City Center Redevelopment Authority Agenda – Nov. 19, 2020 This meeting will be held telephonically and will not be open to in-person attendance.
MEETING ACCESS INFORMATION To access by phone, call: +1 (872) 240-3311 Conference ID: 124-445-717 To access via web: https://global.gotomeeting.com/join/124445717
MEETING AGENDA 12:30 PM ACTION NO. ITEM REQUESTED 1. Call to Order Richard Keller, Board President • Roll Call • Excusal of Absence, if needed 2. Approval of Minutes Richard Keller, Board President 3. Executive Director’s Report Informational Chad Eiken, Executive Director • New Development Report Presentation • CCRA Development (5 mins) Subcommittee Meeting Report 4. Timberhouse Apartments (Waterfront Recommendation Mark Person, Senior Planner Block 3) MFTE 8 Year Tax Abatement to Council on Request Public Benefit 5. Bennett Apartments Design Review Recommendation Andrew Reule, Senior Planner to staff on design 6. Waterfront Gateway RFQ Update and Discussion John Collum, Principal Planner Review of Proposed Scoring Criteria 7. Other Business – Review of CCRA Recommendation Richard Keller, Board President Candidates to staff 8. Executive Session (as needed) Richard Keller, Board President
Citizen Communications In accordance with the Governor's Stay Home Stay Safe order, and Proclamation 20-28 regarding the Open Public Meetings Act, this meeting will be modified to be held telephonically. City Hall will not be open for in person attendance but the public is welcome to access the live meeting by call. Citizen Communications will be accepted in writing but verbal comments cannot be accommodated. Please send all comments to Clarissa Bowen at [email protected]. Find more about the City's COVID-19 response here.
Anyone needing language interpretation services or accommodations with a disability may contact Amanda Delapena at (360)487-8605 (Voice/TTY 487-8602). Every attempt at reasonable accommodation will be made. To request this agenda in another format, please also contact the phone numbers listed above.
CCRA Updated Project Development List
October 2020 Activity Total Res Live/ Sq Ft Parking Applicant, Developer or MapProject Location Area Use Units Work Coml Spaces Notes Contact or Contractor Owner PRE-APPLICATION Replace several existing athletic fields, add parking Parcel #164120000, abutting and new running track. New fields will be synthetic 1 Evergreen H.S. Ballfields Educational Robertson Engineering Evergreen School District 14405 NE 28th ST 98684 turf with field lighting. Includes an athletic storage building and restroom facility. Master Plan for Fisher Quarry site within the Riverview Gateway Subarea Plan Area. The Parcel# 126669000 / 2 Fisher Quarry Master Plan conceptual design includes multi-family residential OTAK, INC Hurley Development 125839000 / 126941000 uses, mixed-use buildings, office/light industrial uses, park and open space uses per the plan district. Proposal for a new concrete tilt-up single-story Parcel #158888000, NE Birtcher industrial warehouse, with a supporting office and Project 147 Industrial TC PURSUIT SERVICES INC KELLER JAMES F & CEBULA 3 Corner NE 147th AV and NE Business Industrial 80,080 540 accessory areas, associated loading (seven truck Development and DOWL LEONARD TRUSTEES 59th ST Park Parcel 4 dock doors on the east side of building) vehicle fleet storage and parking areas. Proposal to construct a 574 sq ft Gravity Coffee Shop and a 3,000 sq ft commercial building towards Parcel# 160251000, 8800 NE KPFF CONSULTING RHINO HOLDINGS 4 Vancouver Mall Coffee Shop Van Mall Commercial 3,574 -60 the southwest end of the parcel. Site improvements Vancouver Mall DR 98662 ENGINEERS VANCOUVER LLC include sewer and water service connections, sidewalk, parking stalls and landscaping.
LAND USE PROCESS 3 story building including 8,000SF of existing retail 1600 WASHINGTON ST space on the first floor, 74 apartments homes, and HURLEY DEVELOPMENT TEN TALENTS 5 Bennett Apartments Uptown Mixed Use 74 8,000 63 98660 on-site, on-street, and tuck-under parking totaling LLC INVESTMENTS 24 LLC 63 spaces 84' tall, 8 stories; Multi-family residential project Summit Development NW Corner Esther and with studio, one, two and three bedroom market 6 Block 3 Flats Waterfront Mixed Use 227 2,300 233 Group and Ankrom Moison Timber OP, LLC Columbia Way rate apartments with associated amenity spaces. Architects Structured parking will be provided.
Page 1 of 2 Total Res Live/ Sq Ft Parking Applicant, Developer or MapProject Location Area Use Units Work Coml Spaces Notes Contact or Contractor Owner
Design review for Central City plan district: Exterior 7 Dr Allen Gabriel MD, Signage 703 BROADWAY ST 98660 Downtown Commercial signage, proposed 4 internally illuminated fascia SECURITY SIGNS INC WPC BROADWAY LLC signs, one on each elevation of building. HP Master Plan pursuant to VMC 20.690 - Development of a 68-acre site within Section 30 into JLL 8 HP INC 18208 SE 1st ST 98684 East Side Commercial HP, INC a multi-building development of up to 1,500,000 Soo Anderson gross square feet of building space.
BUILDING PLAN REVIEW Meridian Apartments Parcel #108141466 3200 Proposal to build affordable multi-family housing in Housing Initiative LLC Sierk 9 Fourth Plain MFR 46 Team Construction LLC (The Atlantic) NE 78TH AV 3 buildings. Braam
BUILDING INSPECTION New 7-eleven convenience store and 10 7 Eleven with Fueling Station 14516 SE Mill Plain Blvd Hearthwood Commercial Retail 4,050 Team Construction LLC MAJ DEVELOPMENT CORP associated site work building Construct a 72,055 sf building and associated work; LUP-78812 Streamline Review-The industrial building will provide space for two tenants; the Composites One Birtcher DOWL 11 6620 NE 147th AV Industrial 72055 45,000 square foot portion will be used by the Stantine Properties LLC Parcel 2 Mike Towle applicant, Composites Once, for warehouse and associated office, and the 27,000 square foot space will be for lease for a similar industrial use.
CONSTRUCTION COMPLETED ON ALL PROJECT PERMITS New CMU Industrial storage facility with accessory NW LEGACY 12 157th Center 15710 NE 65th ST 98682 Industrial 9,000 157TH CENTER LLC office use CONTRACTORS
Northbank Additional 100’ x 40' steel storage complex with multiple bays. Northbank Civil and Marine Northbank Properties LLC, 13 4180 NW FRUIT VALLEY RD Fruit Valley Industrial 4,000 Storage Primary purpose will be for construction equipment. INC Anthony Miller
14 Roosevelt Commons 2812 Falk RD Fourth Plain MFR 36 Zero lot-line townhome condominiums 7 Buildings Ginn Development, LLC Steve and Marsha Morash
PRE-APP EXPIRED - 1 Year No Activity N/A Page 2 of 2 NW 209TH ST
NE RISTO RD NW 199TH ST NE 199TH ST
NE 176TH AVE
NE10TH AVE
SE GRACEAVE NE 189TH ST
NE167TH AVE NE 184TH ST NW 179TH ST NE 179TH ST
NE CRAMER RD
NE 122ND AVE
NE 164TH ST
NE29TH AVE NE50TH AVE NW 11THAVE NE72ND AVE NE92ND AVE NE142ND AVE Vancouver, Washington NE 159TH ST NE 159TH ST NE 156TH ST NE 159TH ST
NE182ND AVE
NW 151ST ST NE170TH AVE NW 149TH ST
NE CAPLES RD
NW 139TH ST
NE10TH AVE NE 139TH ST
NE SALMON CREEK AVE
NE 119TH ST
NE87TH AVE
NE 119TH ST NE 117TH AVE
NE152ND AVE
NE172ND AVE
NE212TH AVE
NE 105TH ST NW LOWER RIVER RD NE 99TH ST NE 99TH ST
NE 88TH ST
NE PADDEN PKWY NE WARD RD NE 76TH ST NE 83RD ST
NE 94TH AVE Vancouver NE 107TH AVE NE 76TH ST Lake NE 68TH ST I-205
NE HIGHWAY 99 NE MINNEHAHA ST NE 63RD ST NE 58TH ST NE FOURTH PLAIN BLVD NE 54TH ST NE 58TH ST
NE 49TH ST NE 137TH AVE NE162ND AVE
NE 44TH ST ANDRESENNE RD W 39TH ST SR-500 EB NE 39TH ST NE INGLE RD
NW FRUIT VALLEY RD SR-500 E 33RD ST
NE112TH AVE FALK RD NE 28TH ST
E FOURTH PLAIN BLVD NE BURTON RD
E 18TH ST NE86TH AVE NE 18TH ST
NE172ND AVE
GRAND BLVD ± E MILL PLAIN BLVD
MACARTHUR BLVD
Legend E EVERGREEN BLVD NE97TH AVE SE MILL PLAIN BLVD SE 1ST ST NW LAKE RD
Roads SE 10TH ST
S LIESERRD SE MCGILLIVRAY BLVD Vancouver City Limits SE 15TH ST
SE 192NDAVE Columbia River SE 164THAVE SE 20TH ST NW 38TH AVE Vancouver Urban Growth Area SR-14
SE EVERGREEN HWY SE 34TH ST County NW PARKERST City of Vancouver, Washington 0 1 2 4 J a n u a r2019 y J a n u a r2019 y NW BRADY RD Miles M:\Maps\Other Maps\vancouver_map_small_2017.mxd
City of Vancouver • P.O. Box 1995 • Vancouver, WA 98668-1995 www.cityofvancouver.us
MEMO
TO: City Center Redevelopment Authority
FROM: Andrew Reule, Senior Planner Community and Economic Development Dept/Development Review Division DATE: Nov. 19, 2020 SUBJECT: Bennett Apartments Design Review
REQUEST: The applicant seeks design review approval for a proposed apartment building, built partially atop an existing commercial building. Staff is seeking input from the CCRA on the design proposal.
PROJECT DESCRIPTION: The proposal is to construct a two-story apartment building atop an existing commercial building and an attached three-story apartment building for a total of 74 multifamily units. Two existing single-family homes and two small commercial buildings on the site will be demolished. The development will have 31 parking spaces on-site and 27 on-street parking spaces adjacent to the site, for a total of 58 spaces. Because the site is within the Transit Overlay District, only 0.75 parking space is required per unit, and adjacent on-street parking may count towards the total number of spaces required. Therefore, 56 spaces are required and 58 provided.
PROJECT LOCATION: On the block bounded by W. 17th Street on the north, W.16th Street on the south, Columbia Street on the west and Washington Street on the east. Assessor serial numbers 52790000, 52800000, 52780000, 52830000, 46570000, and 56930000.
PROJECT OWNER/APPLICANT: Ten Talents Investments 24, LLC, 275 West 3rd Street, Ste. 300, Vancouver, WA 98660. 360-852-8746.
REVIEW PROCESS: The CCRA Development Subcommittee reviewed the proposal on Oct. 1, 2020. Following review by the CCRA, the applicant will be required to submit a Type I land use application for review and approval by staff, followed by civil engineering and building permit approval.
