development Agreement Statute”), the City may enter into a development agreement with an entity having ownership or control of real property within its jurisdiction. H. A development agreement can provide for an extended duration of approvals. The Developer is willing to incorporate more public benefits into the Project, as specified in the Enhanced Alternative set forth herein, in exchange for extended permit duration. Draft Quendall Terminals Development Agreement Page 3 I. It is the intent of this Development Agreement to provide for development of the Project using the Enhanced Alternative addressed herein, together with all other terms and conditions of this Agreement, provided, however, that the Parties acknowledge that Project applications for the Enhanced Alternative are subject to hearing and decision by the Renton Hearing Examiner as provided under Renton Municipal Code Sections 4-9-200(D)(1) and 4-8-070(J). J. The City’s Responsible SEPA Official has reviewed the Project changes proposed under the Enhanced Alternative and this Development Agreement in accordance with SEPA, and has issued a determination of consistency with the existing SEPA review. The DEIS, Addendum, FEIS, and Determination of Consistency together constitute the “Project-level SEPA Review.” K. The City Council held a public hearing on this Development Agreement on ____________, 2017. L. The City has found that development of the Enhanced Alternative of all or portions of the Quendall Property consistent with this Agreement and the associated land use decisions will benefit the community at large including the Quendall Property. NOW THEREFORE, in consideration of the mutual agreements of the Parties set forth herein, as well as other valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the Parties hereby covenant and agree as follows: AGREEMENTS 1. ADDITIONAL DEFINITIONS. Development Regulations mean those regulations encompassed in Title IV of the Renton Municipal Code (“RMC”) in effect on the Vesting Date. Enhanced Alternative means the Project substantially as described in the Project Elements at Section 3 and on the Master Plan and associated conditions of approval as approved by the Hearing Examiner. Land Use Policies and Regulations mean Renton Comprehensive Plan land use designations and policies, and the Development Regulations, in effect on the Vesting Date. Master Plan Decision means the decision of the Hearing Examiner on the Master Plan, Shoreline Substantial Development Permit, and Binding Site Plan applications under LUA09-151. RMC means the Renton Municipal Code. Draft Quendall Terminals Development Agreement Page 4 The Vesting Date is February 10, 2010, the date that the City determined that Developer’s applications for a Master Plan approval, Binding Site Plan approval and Shoreline Substantial Development permit were complete. 2. BASIS OF AGREEMENT. 2.1 Intent. This Agreement establishes certain roles and responsibilities for the potential redevelopment of all or a portion of the Quendall Property under the Enhanced Alternative described in Section 3 herein, including but not limited to Developer commitments that development of the Master Plan shall be consistent with the vested Land Use Policies and Regulations and the terms and conditions of this Agreement and any associated land use decisions for the project. It is the intent of this Agreement that redevelopment may be phased according to the principles set out in this Agreement, subject to City of Renton approval and the conditions set forth in the Master Plan Decision. 3. PROJECT ELEMENTS. The Project Enhanced Alternative shall include the Project Elements which includes the following: 3.1 Enhanced Alternative. The Parties agree that the following enhancements to the Preferred Alternative are in the public interest and support Project objectives. The Parties agree that the Project with the Enhanced Alternatives should be taken through the Hearing Examiner process in accordance with RMC 4-9-200(D)(1) and 4-8-070(J). 3.1.1 1.3 acres of the southwest corner of the Project shall be a public park constructed by the Developer and maintained by the Homeowners’ Association, open for public use between the hours of dawn to dusk; 3.1.2 Retail/restaurant/office space and street activation (fountains, artwork, etc.) shall be required at street level along Street B and along the lakeside frontage of residential buildings and other street frontage as necessary to qualify for a minimum of 50 percent of the building street frontage at a minimum depth of 20 feet of the project site; 3.1.3 The developer and the City will collaborate in the development of a public dock/pier associated with the public park. The Developer and City shall jointly develop a future dock proposal for permitting and environmental review that addresses public and Project interests to the parties’ mutual satisfaction (“Future Dock Proposal”). The City will be responsible for obtaining all required permits. The Developer shall fund permitting costs for the Future Dock Proposal and construct the dock and any required mitigation, provided that both the City and Developer approve of the final dock design, budget, and all dock permit conditions. Should the EPA or either party not approve the dock location and design the City and the