APPLICABLE CRITERIA:
VMC 20.265 Design Review Per VMC 20.265-1, the site is within the City’s design review area. Per VMC 20.265.040, the review of the proposed project is based on the following criteria:
1. The requirements, guidelines, and applicable provisions of the Vancouver Municipal Code that are applicable to the zoning district where the property is located and including all additional zoning regulations which may apply to the use or to its area by provision for overlay district, or made applicable by any conditional use or variance approval;
Staff Finding: The proposed development meets the development standards for the CX zoning district, including the standards contained in the applicable overlay districts as conditioned in this memo.
2. The Downtown Design Guidelines Manual kept on file and available for public inspection at the Community Development Department or VMC 20.640 Vancouver Central Park Plan District, as applicable;
Staff Finding: The proposal complies with the Downtown Design Guidelines Manual as follows:
• Parking is placed internal to the site.
• The proposed structure is placed along the adjacent rights-of-way.
• The proposed design will comply with the city’s blank wall requirements as conditioned below.
3. The relationship found to exist between existing structures and open space, and between existing structures and other structures in the vicinity, and the expected effect of the proposed construction upon such relationships;
Staff Finding: The site is located adjacent to residential and commercial buildings. The facades of the proposed structure include street-level commercial uses and residences, which appear compatible with the commercial and residential buildings in the vicinity.
4. The impact of the proposed construction on adjacent uses, including impact of new or revised parking and pedestrian uses; and
Staff Finding: Given the adjacent commercial uses and residential uses, the proposal is not anticipated to create negative impacts on adjacent uses. The proposal complies with minimum parking standards for downtown and the transit overlay district.
5. The protection of neighboring uses from identifiable adverse effects of the design of the proposed construction.
Staff Finding: As noted above, the proposed design is not anticipated to have an adverse effect on adjacent uses.
VMC 20.630 Downtown Plan District Per VMC 20.630, the site is within the City’s Downtown Plan District. Because of this, the review of the proposed project is based on the following criteria:
20.630.020 Building Lines Staff Finding: Although the site’s frontages are not required to comply with the building line requirements of VMC 20.630.020, the proposed structure is placed along adjacent rights-of-way and meet the requirements of this code section.
20.630.040 Blank Walls Staff Finding: The blank wall requirements apply to the proposal’s street facades. The proposed design complies with these requirements except for the south and west facades. The applicant will need to provide at least 75% of the width of the south and west first story facades with interest- creating features, pedestrian entrances, transparent show or display windows, or windows affording views into retail, office or lobby space.
20.630.050 Maximum Building Height Staff Finding: The maximum building height proposed is 54’ 7” above ground level, including roof-top appurtenances. This height is permitted in the CX zone for the subject block subject to FAA approval.
STAFF CONCLUSION: Staff finds that the proposal complies with the applicable downtown design standards, provided that the south and west facades are revised to comply with the blank wall provisions of VMC 20.630.020. The City’s consulting architect, Michael McCulloch, has provided an analysis of the project design for the CCRA’s review. His comments are attached to this memo.
Attachments: Vicinity Map Plan Set Consulting Architect Michael McCulloch’s Review
BENNETT APARTMENTS SITE LOCATION SEPTEMBER 2020 CCRA SUBCOMMITTEE REVIEW 1 BENNETTAPARTMENTS BENNETT APARTMENTS SITE LOCATION SEPTEMBER 2020 CCRA SUBCOMMITTEE REVIEW 1 # &' ( )0$
!
" #$%
BENNETT APARTMENTS STREET CONTEXT SEPTEMBER 2020 CCRA SUBCOMMITTEE REVIEW 2 W 17TH ST
EXISTING SDMH RIM=98.13 REMOVE CURB EXISTING CB
28.00' AND SIDEWALK RIM=97.54 REMOVE CURB, EXISTING CB ANY EXISTING OIL TANKS DRIVEWAY, AND RIM=97.30 SHALL BE DECOMMISSIONED 40.00' SIDEWALK PER HEALTH DEPARTMENT REQUIREMENTS
PROTECT EXISTING SIDEWALK
SAWCUT
REMOVE EXISTING PN:52790000 BUILDING
SAWCUT REMOVE EXISTING HOUSE PN:56930000
40.00' 40.00'
30.00' HURLEY DEVELOPMENT 30.00' PN:52780000
REMOVE CURB, DRIVEWAY, AND SIDEWALK
REMOVE TREE (TYP) BRICK INFILL WALLS BENNETT APARTMENTS
REMOVE EXISTING HOUSE
REMOVE EXISTING EXISTING SAWCUT FENCE BUILDING
PN:52800000 WASHINGTON ST WASHINGTON PN:46570000
REMOVE COLUMBIA ST COLUMBIA EXISTING EXISTING BUILDING BUILDING EXISTING BUILDING
PN:52810000
PN:52830000 PN:52820000 WASHINGTON ST. ROW
28.00' 28.22'
EXISTING CB RIM=98.55
RELOCATE EXISTING PARKING METER
REMOVE CURB GENERAL LEGEND AND SIDEWALK DRAINAGE FLOW DIRECTION EXISTING SDMH 288 EXISTING CONTOUR RIM=99.17 SAWCUT RELOCATE EXISTING REMOVE CURB, PARKING METER DRIVEWAY, AND DEMOLITION LEGEND SIDEWALK ITEM DESCRIPTION W 16TH ST REMOVE PAVEMENT, BUILDINGS, CURB AND SIDEWALK TO SAWCUT LINE N EXISTING CONDITIONS AND DEMOLITION PLAN DEMO EXISTING CURB, PARKING STRIPE OR STRUCTURE. SCALE: 1" = 10 ' SHEET SIZE: 30"x42" 0 10 20 REMOVE EXISTING SIGN, TREE OR STRUCTURE C010
17TH ST. OPEN LOT
BENNETT APARTMENTS EXISTING CONDITIONS / DEMOLITION SEPTEMBER 2020 CCRA SUBCOMMITTEE REVIEW 3 W. 17TH ST.
SITE DESIGN
The Bennett Apartments covers an “L” shaped parcel making up 3/4 of a city block in the Uptown neighborhood totaling 31,741 site square
ENTRY / LOBBY footage. Integrating an existing retail building, 228 STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO LEASING 302 this apartment addition creates a single mixed-
UP RR STOR 264 use development in Vancouver’s urban 303
RISER DEVELOPMENT HURLEY 258 environment totaling approximately 58,000 gross 5' - 8" - 5' UP square footage of building area. BIKE ALCOVE - (43) VERTICAL STALLS, (2) ADA STALLS RENTABLE STORAGE
301 RR R
ELECT. R The 3-story building includes 8,000 square feet of STUDIO STUDIO STUDIO 257 BENNETT APARTMENTS BENNETT
R existing retail space on the first floor, 74 EV EV EV apartment homes, and on-site, on-street, and PERIMETER OF TRASH 230 BUILDING OVERHANG NEW GARAGE tuck-under parking totaling 63 spaces. This DOORS AT EXISTING project upgrades and expands on the existing
OPENINGS block and integrates a modern aesthetic into the
N A V evolving nature of Uptown Vancouver.
Level 1 is comprised of existing retail space fronting Washing street, the apartment home lobby cornering Washington St and 17th St, as COLUMBIA ST. COLUMBIA WASHINGTON ST. well as ground floor apartment units fronting the EXISTING length of 17th St. Back of house spaces such as SINGLE FAMILY retail and housing trash rooms, utility rooms, and RESIDENCE parking front the inside parking and aisle areas of the site.
A landscaped pedestrian plaza at SE corner of the EXISTING OFFICE/ site offers both resident and public leisurely space INDUSTRIAL 1 STORY for year round use. EXISTING MAIN ENTRY OPEN LOT R
UP
PUBLIC BIKE STALLS
PAD BUILDING R TRANS. R R OVERHANG ABOVE
GM
W. 16TH ST.
N ARCHITECTURAL SITE PLAN ARCHITECTURAL SITE PLAN 1 SCALE: 1" = 10'-0" 0' 5' 10' 20' A001 preliminary
BENNETT APARTMENTS SITE PLAN SEPTEMBER 2020 CCRA SUBCOMMITTEE REVIEW 4 FLOOR PLATE DESIGN
Level 2 Units:
STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO • 31 total units UP DN 1-BDRM HURLEY DEVELOPMENT HURLEY DN • 3 units with juliet balconies
RENTABLE TRASH STORAGE 253 254 CCTV R R 299 STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO BENNETT APARTMENTS BENNETT STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
2-BDRM
1-BDRM
DN
N PLAN FLOOR 2 OVERALL LEVEL OPTION 3 LEVEL 2 FLOOR PLAN 1 SCALE: 1" = 10'-0" 0' 5' 10' 20' A102 preliminary
BENNETT APARTMENTS 2ND FLOOR PLAN SEPTEMBER 2020 CCRA SUBCOMMITTEE REVIEW 5 FLOOR PLATE DESIGN
Level 3 Units:
STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO LOFT LOFT LOFT LOFT LOFT STUDIO STUDIO STUDIO DN • 31 total units 1-BDRM
DN • DEVELOPMENT HURLEY 3 units with juliet balconies
TRASH RENTABLE 295 STORAGE CCTV 296 300 • 20 studio loft units R R STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO STUDIO LOFT LOFT LOFT LOFT LOFT APARTMENTS BENNETT STUDIO LOFT STUDIO LOFT STUDIO LOFT
STUDIO LOFT STUDIO LOFT STUDIO LOFT STUDIO LOFT
STUDIO LOFT STUDIO LOFT STUDIO LOFT
2-BDRM
1-BDRM
N PLAN FLOOR 3 OVERALL LEVEL OPTION 3 LEVEL 3 FLOOR PLAN 1 SCALE: 1" = 10'-0" 0' 5' 10' 20' A103 preliminary
BENNETT APARTMENTS 3RD FLOOR PLAN SEPTEMBER 2020 CCRA SUBCOMMITTEE REVIEW 6 FLOOR PLATE DESIGN
Level 4 Mezzanine:
• 20 total lofts
LOFT LOFT LOFT LOFT LOFT HURLEY DEVELOPMENT HURLEY
LOFT LOFT LOFT LOFT LOFT BENNETT APARTMENTS BENNETT LOFT LOFT LOFT LOFT LOFT LOFT LOFT LOFT LOFT LOFT
N PLAN FLOOR 4 OVERALL LEVEL LEVEL 4 FLOOR PLAN 1 SCALE: 1" = 10'-0" 0' 5' 10' 20' A104 preliminary
BENNETT APARTMENTS 4TH (LOFT) FLOOR PLAN SEPTEMBER 2020 CCRA SUBCOMMITTEE REVIEW 7 Fiber Cement Panel Siding Sheet Metal Trim Standing Seam Metal Roof BUILDING MATERIALS Aluminum Parapet Cap Fiber Cement Panel Siding Fiber Cement Plank Siding Level 1 Retail primary materials: • Re-finished board-formed concrete, painted existing brick, painted existing storefront and glazing, new structural board-formed concrete to match existing, new overhead sectional “garage doors”.
Level 1 Housing primary materials: • Storefront glazing system, Composite wood siding, composite wood plank siding, cementitious panel siding
Level 2 - 3 primary materials: • Cementitious panel siding in staggering vertical pattern • Cementitious plank siding Composite Wood Siding Fiber Cement Plank Siding Fiber Cement Plank Siding Metal Downspout • Composite wood siding accents Storefront System Vinyl Casement Windows Fiber Cement Panel Siding • Juliet balconies with steel picket railing system Juliet Balcony w/ Steel Guardrail Roof primary materials: North Elevation • Standing seam metal roof at main gable and Standing Seam Metal Roof dormer roofs Vinyl Casement Windows Fiber Cement Panel Siding • Single-ply membrane and pre-finished parapet cap at flat roof condition Fiber Cement Plank Siding Fiber Cement Plank Siding Average height of the ridge above the grade plane: 55 feet.