developer will Draft Quendall Terminals Development Agreement Page 5 work together to develop an alternative proposal to allow for access to Lake Washington while meeting the requirements of the EPA. The Future Dock Proposal, design and permitting shall be completed within the first five (5) years of the term if this agreement. The Future Dock Proposal shall be constructed and completed for public access within this first ten (10) years of the term of this agreement. All work related to the Future Dock Proposal shall be permitted, constructed, and final inspection completed prior to final occupancy of the last building in the Master Plan. 3.1.4 The Parties agree that the City shall have the right and the Developer is required, following year five of the Initial Term of this Agreement as defined in Section 4, to conduct an updated transportation analysis in compliance with SEPA (the “SEPA Transportation Update”), which shall be subject to City review. In order to impose requirements of the SEPA Transportation Update, the property owner shall be required to provide written notice to the City, after the foregoing time trigger has occurred, that the SEPA Transportation Update (the “Update Notice”) will be performed. The Transportation Update shall result in written findings and conclusions, and may result in a recommendation for reasonable new future permit conditions and mitigations for the Project, if required based on changed conditions and associated Project impacts. If the SEPA Transportation Update identifies significant adverse transportation impacts of the Project that are not mitigated in the original SEPA transportation analysis, then the City may impose additional mitigation to address such unmitigated Project impacts. 3.1.5 Building SW4 shall be constructed at no more than 3 floors over parking, building SW3 shall be constructed at no more than 4 floors over parking, and all other buildings shall be constructed at no more than 5 floors over parking. 3.2 Mitigation Plan. The Mitigation Plan consists of the mitigation document issued on August 31, 2015 and any mitigation conditions added by the Hearing Examiner in the Master Plan Decision. In addition the mitigation plan will include any new transportation permit conditions and transportation mitigation requirements for the Project as a result of the Transportation Update following year five. The Mitigation Plan also will include any new transportation permit conditions and transportation mitigation requirements for the Project as a result of the Transportation Update following year 10 of the Initial Term of this Agreement, if a permit extension under Section 4 of this Agreement is requested and permitted. 3.3 Project Phasing. Development of the Project may be phased consistent with the approved Master Plan and SEPA Mitigation Document and any subsequent land use approvals such as site plan review, both during remediation and for purposes of Developer’s development program, including in response to market conditions. The City and the Developer acknowledge that, generally, site remediation under EPA’s oversight will occur before Project development, provided, however, that during remediation the Developer may install certain Project infrastructure Draft Quendall Terminals Development Agreement Page 6 components. The Parties further agree to allow phasing according to the following phasing principles, provided, however, that the Parties may determine that a more detailed Project Phasing Plan will be prepared to govern Project Phasin g: 3.3.1 A Project Phase may include one or more Project Lots. Alternatively, a Project Phase may include one or more Project Buildings, as such Buildings are defined and depicted in the Quendall Terminals Master Plan, LUA09-151. 3.3.2 Each Project Phase shall have all required infrastructure and mitigation for the phase in place at the time of certificate of occupancy, or final inspection if the phase or use does not require a certificate of occupancy, sufficient to provide pedestrian and vehicular access, utilities and public facilities including parking areas for bicycles and vehicles, site amenities identified for the phase and semi-private open space. 3.3.3 Development of Lots or Buildings abutting Street B may be prioritized to be the first Project Phase(s) of development, provided, however, that the Parties agree to consider alternative Project Phasing priorities if needed in response to sequenced remediation. 3.4 Duration of Project Permits. Provided that Project permits are approved by the Hearing Examiner, all City land use permits and approvals issued for the Project shall enjoy a duration through the term of this Agreement, including any extensions under Section 4. 4. TERM. The term of this Agreement shall begin on the Effective Date and continue for ten years from the earlier of (i) the date of issuance of the EPA’s Record of Decision, or (ii) the Hearing Examiners Decision and/or any subsequent appeal decision dates (“Initial Term”). This Agreement shall remain in effect during i ts term unless and until Developer (owning at least 51 percent of the Quendall Property by assessed value ((excluding any City-owned land)) gives notice of termination. If 51 percent of the residential and commercial space has been constructed and received a Certificate of Occupancy (CO) then the City may extend this Agreement, following a second SEPA Transportation Update, upon Developer’s request 30 days in advance of the sunset date, for one additional five-year period of time. 5. VESTING. 5.1 Project Elements, Development Standards and Implementing Approvals. In accordance with the Development Agreement Statute, Developer is vested to the Development Regulations in effect on the Vesting Date, which extends to City of Renton ordnance number 5523. Draft Quendall Terminals Development Agreement Page 7 5.2 Vesting Exceptions. During the term of this Agreement, the City shall not impose on the Project any modified or new or additional Development Regulations, except any new federal or state statutes, rules, regulations, administrative interpretations or court decisions that add regulatory requirements on the City that it must enforce that are not subject to a “grandfather” or “safe harbor” clause that would delay the City’s enforcement responsibility beyond the life of this Agreement. 5.3 City’s Reserved Authority. In accordance with the Development Agreement Statute, RCW 36.70B.170(4), the City reserves the authority to impose new or different Development Regulations to the extent required by a serious threat to public health and safety. 6. GENERAL PROVISIONS. 6.1 Authority; Severability. The City and Developer each represent and warrant it has the respective power and authority, and is duly authorized to execute, deliver and perform its obligations under this Agreement. The Partie s intend this Agreement to be interpreted to the full extent authorized by law as an exercise of the City’s authority to enter into such agreements, and this Agreement shall be construed to reserve to the City only that police power authority which is proh ibited by law from being subject to a mutual agreement with consideration. This Agreement shall be binding upon and inure to the benefit of the successors and assigns of Developer and the City. If any provision of this Agreement is determined to be unenforceable or invalid by a court of law, then (i) this Agreement shall thereafter be modified to implement the intent of the Parties to the maximum extent allowable under law, (ii) the Parties agree to seek diligently to modify the Agreement consistent with the court decision, and (iii) neither party shall undertake any actions inconsistent with the intent of this Agreement until the modification to this Agreement has been completed. 6.2 Amendment; Minor Modifications. Any amendment to this Agreement must be approved by the City and Developer so long as it owns any portion of the Quendall Property or retains any responsibility for off-site mitigation, other obligations under this Agreement, or obligations pursuant to any Record of Decision or any NRD settlement. Notwithstanding the foregoing, upon request of Developer, a designated City official may approve administrative minor modifications to the Development Standards, which administrative modifications shall not be deemed amendments to this Agreement. Administrative minor modifications mean those changes to the Development Standards that do not materially increase impacts on transportation or utility systems or the environment, taking into account agreed upon mitigation, and those modifications which do not materially reduce buffers or open space. Any modifications of Development Standards shall require the written consent of Developer and the City, including administrative minor modifications under this section. Draft Quendall Terminals Development Agreement Page 8 6.3 Recording; No Third Party Beneficiary. Pursuant to the Development Agreement Statute, RCW 36.70B.190, this Agreement or a memorandum thereof shall be recorded with the King County Recorder’s Office. This Agreement is made and entered into for the sole protection and benefit of the Parti es, their successors and assigns. No other person shall have any right of action based upon any provision of this Agreement. 6.4 Notices. All communications, notices and demands of any kind which a party under this Agreement requires or desires to give to any other party shall be in writing and either (i) delivered personally (including delivery by professional courier services), (ii) sent by facsimile transmission with an additional copy mailed first class, or (iii) deposited in the U.S. mail, certified mail postage prepaid, return receipt requested, to the addresses set forth with each signature. Notice by hand delivery or facsimile shall be effective upon receipt. If deposited in the mail, notice shall be deemed delivered 48 hours after deposited. Any party at any time by notice to the other party may designate a different address or person to which such notice or communication shall be given. If to the City of Renton: Renton City Hall Attn: Mayor Attn: Development Services Director 1055 S. Grady Way Renton, WA 98057 If to Quendall Terminals: Quendall Terminals Attn: Robert Cugini P.O. Box 359 Renton, WA 98057 and to J.H. Baxter & Co. Attn: Georgia Baxter P.O. Box 5902 San Mateo, CA 94402-0902 With a copy to: Campbell Mathewson CenturyPacific, LLLP Draft Quendall Terminals Development Agreement Page 9 1201 Third Avenue, Suite 1680 Seattle, WA 98101-3029 Davis Wright Tremaine Attn: Lynn Manolopolous 777 108th Avenue NE, Suite 2300 Bellevue, Washington 98004-5149 Cable Huston LLP Attn: James E. Benedict 1001 SW Fifth Avenue Suite 2000 Portland, Oregon 97204-1136 T. Ryan Durkan Hillis, Clark, Martin & Peterson P.S. 999 Third Avenue, Suite 4600 Seattle, WA 98101 6.5 Applicable Law and Venue. This Agreement shall be governed by and construed in accordance with the laws of the State of Washington. Any action with respect to this Agreement shall be brought in King County Superior Court, Washington. 