Highest Roof Structure above the average grade plane: 85 feet max
WEATHER PROTECTION
Though this project is not under the Rain Protec- tion overlay, multiple canopies will be provided for user comfort both at the residential lobby entrance and the new overhead sectional doors at the retail location.
Existing Storefront System Overhead Sectional Doors Composite Wood Siding The existing main entry to the retail space and Existing Board-Formed Concrete, Re-finished Existing Brick, Painted Entry Canopy the pedestrian plaza will be fully protected by the level 2 building cantilever above. East Elevation
BENNETT APARTMENTS BUILDING ELEVATIONS SEPTEMBER 2020 CCRA SUBCOMMITTEE REVIEW 8 Standing Seam Metal Roof Sheet Metal Trim BUILDING CONSTRUCTION Fiber Cement Panel Siding Fiber Cement Plank Siding Aluminum Parapet Cap Fiber Cement Panel Siding Existing and New Construction Type VB:
• Stem wall foundation and footing strength- ening. Existing wood structure strengthening and seismic upgrades for existing retail space. • Both retail and new construction will be fully sprinklered NFPA 13. • Wood framing • Vertical shafts will be provided for the apartments RTU ERV system and corridor conditioning. • Horizontal exhaust will be utilized on levels 1 and 2, and exhaust through roof on level 3 for appliances, washer/dryer and unit restrooms.
Juliet Balcony w/ Steel Guardrail SIGNAGE Existing Board-formed Concrete, Vinyl Casement Windows Concrete Column Re-finished Fiber Cement Panel Siding Composite Wood Siding Existing Storefront System The housing signage will be integrated into the lobby entry canopy off of 17th St. Additional signage will be explored as future tenants South Elevation occupy existing retail space as part of TI build out.
Sheet Metal Trim Standing Seam Metal Roof Fiber Cement Panel Siding Fiber Cement Panel Siding Fiber Cement Plank Siding
Juliet Balcony w/ Steel Guardrail Vinyl Casement Windows Existing Brick, Painted Metal Downspout Composite Wood Siding Fiber Cement Panel Siding Existing Board-formed Concrete, Re-finished Fiber Cement Plank Siding West Elevation
BENNETT APARTMENTS BUILDING ELEVATIONS SEPTEMBER 2020 CCRA SUBCOMMITTEE REVIEW 9 BENNETT APARTMENTS NE CORNER PERSPECTIVE VIEW SEPTEMBER 2020 CCRA SUBCOMMITTEE REVIEW 10 BENNETT APARTMENTS SE CORNER PERSPECTIVE VIEW SEPTEMBER 2020 CCRA SUBCOMMITTEE REVIEW 11 BENNETT APARTMENTS NW CORNER PERSPECTIVE VIEW SEPTEMBER 2020 CCRA SUBCOMMITTEE REVIEW 12 COMPOSITE WOOD SIDING BOARD FORMED CONCRETE STOREFRONT SYSTEM
FIBER CEMENT PANEL SIDING - WHITE FIBER CEMENT PANEL SIDING - BLACK VINYL CASEMENT WINDOW
SHIPLAP SIDING STANDING SEAM METAL ROOF JULIET BALCONY
BENNETT APARTMENTS MATERIAL BOARD SEPTEMBER 2020 CCRA SUBCOMMITTEE REVIEW 13 PROPOSED IMPROVEMENTS
Outdoor improvements will include:
• City of Vancouver approved street trees in tree wells with grates. These will be provided along W. 16th Street, W. 17th Street and Washington Street, for the length of the property frontage.
ENTRY / • City approved district streetlights will be LOBBY LEASING provided around the site.
UP RR STOR RISER • Public exterior bike racks will be provided on
RENTABLE R Washington street adjacent to existing retial STORAGE
R R building entrance.
ELECT.
R
R • The pedestrian plaza adjacent to the retail en- EV EV EV trance will provide a covered, landscaped, and fully illuminated area for public interaction. A change in surfacing from concrete to modular PLAZA CONCEPT SKETCH paver system, will create a sense of boundary and arrival from the sidewalk. A mix of trees and low landscaping will offer a variety of nat- ural layering and softening of the hardscape. Planter boxes, benches, and other natural ele- EXISTING ments compliment the space to feel welcom- SINGLE FAMILY ing and usable. Planter boxes will have drip RESIDENCE irrigation and integral drainage system.
EXISTING OFFICE/ INDUSTRIAL 1 STORY
OPEN LOT R
UP
PAD . R TRANS R R
BENNETT APARTMENTS LANDSCAPING AND PUBLIC IMPROVEMENTS SEPTEMBER 2020 CCRA SUBCOMMITTEE REVIEW 14 From: Michael McCulloch To: Reule, Andrew Subject: Bennett Apartments Design review reactions Date: Tuesday, September 29, 2020 11:31:59 AM
CAUTION: This email originated from outside of the City of Vancouver. Do not click links or open attachments unless you recognize the sender and know the content is safe.
Hello Andrew,
Attached are 4 pages of the Bennett Apartments submittal with my mark ups and suggestions. Overall I like the project as an addition to the Vancouver downtown. The loft units will be especially desirable.
My concerns have to do with scale, street life, and color/material choices. The property is clearly in a transitional zone from commercial to residential and it needs to honor both scales. If the long facades could be interrupted by setback or projecting units it could break up the block long facades and even give a relief to the long roof line cornices if the loft monitors were interrupted. These are very long facades… The street life at the corners is a welcome offering and could be enhanced with some street furniture, contrasting paving, colorful plantings, etc., all things you find on residential streets in front yards. Where do the kids who live here play? Maybe a small play structure or a place to mix adults and kids? Maybe a space in the parking area for gatherings? The Design Guidelines call for areas of pedestrian gathering along main streets so maybe these corners could accommodate more activities like gardens and furniture. The color and texture issues I raise are why so much black and along with the transition issues why not use warmer materials/colors?
Glad to talk about these comments. 503 380 5815
Cheers,
Mike McCulloch FAIA
DRAFT
EXECUTIVE SUMMARY ………………………………………………………………………………… 2
PART 1: BACKGROUND …………………………………………………………………..……………. 3 ABOUT THE CITY, CITY CENTER/DOWNTOWN AND THE CCRA …………………………. 3
PART 2: THE SITE ……………………………………………………………………………...………… 10 THE SITE AND ITS SURROUNDINGS ………………………………………………………….. 10 DOWNTOWN HISTORY ………………………………………………………………………….. 18 MARKET CONTEXT ………………………………………………………………………………. 19
PART 3: VISION ……………………………………………………………………...…………………... 20 THE VISION ………………………………………………………………………………...……... 20 APPLICABLE PLANNING DOCUMENTS …………………………………………………….… 28 DEVELOPMENT CONSIDERATIONS ………………………………………………………...… 30 RESOURCES AND INCENTIVES ……………………………………….…….………………..... 36
PART 4: SUBMITTALS ………………………………………………………………….……………….. 37 SUBMITTAL REQUIREMENTS AND PROCEDURE ………………………………………...… 37 EVALUATION CRITERIA AND SCORING …………………….…………………………..……. 38 EVALUATION SCHEDULE AND PROCESS ………………………………………………....… 43 ENA PERIOD ……………………………………………………………………………………… 45 DISCLAIMERS AND OTHER GENERAL INFORMATION………………………………..……. 46 THE VANCOUVER TEAM ……………………………………………………………………..…. 46
APPENDICES ………………………………………………………………………………………..……. 47 DRAFT
The Vancouver City Center Redevelopment Authority (CCRA) is seeking a development team for a 6.4-acre city-owned site in Downtown Vancouver, strategically located between two important centers of redevelopment activity—the Columbia River waterfront and historic downtown core. The site represents one of the largest remaining undeveloped contiguous properties in the downtown area. It is bounded by 6th (north), Columbia (east) and Grant (west) streets and the railroad berm (south) and is adjacent to Vancouver City Hall and the Vancouver Convention Center/Hilton Hotel.
We are seeking development teams capable of designing, permitting, managing and constructing office, commercial, retail, housing and parking in a mixed-use environment. This Request for Qualifications (RFQ) is an important step towards the goal of creating a branded destination district that connects the waterfront and historic core and links to other nearby districts and landmarks such as Fort Vancouver National Site. Development of the site will be an important element to continue the ongoing revitalization of the downtown area.
Following selection, the CCRA and City of Vancouver (“City”) intend to collaborate with the development team on developing a master plan for the site. The CCRA will then negotiate the necessary agreements with the development team to purchase or lease parcels for development in accordance with the master plan.
The CCRA appreciates the interest of those in the real estate development and design industries and looks forward to selecting a development partner with whom it can collaborate to realize the vision for the site.
The working title for the site and project is Waterfront Gateway, however the CCRA expects a new title or name will be determined during the master planning process. For purposes of this RFQ, the site and project will be referred to interchangeably as either “Site” or “Waterfront Gateway.”
Questions arising from this RFQ may be directed to John W. Collum, Economic Development Principal Planner, at (360)DRAFT 487-7956 or [email protected].
2
City of Vancouver Vancouver encompasses approximately 52 square miles and has a population of nearly 190,000. Vancouver is a growing, entrepreneurial city—the second largest in the Portland, Oregon metro region of over 2.5 million people. Located on the I-5 corridor and extended along the north shores of the Columbia River, the City lies directly across the river from Portland and is the southern gateway to the State of Washington. Approximately an hour east of the Pacific Ocean and just west of the Cascade Mountain Range, Vancouver enjoys gorgeous views of Mt. Hood and Mount St. Helens, historic sites, waterfront access, an active downtown, and friendly and walkable neighborhoods.
Vancouver’s advantageous location makes it a prime location for business and development. It is exceptionally well-positioned to access major West Coast, Midwest and international markets through its highway (I-5, I-205, connections to I-84) and rail (BNSF) networks, proximity to two deep water ports (Vancouver USA and Portland), and short drive to Portland International Airport (PDX). In addition to no corporate or personal income tax in Washington State, there is also no tax on dividends, interest or capitalDRAFT gains in the state. Vancouver and Clark County have some of the lowest utility rates in the U.S.
The diversified economy of Vancouver and Clark County, built on health care, manufacturing, food processing, trade and high tech, outpaced metro Portland, Washington State and the U.S. over the past decade in adding new jobs and businesses. Major non-government employers in and around Vancouver include Peach Health, Legacy Health, Vancouver Clinic, Kaiser Permanente NW,
3
Bonneville Power, SEH America, Banfield Pet Hospital (headquarters), Frito-Lay, Columbia Machine, Great Western Malting, Kyocera International, and Nautilus (headquarters).
Downtown’s largest non-government employer, ZoomInfo powered by DiscoverOrg, is a market intelligence company that’s one of the fastest-growing software companies in the Pacific Northwest and in 2020 raised almost $1B in the region’s first software IPO in a generation. Port of Vancouver USA is one of Subaru’s three U.S. ports of entry with over one million cars imported through the port, and hosts numerous tenants such as Sunlight Supply, the largest hydroponic products distributor in the U.S.
Vancouver is a diverse community, with 24% of students in its largest school district-Vancouver Public Schools (VPS)-speaking a language other than English and 98 languages spoken by its students in 21 elementary schools, six middle schools, five high schools, an arts school, a STEM school and other specialty programs. Higher education opportunities are abundant, with Washington State University-Vancouver—a nationally-ranked Tier 1 research institution, Clark College— Washington’s largest single-campus community college, and over 20 other colleges and universities in the Greater Portland metro area.
DRAFT
4
Vancouver’s beautiful setting, business friendly attitude, and welcoming diversity has been recog- nized for its livability and sometimes quirky attributes. Some of the awards and recognition the city and area have received include:
WE ARE HIP WASHINGTON STATE ROCKS!
“Most Hipster City in America” #1 Ranked state economy out of 150 most populous cities in the nation based on concentration of Business Insider and microbreweries, vegan WalletHub, 2018 restaurants, tattoo studios and thrift stores #2 America’s top states for business MoveHub.com, 2017 CNBC, 2018
WE ARE BEST IN THE WEST Highest share/concentration of STEM (science, technology, Top 5 Best Main Street in the West engineering and mathematics) and Northwest’s Best Value Town professionals Sunset Magazine, 2017 WalletHub, 2018
#3 Most innovative states WE LOVE COFFEE (research and development) #2 U.S. city with most coffee shops per resident (plus, most affordable Highest projected demand for of the top 10 coffee cities) STEM jobs by 2020 Apartmentguide, 2019 Highest share of science and WE LOVE FOOD engineering graduates aged 25+ WalletHub.com, 2018 Top 40 Best Foodie Cities in
America out of 182 cities reviewed to determine the best and most WE DO GREAT THINGS! affordable foodie scenes City’s Housing Strategy received the Wallethub, 2019 Governor’s Smart Communities “Smart Choices” Award in 2019 YOU’LL LOVE TO CAMP Top 10 Cities for Grant Street Pier received the DRAFTAmerican Public Works Association Camping in the U.S. Apartmentguide, 2020 Award for Public Works Excellence in 2019
YOU’LL LOVE Vancouver Waterfront Park was named OUR FRESH FOOD Project of the Year by the American #1 Farmers Market in WA State Council of Engineering Companies of American Farmland Trust, 2020 Washington and Oregon in 2019 5
The City is responsible for vital municipal infrastructure and urban services. It builds and repairs roads, maintains water and sewer service, provides fire and police protection as well as park and recreation programs, administers land use policy, and takes an active role in Vancouver’s commercial and industrial development.
Vancouver has a Council/Manager form of government with a City Council comprised of the Mayor and six councilmembers who set policy and direction. The City Manager oversees the day-to-day operations of the City.
Vancouver’s City Center/Downtown Vancouver’s City Center/Downtown—consisting of various districts including Uptown Village, the historic core, Esther Short, and the waterfront—is considered a regional cultural, employment, retail and dining destination. It has become a hotbed of investment, with office, housing, hotels, retail and amenities.
In the last six years, development activity has included: • Eight new apartment buildings with ____ units • 75,000 SF of office space • More than 50 new eating and drinking places • Hundreds of new high-tech, creative class and design jobs added • 37 new tech start-up firms
Main Street in Downtown’s Historic Core
DRAFT
6
In the next three years, City Center is expected to gain: • 95,000 SF of retail-commercial space • 425 hotel rooms • 1,600 housing units • 295,000 SF of office space
The majority of City Center, including all of the Site’s parcels, are located within two federally- designated Opportunity Zones, known as Downtown-South/Waterfront and Downtown-East.
Waterfront Two master-planned areas along Vancouver’s Columbia River waterfront west of the Interstate Bridge (I-5) have brought new development opportunities to City Center. These areas are connected to the Site via three main streets (east to west): Columbia, Esther and Grant.
Leading the way is The Waterfront Vancouver’s mixed-use neighborhood, a significant regional development in the Portland/Vancouver metro area by Columbia Waterfront LLC and led by Gramor Development. Its 32-acre master plan features 20 city blocks and at build-out will include 1.25 million SF of Class A creative office, 250,000 SF of restaurant/retail, 3,300 housing units, a boutique hotel, and major park amenities. Over $250 million in private development is either under construction or completed as part of Phase 1, including two signature buildings with restaurants flanking Grant Street Pier, an office building, apartments, parking, numerous wine tasting rooms, retail and service establishments, and an interior park. The new neighborhood is fast becoming a regional wine-tasting hub, with seven wineries setting up, or planning, wine tasting rooms. Residential condos and the Hotel Indigo are slated to open in 2021.
Grant Street Pier at Waterfront Park and The Waterfront Vancouver DRAFT
7
Over $60 million has been invested in new public infrastructure for the project, including Waterfront Park, a 7.3-acre, half-mile long park that incorporates public open spaces with the Columbia River edge for the first time in over a century. The park’s central focus is the Grant Street Pier, an iconic cable-stayed pier designed by nationally recognized public artist Larry Kirkland. An interactive water feature highlighting the history of the Columbia River makes the park a favorite destination for families.
Another master planned area just to the east is the Port of Vancouver USA’s Terminal 1 project, consisting of 10 acres. Terminal 1 is a four-block planned development plus a public marketplace within a new building atop a re-built pier along the river’s edge. One block is planned for an AC Marriott Hotel being developed by Vesta Hospitality, while two other blocks are under design for an integrated office, residential and retail development by LPC West. The Port is also making improvements to the Renaissance Trail, a multiuse path along the riverfront, while upgrading other outdoor public spaces to integrate the various developments into a cohesive neighborhood along the water’s edge.
A.C. Marriott Hotel at Terminal 1 Terminal 1 Marketplace and Dock
CCRA The City Center Redevelopment Authority or “CCRA” is an independent legal entity under Washington State law and City Ordinance (VMC 2.71) to undertake, assist with and otherwise facilitate the redevelopment of property within the Vancouver City Center Vision Plan (“VCCV Plan”) area.
Redevelopment of the VCCV Plan area by the CCRA serves essential public purposes by relieving blight, undertaking development of an underutilized area in the heart of the city in a manner consistent with city planning, facilitating private investment and economic development which will build the City’s tax base and create jobs, and providing for the development of public amenities, public parking facilities,DRAFT recreational and entertainment facilities, connections to the riverfront and coordination of waterfront redevelopment efforts. An important component of the CCRA’s work is facilitating and maximizing private sector participation in redevelopment projects.
The CCRA is led by a board of directors appointed by Vancouver City Council and comprised of individuals who have exceptional expertise in urban land development, along with real estate transactions and financing. Profiles on the board’s current officers and members can be found here: www.cityofvancouver.us/ccra. 8
Since its establishment in 2006, the CCRA has advised the City on many important projects, including the waterfront master plan projects described above and The Columbian Office Building (now Vancouver City Hall), and reviews and provides recommendation on development agreements, large project design review, and applications to the City’s Multi-Family Tax Exemption Program. Through its predecessor the Downtown Redevelopment Authority (DRA), it played a leading role in advising several projects within the Esther Short Redevelopment Plan area, including the renovation of Esther Short Park and redevelopment of the former Lucky Lager brewery properties and blocks. In particular, the DRA oversaw planning, financial projections, construction, and subsequent management of the Vancouver Convention Center/Hotel Project (early 2000s).
In November 2019, City Council authorized the CCRA to lead the planning and development of the Waterfront Gateway properties through a Memorandum of Understanding (MOU). Through the MOU, the CCRA is provided another major focus area for redevelopment in City Center requiring the board’s expertise and experience. The CCRA will guide the City through the complexities of developing an important public asset within an urban environment experiencing a high level of redevelopment.
In its authorized role, the CCRA is conducting a developer selection process starting with issuance of this RFQ, and will collaborate with the selected development team on designing a master plan for the site, lead negotiations for the disposition or lease of parcels identified for private development based upon achieving the best return for the City in consideration of the development proposed in the master plan, and coordinate construction of publicly-owned facilities as necessary with private construction.
DRAFT
9
[Placeholder for map of greater downtown area with key sites labeled]
DRAFT
10
The City owns or controls the Site’s approximately 6.4 acres of property, which are located adjacent to Vancouver City Hall, Vancouver Convention Center, and the Hilton Vancouver Washington hotel (collectively, the “Adjacent Facilities”). The Site is bounded by 6th Street to the north, Columbia Street to the east, and Grant Street and a railroad berm to the west and south (see Figure 1).
Figure 1: Waterfront Gateway Properties
The Site is currently used as vacant open space and surface parking for the Adjacent Facilities. There is one existing building within the Site, the Webber Building, which is leased to office tenants. The Site represents one of the largest remaining undeveloped contiguous properties in Downtown and is strategically located between two centers of current development activity within the downtown core and waterfront areas.
Within the Site, there are a total of 17 parcels of land grouped on the map above (Figure 1) as three blocks: X, Y and Z. A list of the parcels, current use and size is included in Figure 2. In addition to these properties, it is anticipatedDRAFT adjacent parcels containing the Adjacent Facilities and Veterans of Foreign Wars Memorial Plaza park, and public streets located within and adjacent to the site area including Phil Arnold Way and Esther Street, may be considered in project planning.
11
Figure 2 LIST OF WATERFRONT GATEWAY PROPERTIES
Item Assessor’s Parcel Current Use & Details Map Size # Number (APN) Location SF 1 49300000 City Hall parking (existing) Block X 16,988
2 49305000 City Hall parking (existing) Block X 12,698
3 49315000 City Hall parking (existing) Block X 5,663
4 49290000 City Hall parking (existing) Block X 14,158
5 49240000 City Hall parking (existing) Block X 5,076
6 49230000 City Hall parking (existing) Block X 4,116
7 49250000 City Hall parking (existing) Block X 48,362
8 49360000 City Hall parking (expansion area) Block X 33,566
9 49861000 City Hall parking (expansion area) Block X 6,317
10 48852000 Vacant Block Y 10,454
11 48860000 City Hall driveway and parking; vacant Block Y 42,639
12 48890000 City Hall driveway and parking; vacant Block Y 7,000
13 48900000 City Hall driveway; vacant Block Y 6,850
Webber Building parking; under lease to office 14 48740000 Block Z 14,190 tenant through December 31, 2022 Webber Building; under lease to office tenant 15 48750000 Block Z 10,150 through December 31, 2022**
Former 4th Street public parking (south side) and Webber Building parking (north side); Parking 16 48760000 Lot 24 (under license agreement to Downtown Block Z 20,038 Redevelopment Authority/Hilton until September 2022**)
Former 4th Street public parking (south side) and Webber Building parking (north side); Parking 17 48790000* Lot 24 (under license agreement to Downtown Block Z 22,216 Redevelopment Authority/Hilton until September DRAFT2022**) Total Acres 6.44 Total SF 280,481
*Owner of record is Vancouver Public Facilities District, however parcel is subject to a lease with the City of Vancouver.
**Lease extensions beyond these dates subject to future development timelines for Waterfront Gateway properties.
12
Adjacent Facilities
Vancouver Convention Center/Hotel Project The Vancouver Convention Center (“Convention Center”) is a 30,000 square-foot facility completed in 2005. The Convention Center is integrated into the same building that houses the 226-room Hilton Vancouver Washington hotel, and the facilities are jointly managed by the Hilton Hotels Corporation. The Convention Center is outfitted with two ballrooms, nine meeting rooms, high speed internet access, 24-hour business center, and banquet facilities located on the first two floors of the building. During 2017 and 2018, the Convention Center hosted an average of 133,500 attendees and 1,550 groups each year. The Convention Center has served as Southwest Washington’s premier indoor meeting facility since its opening and is considered a major downtown visitor attraction.