6.6 Multiple Originals. This Agreement may be executed in two (2) or more facsimile or .pdf counterparts, each of which shall be deemed an original, but all of which together shall constitute one instrument. 6.7 Headings; Recitals and Attachments. The headings in this Agreement are inserted for reference only and shall not be construed to expand, limit or otherwise modify the terms and conditions of this Agreement. The recitals to this Agreement and Exhibits A are incorporated in this Agreement by this reference as if fully set forth. 6.8 Dispute Resolution. 6.8.1 If any dispute arises out of any aspect of this Agreement, the Parties must first try in good faith to settle the dispute through mediation. This mediation must commence within 60 days after any party to the Agreement notifies the other party requesting mediation to resolve a dispute. 6.8.2 If the Parties are not able to resolve their dispute through mediation, they agree to submit the matter for resolution through binding arbitration. The arbitrator shall be mutually chosen by both Parties. In no case may a mediator who Draft Quendall Terminals Development Agreement Page 10 has mediated a claim serve as the arbitrator on the same claim. If the Parties cannot agree on an arbitrator, either party or the Parties jointly may apply to the presiding judge of the King County Superior Court to appoint an arbitrator. The arbitrator will consult with the Parties and establish the rules and procedures for the arbitration that, in light of the nature of the matter under dispute, will provide an efficient and fair means for each of the Parties to present its case. Among other things, the arbitrator will establish a schedule for completing the arbitration and issuing a decision. The decision of the arbitrator will be final and may be enforced by an action brought in King County Superior Court. In such an action, the prevailing party is entitled to recover all costs and expenses, including all legal fees, incurred in that action. 6.8.3 The Parties will bear the costs of retaining a mediator or an arbitrator equally. Draft Quendall Terminals Development Agreement Page 11 IN WITNESS WHEREOF, this Agreement has been entered into by the City and Developer effective on the last date of signature below. DATED this _____ day of ____________________, 2017 Joint Venture known as QUENDALL TERMINALS By:__________________________ Altino Properties, Inc. Its:Authorized Representative By:__________________________ Robert Cugini Its: Vice President Date: ________________________ CITY OF RENTON By: Denis Law Mayor Date: ________________________ ATTEST: By:___________________________ Jason A. Seth City Clerk Draft Quendall Terminals Development Agreement Page 12 ACKNOWLEDGEMENTS STATE OF ___________ ) ) ss: COUNTY OF ___________ ) On this _____ day of _______, 2016, before me, a Notary Public in and for the State of _______, County of ________, personally appeared ________________, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed this instrument, who has produced sufficient proof of his/her power and authority to execute and sign the instrument in the name of and on behalf of QUENDALL TERMINALS, to be the free and voluntary act and deed of said association for the uses and purposes mentioned in the instrument. IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day and year first above written. NOTARY PUBLIC in and for the state of ______________________. Notary (print):______________________ My appointment expires: _____________ Draft Quendall Terminals Development Agreement Page 13 STATE OF ___________ ) ) ss: COUNTY OF ___________ ) On this _____ day of _______, 2017, before me, a Notary Public in and for the State of Washington, County of King, personally appeared Denis Law, Mayor, personally known to me (or proved to me on the basis of satisfactory evidence) to be the person who executed this instrument, who has produced sufficient proof of his power and authority to execute and sign the instrument in the name of and on behalf of CITY OF RENTON, to be the free and voluntary act and deed of said association for the uses and purposes mentioned in the instrument. IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day and year first above written. NOTARY PUBLIC in and for the state of ______________________. Notary (print):______________________ My appointment expires: _____________ Draft Quendall Terminals Development Agreement Page 14 List of Exhibits: Exhibit A – Legal Description of Property Exhibit A-1-Map 11/11/2016 Exhibit A Page 15 98102-3513BUSH, ROED & HITCHINGS, INC.2009 MINOR AVE. EASTSEATTLE, WashingtonLAND SURVEYORS & CIVIL ENGINEERS(206) 323-4144SW 1/4 SECTION 29, T24N, R5E, W.M.LEGAL DESCRIPTION EXHIBITCENTURY PACIFIC, LLLP.CITY OF RENTON,WASHINGTONDATE: 11/11/16JOB NO.:2009050.0311/11/2016Exhibit A-1Page 16