The Convention Center is located on property owned by the Vancouver Public Facilities District (PFD), created by City Council as part of the organizational structure leading to development of the facility. The building, including the full-service hotel and convention facilities, is owned by the DRA.
Potential future expansion of the Convention Center is discussed in “The Vision” section below.
On Figure 1, the combined Convention Center and hotel building are shown as locations #2 and #3. The parcels shown as Block Z were purchased by the City in the early 2000s. Included on these parcels is the Webber Building, a 20,000 SF building originally constructed in 1917 with two additions made over the years. The building was built for blacksmithing operations and used for metal and machine works, however during the early 1980s was expanded and renovated for office uses, with that use continuing through today. Since its purchase, the City has leased the building to a master lease holder that leases the various office suites to a variety of tenants. Surface parking for the building is located on the parcel immediately to the west.
The southernmost parcels in Block Z are used for surface parking through a license agreement with the DRA and Hilton Hotel to provide overflow parking for hotel guests and Convention Center events.
DRAFT Convention Center/Hilton Hotel Webber Building
Vancouver City Hall As plans for the Convention Center’s construction were moving forward, the City entered into a development agreement with Downtown Vitality Partners LLC (DVP) in 2003 for redevelopment of property south of 6th Street and west of the Convention Center. The development would support
13
relocation of the offices and operations of The Columbian newspaper. DVP completed construction of The Columbian Office Building (approximately 118,000 SF) in 2007 to house the newspaper’s headquarters and administrative offices at the southeast corner of 6th and Esther, along with a surface parking lot immediately to the west.
The agreement also led to several street vacations in the area to accommodate development of the site, along with Vancouver City Hall transportation improvements to promote pedestrian and vehicular access from Esther Short Park to the waterfront through the site. Improvements completed over the past 15 years include the 6th and Esther roundabout; the Daniels Street Pedestrian Walkway between the Convention Center and The Columbian Office Building; the lowering of Esther Street south of 6th Street with an underpass through the railroad berm to connect to Columbia Way at the waterfront; and Phil Arnold Way. Frontage improvements (new sidewalks, streetlights, street trees, etc.) were completed along Waterfront Gateway parcels along Esther, 6th and Grant streets, as well as Phil Arnold Way.
In 2010, the City purchased DVP’s property holdings shown as Blocks X and Y on Figure 1, including The Columbian Office Building to utilize it for a new Vancouver City Hall (location #1). The surface parking to the west is utilized for City Hall employees and other building tenants. The lot was expanded further westward by the City in 2019. A limited amount of visitor parking is provided in a small surface lot south of City Hall, along with access to the building’s loading areas and emergency generators. An outdoor plaza is located to the southeast of the building.
“Unity” Mural by Gōmbehr on Main Street DRAFT
14
Surrounding Uses and Landmarks Many important public spaces, places of interest, recent developments and other significant uses are within several blocks of the Site.
Esther Short Park hosts a wide variety of community events throughout the year The Vancouver Farmers Market brings thousands of visitors downtown every weekend between March and October
The beautiful Vancouver Community Library The six-story Hurley Office Tower at 3rd and opened in 2011 at 901 C St., and serves as Columbia streets opened in early 2020 and the largest branch of the Fort Vancouver features approximately 48,000 SF of office space Regional Libraries DRAFT
The Block 10 mixed-use project is under The Aria is a six-story apartment building under construction two blocks from the Site and will construction just north of the Site. It will feature feature 110 apartments (market rate and 127 market-rate units and a ground-level affordable), 800,000 SF of office space, and landscaped muse 12,000 SF of retail
15
An instant landmark along the Columbia River, the 7.3-acre Vancouver Waterfront Park opened in 2018 and incorporates numerous features, including a playground, the iconic cable-stayed Grant Street Pier, and the Columbia River Water Feature
The headquarters, commercial presses and The railroad berm owned by Burlington parking for The Columbian, Clark County’s Northern, Inc. is the southern and western daily newspaper, are located to the northwest boundaries for the Site and serves BNSF of the Site on approximately 7 acres bisected Railway freight and Amtrak passenger trains by Grant Street DRAFT
Vancouvercenter is a two-block, mixed-use development to the northeast of the Site, featuring offices, residential condominiums and apartments, street-level retail and services, and a public parking garage—all built on the former site of the Lucky Lager brewery. Its final phase—a 116-unit apartment building with street level retail—is under construction
16
Interstate Bridge Replacement In 2019, both Oregon and Washington approved funding to restart work on replacing the Interstate Bridge on I-5 across the Columbia River. The states directed ODOT and WSDOT to open a bi-state program office to lead this work. Each state legislature formed a committee with eight representatives to provide direction and oversight to shape Interstate Bridge Replacement Program work. Replacing the Interstate Bridge is a high priority for the governors and legislatures of both Oregon and Washington as well as regional jurisdictions and is critical to the long-term economic competitiveness and mobility of the region.
Recent efforts have focused on reengaging partners and bringing on critical staffing resources to support program work. This includes a program administrator to lead the Interstate Bridge Replacement Program office and a consultant team. The next phase of program development work began in Fall 2020 and includes technical analysis as well as community engagement with a wide range of stakeholders to identify a bridge solution that reflects community values and can build broad regional support.
The City has and will continue to participate in this process, as an agency with a direct role in the project. No timeline has been established for project development or construction.
Tax Incentives: Opportunity Zones and New Markets Tax Credit The Site is located within a federally designated Opportunity Zone, known as Downtown-South/ Waterfront. The Tax Cuts and Jobs Act of 2017 created Opportunity Zones, a community investment tool designed to drive long-term capital into communities throughout the nation. By using this incentive, investors can defer paying taxes on capital gains invested in qualified Opportunity Funds, which will be invested in communities designated as Opportunity Zones.
The Downtown-South/Waterfront Opportunity Zone is one of four zones located in Vancouver. Learn more about the zones in the Vancouver Opportunity Zone Prospectus at https:// www.cityofvancouver.us/sites/default/files/fileattachments/community_and_economic_development/ page/37170/vanwaozoneprospectus_final_rev_july_2019.pdf.
The Site is also located within a census tract (53011042400) that qualifies for the New Markets Tax Credit program, created by Congress as part of the Community Renewal Tax Relief Act of 2000 to encourage new private sector investment in low-income communities. Investors as a community development entity apply for an award of new markets tax credits, then seek taxpayers to make equity investments in the entity which in turn is required to use substantially all of the investments to invest in qualified low-income businesses located in low-income communities.
The taxpayer will be eligible to claim a tax credit equal to 5 percent of its equity investment for each of the first three years DRAFTand a 6 percent credit for each of the next four years (39 percent total). The program is designed to allow the development entity to use its local knowledge and expertise to decide what business to invest in or lend to with the funds it raises with the New Markets Tax Credit. Most businesses located in low-income communities could qualify for loans or equity. Typical firms could include: small technology firms, inner-city shopping centers, manufacturers, retail stores or micro-entrepreneurs. Residential rental property does not qualify as a qualified active low-income business.
17
The CCRA encourages interested developers to explore the Opportunity Zone and New Markets Tax Credit incentives as funding and investment options in developing Waterfront Gateway.
Vancouver has a rich history, from the Lewis and Clark expedition in the 1800s, to its role in the Kaiser shipyards during World War II, and to its place as the fourth largest city in Washington State in the 21st century. Much of its history was created in the downtown area, especially with the City’s founding at adjacent Fort Vancouver by Hudson’s Bay Company in 1824; the building of the most significant historic building in the region in the Providence Academy school and orphanage in 1873; significant manufacturing and port operations along Downtown’s Columbia River waterfront; on- going brewing and distilling industry—from large scale beer production at the Star and Lucky Lager breweries to today’s craft and artisan style brewpubs; and serving as the center of municipal and county governments.
Downtown’s heritage is highlighted and can be enjoyed in many ways:
• Interpretative panels placed across the downtown and Fort Vancouver areas. • On display at the Clark County Historical Museum—located in a Carnegie library building in Uptown Village. A must-see exhibit is History A-Brewin’, the story of brewing, distilling, temperance and prohibition in Clark County and Southwest Washington. • Former city councilmember Pat Jollota’s book Downtown Vancouver, providing a complete pictorial history of the area from the early explorers of the late 1700s to the turn of the 21st century. DRAFT • Clark County Historic Preservation Program, which coordinates preservation activities for Clark County, the City of Vancouver and other cities and maintains the local Clark County Heritage Register. • The Vancouver and the Columbia River-Our History interactive map, with photos and videos displaying places you can visit and links to learn more details.
18
• The Historic Trust, a 501c3 organization that inspires civic pride and economic vitality through education, preservation and celebration of our community’s history.
Development teams are encouraged to explore Downtown’s heritage through these resources and be inspired by opportunities to utilize the area’s history in creating a new district at Waterfront Gateway.
Waterfront Gateway area in 1937 (Photo courtesy of the Clark County Historical Museum)
Prior to the start of the COVID-19 pandemic in the U.S. in March 2020, the real estate market in Vancouver was rapidly changing and evolving. Although it remains difficult to predict the short- and long-term effects the pandemic may have on the market, development projects in the City and downtown area have continued construction, planned projects have continued working through permitting, and a significant number of new projects have been announced.
The CCRA is confident the urban renaissance Downtown Vancouver was experiencing prior to the pandemic will continue in the years to follow. Competitive advantages like lower housing costs, coupled with the return DRAFTof growing employment similar to pre-pandemic times, favor development in Vancouver and Clark County. The Site’s proximity to the Columbia River waterfront, active areas of redevelopment on all sides, and important civic facilities like City Hall and the Convention Center provide advantages that cannot be duplicated within the region.
19
Guiding Principles The CCRA and the City have a mutual interest in planning and developing the Waterfront Gateway properties to create a branded destination district that connects other key downtown activity areas including the waterfront, historic core and Fort Vancouver National Site. The district is envisioned as one that: • is active, urban, inviting and mixed-use with strong cross-site pedestrian connectivity; • may include any combination of residential, retail, office, visitor, cultural, signature attraction, and structured parking uses; • capitalizes on the site’s strategic location; • provides public benefits including public connectivity, facilities and amenities; • is accessible to all abilities, ages and income levels; and • creates an environment that will attract the Vancouver community and visitors from around the region.
Public Facilities There are certain amenities that would need to be accommodated on the site, including parking for existing uses and a possible expansion of the Convention Center.
Parking Garage: Surface parking currently serving City Hall, the Convention Center and Hilton Hotel will need to be replaced with structured parking if the site is going to be redeveloped. The City is exploring the optimal size of a parking structure for this purpose, including serving the excess parking needs of several adjoining property owners that may partner with the City in its construction. Our modeling and site capacity analysis recommend a garage ranging in size from 425 to 590 spaces is preferable to a larger garage which, due to massing and overall footprints, may limit urban design options and be more difficult for users to navigate (and therefore potentially suppress usage). The City will be evaluating the cost feasibility of the recommended sizes, along with design considerations to accommodate operational needs, preferred development structure, and funding sources availability and timing.
Potential Convention Center Expansion: The City and the DRA are interested in studying whether the local and national market for conferences and events will support expanding the Convention Center. Prior to the pandemic, recentDRAFT development has brought thousands of new visitors to the downtown area. Although the pandemic has curtailed visitor activity during 2020, it is expected to return and grow again once the pandemic subsides. Recent and proposed developments and a wide array of facilities, parks, events and cultural amenities make Downtown Vancouver a prime destination in the Portland metro area (see Figure 3, Downtown Vancouver Visitor Statistics). The City and the DRA anticipate conducting a feasibility analysis in 2021 or later that will determine whether expansion is warranted and, if so, offer expansion size options.
20
Figure 3: Downtown VancouverDRAFT Visitor Statistics (compiled in 2019) Although no specific plans and designs for these two public facilities have been made, the City will need to reserve development space for them within the Waterfront Gateway site area, to the south and west of the Convention Center. The parcels south of the Convention Center/Hilton building have the most restrictive maximum building heights within the Waterfront Gateway site. Included in this RFQ is Figure 4, Concept Site Plan, which indicates proposed locations east of Esther Street that may accommodate these facilities.
21
While the City is still in the process of determining what sizes and footprints these facilities will entail, developers are encouraged to consider uses and programs that are synergistic with these elements. The CCRA and City want to explore the possibilities of strategically locating and designing the facilities with the development team to promote and complement private development on the site. At this time, the public entities (CCRA, DRA and City) will likely take the lead on developing the public facilities, However, they are open to any ideas from interested parties as to how these projects could be included in public-private partnerships resulting from this RFQ.
Community Vision: Goals and Considerations The CCRA has been designated by City Council to lead the planning and development of Waterfront Gateway, including the search for a development team. It has hosted a series of visioning workshops with its board members, the public, City staff and design consultants to offer initial ideas and a vision for Waterfront Gateway’s future. The input has been consolidated into the list of goals and design considerations included below to inform prospective developers and articulate a community vision for the Site, including what activities, land uses, destinations and types of places would make Waterfront Gateway an inviting and active district.
The vision for Waterfront Gateway is one that recognizes the Site’s opportunity to become the “heart” of the downtown area as its development will fill a void between the emerging waterfront rebirth and the historic commercial core of Vancouver. By filling this void with a walkable district, it will connect the residential, office and commercial uses that have developed to the north and south, while creating public realm activities that will define the character of the district.
Indoor and outdoor activities during a September 2019 Visioning Workshop
Activating City Hall’s ground floor and increasing the building’s civic presence, along with better integration of the west side of the Convention Center with City Hall, the new district’s future development, and the waterfront, will make the new district a focal gathering spot and confluence point serving as the community’s heart. Esther Street is envisioned as the new district’s spine that spreads connections of the heart northward to Esther Short Park, the Main Street district, and Evergreen Boulevard/Fort Vancouver, and southward to the waterfront. Existing pedestrian pathways like the one along the formerDRAFT Daniels Street and new ones created to define spaces between the district’s new buildings and public amenities will serve as vital internal and external connections to the heart. As direct connections to the waterfront and its various amenities, Grant and Columbia streets are also envisioned to include adjacent development and uses promoting synergy between the new district and points north and south.
22
The goals and design considerations included below, along with Background Visuals in Appendices B and C and the Concept Site Plan (Figure 4), are intended to assist the selected development team and the CCRA in jointly master planning the Waterfront Gateway site. The Concept Site Plan layout is provided to visualize the community vision’s considerations for the purposes of this RFQ and should be utilized as a tool for the CCRA and selected development team to begin (and not limit) the site planning conversation.
This RFQ requests respondents propose an initial development program with a mix of uses for the site that can build on Vancouver’s downtown emergence as an urban residential neighborhood and employment center. Competitive responses should consider the following goals and design considerations in the larger context of planning and developing Waterfront Gateway as the envisioned district.
Placemaking and Use Considerations
• Create a district that is uniquely Vancouver—a place distinct from Portland or other nearby cities—and becomes a destination unto itself and a key connection between the waterfront and historic core. • Reinforce Esther Street as a key pedestrian and bicycle connection to the waterfront through active ground floors and streetscape/landscaping enhancements; enhancement of the roundabout at 6th Street, art markers leading to the waterfront, and activating City Hall’s ground floor along Esther should be considered. • Extend and reinforce the mid-block pedestrian connection along 6th Street from Esther Short Park by connecting the existing pathway (Daniels Street Pedestrian Walkway; between City Hall and the Convention Center/Hilton Hotel) through the site to the Esther Street underpass and connecting to the waterfront. Add programmable space along the extended pathway to make the pathway itself a destination. • Consider how a western entrance into the Convention Center can activate the Daniels Street Pedestrian Walkway and a central amenity area south of City Hall and also serve as a visual connection to Waterfront Gateway parcels west of Esther Street and waterfront development to the south. • Integrate spaces for people to linger outdoors along streets and pedestrian pathways by incorporating landscape elements and outdoor seating with active uses in the ground levels of adjacent buildings and employing all-weather design to encourage year-round activity. • Explore the use of public rights-of-way (such as Phil Arnold Way) and fringe undeveloped portions of the Convention Center and City Hall parcels as planning, development and amenity opportunities in creating the master plan. • Utilize wayfinding signage and other visual cues throughout and at key access points to encourage cross-site connectivity while helping to establish a unique identity and character for the new district. • Include an anchor destination on the site. The destination could be a publicly accessible visitor or cultural DRAFTattraction, indoor and/or outdoor, and developed as a public, non-profit, private or joint venture. The destination would build on other nearby attractions (the Convention Center, waterfront district, Esther Short and Waterfront parks, and others) and take advantage of a growing visitor market in the greater downtown area. • Explore the practicality of retaining the Webber Building to maintain an element of historic character unique to the site area and appropriately integrating it into the district’s master plan. • Increase employment through construction of office space to support the growing downtown
23
business community while offering more options for residents to work in downtown; major employers as well as start up businesses should be considered. • Consider the integration of housing options affordable to people with a variety of income levels, including income-based, workforce, middle-income and market rate housing. • Emphasize high quality design and materials for all buildings, public amenities and public pathways. • Utilize public art as a defining component of the new district. • Address parking needs while supporting a more urban development form and emphasizing shared parking opportunities. • Address how the site addresses blocks to the northwest and east if/when they are ready to redevelop, as well as development south of the railroad berm in The Waterfront Vancouver and Terminal 1 master plan areas. • Other ideas that resonated with the CCRA board and members of the public during the series of visioning workshops can be found in Appendix A, Waterfront Gateway Visioning Summary Memorandum.
Development and Partnership Considerations While the “Placemaking and Uses” goals and design considerations encourage the creation of a unique district with an emphasis on street level activity, the CCRA intends for the Waterfront Gateway site to include a high level of private development that can ensure the City maximizes its financial return for the properties while accomplishing these goals. Accordingly, the CCRA has set the following development and partnership goals that are important for interested developers to consider alongside the vision goals:
• Commit to the project’s goals with the understanding future development must also be economically viable and feasible. • Balance public amenities and benefits with private development. • Maximize the site’s development density to the extent possible, considering other key aspects of this community vision and foreseeable market conditions. • Include sustainable, high-performance, resilient and healthy urban and building design considerations by integrating zero net energy, resilience, biophilic design, products such as mass-timber, low impact development, rain gardens, green roofs and other green building strategies to enhance public health and economic development while reducing environmental impacts. • Build on the success of earlier redevelopment projects like Esther Short Park, the Convention Center, The Waterfront Vancouver and other adjacent developments increasing the number of downtown residents, employees and hotel visitors while further catalyzing development of nearby vacant parcels or redevelopment of underutilized properties. • Draw from the selected development team’s experience and potential interest in partnering on publicly-owned and publicly-accessible amenities to ensure a seamless, high-quality urban environment can DRAFTbe achieved. • Commit to create broadly shared economic opportunity and prosperity by developing workforce and business development strategies to be incorporated where possible into the project. • Coordinate public outreach in partnership with the CCRA and City throughout the course of the project. • Capitalize on the Site’s location within a designated Opportunity Zone.
24
The CCRA recognizes development of the Waterfront Gateway site cannot fulfill all these interests and seeks creative approaches to the Site. Ideal development team candidates will bring considerable skill, knowledge and experience creating vibrant urban areas and will engage the CCRA and Vancouver community in creating a refined shared vision for the Site.
Background Visuals and RFQ Concept Site Plan
Appendices B and C include numerous visuals selected to reinforce the ideas of the community vision for the new district. We have pulled case studies of successful districts in the U.S. and internationally, along with precedent images from cities and projects around the world highlighting many of the positive attributes of what our new district would include.
As noted earlier, we are providing a Concept Site Plan (Figure 4) that indicates one possible layout of uses in the new district and associated concept sketches in Appendix C that illustrate how the Concept Site Plan could appear from the ground level. The Concept Site Plan and sketches are provided as examples only. We understand there are many ways to execute the vision for the new district.
Interested parties are encouraged to review the background visuals and Concept Site Plan along with the community vision details as they develop and propose their initial development programs and conceptual development plans in response to this RFQ.
DRAFT
25
Figure 4, Concept Site Plan
DRAFT
26
Opportunities and Partners CREDC: The Columbia River Economic Development Council, or CREDC, strives to develop a strong and innovative business environment in Clark County through collaboration with its over 140 private and public investors and strategic partners. CREDC is a dedicated business concierge connecting individuals and companies with resources to accelerate business relocation, growth and innovation.
In partnership with the City and other public and private sector partners at the local, state and federal levels, CREDC coordinates Vancouver and Clark County’s direct economic development assistance for new and expanding businesses. Whether it’s finding the right space, addressing talent needs, accessing capital, compiling local market data, identifying state tax incentives, connecting with partners and industry mentors, or relocation, CREDC’s services are confidential and provided at no cost. In an effort to share all the region has to offer, CREDC's new Just North campaign is aimed at attracting and retaining young, college-educated individuals looking to establish roots in Vancouver and Clark County.
CREDC and the City have a strong track record of partnering on projects bringing significant investments to Vancouver to create new jobs, promote innovation, and grow a resilient and diversified local economy. CREDC is an Associate Development Organization (ADO) designated by the Washington State Department of Commerce as part of its statewide network of experts that are critical to the state’s goal of growing the economy and building communities statewide. CREDC and the City are active members of Greater Portland Inc., the Portland metro area’s economic development partnership, collaboratively driving economic expansion and job growth in the region.
In 2018, CREDC and partners across the region began implementing the Clark County Comprehensive Economic Development Plan, which includes three primary goals aligned with the future development of Waterfront Gateway: Expand the Existing Business Base, Support People, and Create Place. The plan’s focus to recruit, retain and expand businesses in target industry clusters of computer and electronics, clean tech, software and life sciences is balanced with supporting local communities to define and actively grow distinct places unique to their visions and values.
Learn more at credc.org
RYD: RYD, or Rethink Your Ride, is a Downtown Vancouver-based alternative transit option for employees who work downtown but opt to park in less expensive parking lots on the fringe. It will soon expand into a service others can use to efficiently connect from place to place in the downtown RYD zone. All RYD vehicles are 100% electric, weatherproof and easy to hop in and out of with five seats each. A RYD app DRAFTfor greater ease of using the program is also planned.
RYD serves an important role as a downtown circulator. Waterfront Gateway could serve as a main stop for the service, with an adjacent storefront or kiosk presence highlighting both the branded presence of RYD and the Waterfront Gateway district.
Learn more at ryd.green
27
Visit Vancouver USA: Visit Vancouver USA is the official destination marketing organization for Vancouver, Washington and the surrounding areas. The organization also markets the region as a venue for sports events through the Vancouver USA Sports brand. Visit Vancouver USA's mission is to increase visitor spending in Vancouver and Clark County through competitively marketing the area as a destination for meetings, conventions, sporting events, group tours and leisure travelers. Visit Vancouver USA’s marketing efforts could be enhanced through a downtown visitor center in the Waterfront Gateway area, which currently does not have a visitor or information center in the downtown core/waterfront area. Waterfront Gateway could serve as an ideal location for such a center, especially through the use of its branded destination status.
Learn more at visitvancouverusa.com
Vancouver’s Downtown Association: Vancouver’s Downtown Association (VDA) is a member of the Washington Street Main Street Program. For over 30 years, the non-profit organization has served as a leading voice for Downtown’s business community, working to keep Downtown vibrant through creativity and collaboration. Its work is fueled by passionate volunteers who are committed to ensuring the City Center achieves its full potential.
Knowing traditional downtowns are more relevant than ever, VDA works with property owners, residents, businesses and developers to create a walkable, clean and safe City Center that is a job-producing, memory-making, convention-welcoming, vibrant place where people want to live, work and visit. VDA promotes the positive changes new developments can bring to an evolving downtown. It looks forward to the opportunities a new district at Waterfront Gateway will create.
Learn more at vdausa.org
City planning efforts that provide useful background include the following documents. Click on the document title to be linked to the specific document.
a. Vancouver City Center Vision Plan (“VCCV Plan”): Many of the components of a successful city center are already in place in Vancouver,DRAFT such as Esther Short Park and the ring of new buildings around it. The vision articulated in the VCCV Plan is to cultivate a diversity of new uses complementing those that exist and, at the same time, serve the resident, working and visiting populations in and adjoining the City Center.
28
The VCCV Plan is subject to a State Environmental Policy Act (SEPA) determination (“Planned Action VCCV”) approved in 2007. The VCCV Plan establishes a capacity estimate for the VCCV area as a whole, as well as potential capacities and uses within the plan area’s various districts. Waterfront Gateway is located within the Esther Short district.
Per the VCCV Plan, as future development progresses it may be necessary for district boundary lines to be somewhat permeable allowing one district to absorb a portion of another district’s development goals in any use category. The VCCV Plan provides flexibility to respond to market trends and allows shifting from one use category to another as long as the impact characteristics are similar, and the overall impacts do not exceed plan targets. Impacts considered relevant to a substitution of one use to another include vehicle peak trips, air (including dust during construction and exhaust levels when comparing tenants to employees), traffic noise, recreation/park resources, and public services such as schools, fire and police protection. The capacity limits per the VCCV Plan and Planned Action VCCV are considered sufficient to support the level of development anticipated within the Waterfront Gateway project boundary. b. Vancouver Comprehensive Plan and Zoning Code: The Vancouver Comprehensive Plan (“Comp Plan”) provides the overall long-term vision and policy direction for managing the built and natural environment in Vancouver and providing necessary public facilities. The zoning code (“Code”), Title 20 of the Vancouver Municipal Code, contains specific implementing development standards. The Plan and Code also contain maps designating the types of uses allowed on individual properties citywide.
DRAFT
29
This section describes various applicable standards and guidelines in place for development in the downtown area, along with specific information about the Site for interested development teams to review and consider while compiling submittal packages for this RFQ.
a. Community Vision: Part 3, Section I, The Vision, of this RFQ provides a comprehensive overview of the community vision for the site along with a concept site plan. The Vision was developed over the past year with the guidance of the CCRA, City staff, consultants and the Vancouver community.
b. Zoning and Permitted Uses: The site is designated “Commercial” in the Comp Plan and zoned City Center Mixed Use or “CX.”
The CX zoning district is designed to provide for a concentrated mix of retail, office, civic and housing uses in Downtown Vancouver. The broad range of allowed uses is intended to promote Vancouver as the commercial, cultural, financial and municipal center of Clark County. Typical uses include, but are not limited to: • retail sales • hotels/motels • restaurants • professional offices • educational, cultural and civic institutions • public buildings • commercial parking • multi-dwelling units
Ground floor residential is allowed, with the exception of properties fronting portions of Main Street. A complete list of permitted, limited, conditional and prohibited uses can be found here: https://vancouver.municipal.codes/VMC/20.430.030.
c. Development Standards: There are no development standards in the CX district for minimum lot size, depth, width or setbacks from property lines or between buildings on site. In general, development is expected to take advantage of the high density, urban nature of the City Center area and maximize development square footage within the realm of the real estate market.
Design Guidelines: Development proposed on the Site must meet the standards included in the Downtown Design Guidelines Manual (see Appendix E). DRAFT Although not applicable to the Waterfront Gateway project area, interested parties are recommended to consult the Vancouver Waterfront Design Guidelines (see Appendix F) that became effective in 2016. These guidelines offer important design considerations intended to ensure The Waterfront Vancouver development integrates into and sets the tone of future development for the central business district. Sections 6 through 9 offer guidance for creating a pedestrian-friendly, human-scaled environment with distinctive architecture, sensitive integration with Vancouver’s history, and progressive planning strategies making the
30
waterfront an attractive and treasured gathering place in the mode the community vision anticipates for the new Waterfront Gateway district.
Building Heights: Due to its proximity to the City’s Pearson Field Airport to the east, Waterfront Gateway properties are subject to maximum building height limits, ranging from 75 to 200 feet depending upon heights as included in the Vancouver Municipal Code and displayed in the 3- D drawing below. For properties west of Esther Street, the limit is 95 feet. The code allows outright for up to a 50% increase in the low building height number (inclusive of any roof-top appurtenance), provided such increase in height complies with FAA regulation Part 77, as certified by the FAA, through issuance of a determination of no hazard to air navigation, and will not affect the safe and efficient use of navigable airspace. FAA no hazard approval and approval from the Pearson Park Airport manager for proposed structures and construction cranes are needed prior to issuance of building permits.
Figure 5: Maximum Building Height Limits
Development teams are advised to consult VMC 20.630.050 and Figure 20.630-4, Maximum Building Heights for the downtown area.
Transit Overlay DistrictDRAFT: The site is located within Tier One of the Transit Overlay District. The standards are intended to encourage the use of alternative transportation modes and pedestrian- and transit-friendly development. The overlay reduces parking minimums for existing and new developments. The provisions of this section are voluntary and incentive- based and may be applied to parcels located within the boundaries of the Transit Overlay District at the applicant’s request. The Tier One environment will be oriented towards higher densities and more transit-friendly urban design that could be associated with high capacity transit or increased transit service.
31
For the Waterfront Gateway properties, projects that are not exclusively residential projects can reduce the overall parking requirement by 25 percent. Additionally, the street parking located immediately adjacent to a project can count toward the required parking.
Downtown District: The site is located within the Downtown Plan District and is subject to the district’s design standards. The standards are intended to promote the urban nature of the City Center area by requiring new development incorporate pedestrian-friendly features, massing, form and finishes. The standards include:
• Building Lines: Intended to maintain and enhance the urban quality, economic vitality and pedestrian environment of the downtown core, including preventing the loss of the sense of enclosure, enhancing the continuity of display windows, and providing weather protection. Standards cover areas such as building placement along street right-of-way lines and encroachment into public rights-of-way.
• Rain Protection: Intended to provide weather-protection for pedestrians, to enhance the economic vitality of the downtown core area and provide a needed amenity for employees, visitors and shoppers and link parking facilities, places of work, shopping and visitor areas.
• Blank Walls: Intended to afford interest to pedestrians and to enhance the urban quality and shopping environment and to encourage pedestrian traffic within Downtown Vancouver. Blank walls at pedestrian level shall be discouraged.
• Parking Control: Intended to prevent disruption of pedestrian circulation; to provide for smooth traffic flow; to prevent excessive use of downtown land for parking; to ensure the most efficient provision of parking facilities; to preserve the continuity of retail use and building frontage in the downtown shopping area; and to protect the public health and safety. The site is located within the Limited Surface Parking Area, which include the following standards: Structural parking shall be allowed. Surface parking lots including off-site accessory parking lots may be allowed upon approval of a phased development plan, which indicate future buildings and timelines for completion of each phase and the elimination of the surface parking. Development of the Waterfront Gateway properties anticipates all on-site parking will be structural at build-out.
• A complete list of the Downtown District standards can be found here: https:// www.cityofvancouver.us/sites/default/files/fileattachments/vmc/ titles_chapters/20.630.pdf
• Parking and Loading: VMC Chapter 20.945 includes design standards for bicycle parking andDRAFT parking structures. Parking in the CX zoning district requires the following minimum requirements (See Transit Overlay District section above for potential reductions in the minimum requirements): Residential 1 space/dwelling unit Transient Lodging 1 space/living unit All Other Uses 1 space/1,000 SF of floor area
32
d. Transportation and Access: Access to and through the Site is excellent and provided by Downtown’s grid of local streets that are connected to major arterials and other important transportation corridors like Interstate 5. The Site is directly served by 6th Street, a two-lane facility which serves as the northern boundary and connects to the I-5 on- and off-ramps one to three blocks to the east. Columbia Street, another two-lane facility, is the Site’s eastern boundary and connects to the north to Evergreen and Mill Plain boulevards with access to the east side of I-5 and additional on- and off-ramps. The northwest tip of the Site is adjacent to the Grant and 6th streets intersection.
Esther Street bisects the middle of the Site with significant frontage along many of the Site’s parcels. Grant, Esther and Columbia streets all provide vehicular and pedestrian access directly to the waterfront to the south via tunnels underneath the railroad berm, with each separated by approximately two city blocks. Phil Arnold Way between Esther and Columbia provides an east-west connection along the Site’s southern boundary and separates it from the railroad berm. Driveway access into the Site is currently provided by remnants of W 4th (off of Columbia) to Block Z and remnants of W 5th (off of Esther) to Blocks X and Y. Access from Block X is also provided via a one-way out driveway along 6th Street. The driveways also serve the purpose of breaking the Site into one-block segments, thus avoiding a superblock effect.
All of these streets (except for Columbia) have newer frontage improvements (sidewalks, streetlights, street trees, on-street parking, etc.) that provide good pedestrian access to and through the Site. This is also supplemented by the Daniels Street Pedestrian Way located between City Hall and the Convention Center and connects the Site directly to City Hall Plaza and the center of Esther Short Park.
On-street public parking is provided along some of the Site’s street frontages and is regulated through either parking meters or monthly parking permits managed by the City.
Development proposals are encouraged to take advantage of the access opportunities already in place. Future development will need to provide more cross-site connectivity within and through the Site via enhanced pedestrian pathways, active ground-floor uses, street furniture, lighting, public art, landscaping and other amenities.
Transit/ Bus Service: Vancouver is served by C-TRAN, Clark County’s public transportation agency. Waterfront Gateway is approximately three blocks from Turtle Place, Downtown’s main transit center along 7th Street between Washington and Main streets. The transit center is served by C-TRAN’s The Vine bus rapid transit (BRT) line with direct connections to Clark College and Vancouver Mall. A second BRT line from Turtle Place is planned to run primarily along Mill Plain Boulevard to East Vancouver.
Downtown is alsoDRAFT served by C-TRAN’s express bus service to other major Vancouver transit stations and downtown Portland, along with numerous local bus routes connecting throughout the city and Clark County. C-Tran plans to extend Route 71 from the 6th and Columbia area southward to the waterfront in early 2021 (Columbia southbound, heading west on Columbia Way, then north on Grant, and then east on 6th).
33
Train Service: The Vancouver Amtrak Station is located within a 5-minute drive or 15-minute walk from the Site. The station provides direct service to Portland, Seattle and Spokane, and connections to other locations along the west coast and eastward to Chicago.
Bicycle: On-street bicycle facilities are located close to the Site, including sharrows (shared roadway markings) throughout The Waterfront Vancouver area and on Columbia Way and bike lanes on 8th Street. Protected bike lanes (including vertical separation between people biking and people driving) are planned for Columbia Street north of 6th Street and a multiuse path planned for the west side of Columbia (reconfiguring the sidewalk) between Columbia Way and 8th Street. These improvements will front the east side of the Convention Center/ Hilton building and the Waterfront Gateway properties south of it.
The Site is also close to bicycle and pedestrian access at the Interstate bridge, located on the east (northbound access) and west (southbound access) sides of the bridge at Columbia Way. This connection provides multimodal access between Vancouver and Portland.
Regional Trails: The surrounding area is served by the Columbia River Renaissance Trail along the waterfront east of I-5, with planned connections to the trail network at Terminal 1 and The Waterfront Vancouver. This waterfront trail network is ultimately envisioned to extend from Vancouver west and north to Ridgefield and east to Washougal as part of the Lewis and Clark Regional Trail. e. Soils: Per information provided by Clark County GIS, the entire site contains “Non-Hydric/ Lauren Gravelly Loam (LgB)” soils, defined in the “Soil Survey of Clark County, Washington” as, in a typical profile, the surface layer is very dark brown gravelly and very gravelly loam about 20 inches thick. Below the surface layer is friable, dark-brown very gravelly loam about 13 inches thick. The next layer is dark-brown very gravelly coarse sandy loam about 11 inches thick. The underlying material, to a depth of 70 inches, is dark-brown very gravelly loamy coarse sand. LgB soils are noted as excessively drained soil with rapid permeability in substratum and slow surface runoff.
Three parcels (48760000, 48790000, 48852000) are listed as potentially containing “Non- Hydric/ Fill land (Fn)” soils, defined as areas that have been filled artificially with earth, trash, or both, and then smoothed over. Many areas along the Columbia River waterfront also have been filled in by dredging of sand and silt from the river.
See Appendix G for the Adjacent Facilities Building Documents which include additional information regarding soils adjacent to the Site. f. Geologic/Seismic Hazards: Per information provided by Clark County GIS, the Site has a “Very Low” susceptibilityDRAFT for liquefaction and falls within a National Earthquake Hazards Reduction Program (NEHRP) seismic site class of B-C or C (site classes categorize the potential for enhanced or amplified ground shaking and range from A, the best or hard rock, to F, the worst or soft clay or swamp muck).
See Appendix G for the Adjacent Facilities Building Documents which include additional information regarding geotechnical and seismic conditions adjacent to the Site.
34
g. Floodplain: The Site is outside of the flood area. Properties to the south of the railroad berm and southeast of the Site at the Phil Arnold Way/ 3rd Street intersection are within the 500 Year Flood Area. h. Topography: The Site is generally flat with a gentle slope of approximately 3% along Esther Street at 6th Street sloping down to Phil Arnold Way and the railroad berm. i. Infrastructure: Sanitary sewer, storm and water services are available to the Site from the adjacent streets. • Water • Sanitary Sewer • Storm • Others (gas, electric, telephone and cable points of connection) j. Title Reports: Title reports for the Site’s three blocks (X, Y and Z) are provided in Appendix H. k. Environmental Conditions: The City has had several Phase I and II environmental site assessment (ESA) reports prepared for the Site, broken down by location and groups of parcels.
Two parcels on Block X (see Figure 1), 49315000 and 49861000, are not covered in the reports. All of the Site’s other parcels are included in both Phase I and II reports. All reports are included in Appendix I and contain detailed conclusions and recommendations.
In summary, Block X and Y parcels are included in a 2017 Phase II report for “West of City Hall and South of City Hall” (except for parcels 49315000 and 4986100). The report identified benzene in one of six vapor samples; butadiene in all six soil vapor samples exceeded MTCA Method B sub-slab soil gas screening levels; and lead in one shallow soil sample exceeded MTCA Method A soil screening levels. Since this report was published, the City has demolished a warehouse on Block X (parcel 49360000) as part of its 2019 expansion of the parking lot west of City Hall.
Block Z parcels are included in a 2017 Phase II report for “400 Columbia Street and 318 West 4th Street.” The report reveals no evidence of hazardous releases.
The City is conducting additional testing for the parcels not included in the Phase II report for Block X and to further explore the identified materials found in samples there. An updated Phase II report for “West of City Hall and South of City Hall” is expected in December 2020. l. Archaeology: The southern portions of the Site are rated as within the higher probability of archaeological sitesDRAFT (Level A), while the northern portions are within a lower probability (Level B). m. Appraised Value: The Site was appraised in April 2020. The appraisal split the Site into two segments, with those west of Esther Street comprising the “Northwest Portion” and those east of Esther Street comprising the “Southeast Portion.” The value conclusions determined were: • Market Value As Is - Northwest Portion = $9,600,000 • Market Value As Is - Southeast Portion = $9,000,000
35
The appraisal acknowledges the market uncertainty from COVID-19, its impact on global financial markets, and that it is an evolving situation with the effects on the financial and real estate markets unknown at the time of the appraisal. The valuation is based on the information available at the date of valuation and included previous transactions occurring in advance of the start of the pandemic.
Transaction terms for site acquisition and/or long-term ground lease and related development provisions are expected to be negotiated with the selected development team during an exclusive negotiation period (see Part 4, ENA Period).
The CCRA is interested in selecting a development team to achieve outcomes which promote development of the community vision within a high-quality building design environment and a reasonable timeframe. This will require a successful public-private partnership necessitating multiple and varied funding sources in order to realize the desired development program. Interested parties are encouraged to explore all funding avenues for development of the Site.
Some resources and incentives currently available for the Site to promote its development include expedited entitlement permitting; securing of long term entitlement predictability through a development agreement; receipt of a Multi-family Tax Exemption; U.S. Economic Development Administration grants; and the Opportunity Zone and New Markets Tax Credit incentives. See Appendix J for a summaryDRAFT of available resources and incentives.
36
I. Submittal Requirements: Submittals should be concise and only include information requested. a. Respondents to provide: i. 1 signed, original copy of Submittal ii. 1 electronic copy of Submittal - USB thumb drive (MS Word, MS Excel compatible or pdf file) b. Page size: 8.5” x 11” c. Minimum font size: 12 point d. Maximum number of pages: 25 i. Recommended page count per requested information is provided in Figure 6 below. ii. Not included in page count: General Information Form (failure to submit this form may render the proposal non-responsive and therefore void), section dividers, front and back cover, and appendices. II. Submittal Procedure: Submittals are to be provided in a sealed envelope and labeled: “Request for Qualifications: DEVELOPMENT OPPORTUNITY FOR A NEW DISTRICT IN DOWNTOWN VANCOUVER” a. Responses due no later than: 4 P.M. (Pacific Time), Day of Week, Month Day, 2021 b. Delivery Address: Mailing Address:
(Hand-delivery & non-USPS) (USPS only)
Procurement Services Manager Procurement Services Manager City of Vancouver City of Vancouver Customer Service Desk, 1st floor PO Box 1995 lobby Vancouver, WA 98668-1995 415 W. 6th St. Vancouver, WA 98660 c. All Submittals must be delivered AND received by Procurement Services by the time/ date listed. d. Respondents shall allow enough time for delivery to occur. Official City time/date stamp shall be theDRAFT sole means used to determine time/date of receipt/acceptance of Submittals. e. Submittals submitted by EMAIL or FAX will not be accepted. f. Deliveries requiring a signature may not be delivered in a timely manner as our receiving point is not staffed at all times and may not be available to sign at the time of delivery. g. USPS does NOT provide delivery services to City Hall.
37
h. City PO Box mail is usually collected once each business day. Mail received after that time will not be collected until the next business day, and therefore possibly not received by the City by the due date and time. i. Proposals received after the listed date and time will not be accepted. The CCRA and City are not responsible for delays in delivery. j. Questions must be directed to John Collum, Economic Development Principal Planner, at (360) 487-7956 or [email protected] who will work with the city project team to respond. Last date to submit questions is Month Day, Year. All answers will be shared with all potential respondents via a FAQ or RFQ addendum. k. Refrain from contacting the Mayor, City Council, Planning Commission, DRA board members, CCRA board members, or other City staff regarding the content of this solicitation.
These instructions were prepared to aid in submittal package development. They also provide for a structured format so reviewers can systematically evaluate several proposals. Each copy of your submittal package must include all the sections in the order indicated. Attachments within appendices should be clearly referenced and identified to facilitate the review process.
The requirements and criteria stated below guide respondents to provide their team qualifications and experience, and preliminary ideas about development for the Site. The CCRA seeks to select the team with:
• The most compellingDRAFT and creative conceptual development ideas for meeting the community vision for the new district; • The most realistic appraisal of feasibility for carrying out the conceptual ideas, including the team’s capacity for funding projects it may ultimately develop; and • The most experienced team well versed in strategically working with a local government property owner and partner to design and effectively pair private investment with public facilities and amenities to execute a shared creative development vision.
38
Each submittal package shall include and be organized in the following order:
Figure 6: Submittal Information/Evaluation Criteria Matrix
Package Submittal Information Suggested Total Section Page Evaluation Limits Points
Cover • Define team members with designated lead 1 page 0 Letter entity. • Highlight key components of the team’s vision for the site and how they fit within the community vision. • Indicate authorized contact and signatory.
General Complete form included in Appendix K. Not N/A Information included in Form page count
Develop- Provide an organizational chart for your team that 1 page Included in ment Team briefly identifies: Comparable • Team members and assigned roles (at a Experience of minimum, a team should include a development Development entity and design firm having significant Team experience in master planning and developing prime urban redevelopment sites) • The individual who would be authorized to negotiate on behalf of the team • The individual who would be responsible for coordinating all team activities during master planning and negotiation period • Minority, women and emerging small businesses, disadvantaged business enterprises, and veterans that may be represented on your team • Experience with LEED certified or other sustainable development • Experience with public-private partnerships.
Conceptual • Describe what attracts your team to the site. 10 pages 35 • Describe your proposed preliminary development Develop- DRAFT ment Plan program for meeting the community vision for the and new district. Ideas For private development, include a description and estimated square feet of each use, units (if applicable), number of parking spaces (how they are assigned and/or shared), and ground floor uses and treatments. (continued)
39
Package Submittal Information Suggested Total Section Page Evaluation Limits Points
Conceptual • Provide a conceptual development plan based Develop- upon the preliminary development program. ment Plan Include a simple site diagram and a massing and study identifying the location of buildings, Ideas con’t access to the site, use of space between buildings, cross connectivity throughout the
site, and integration between private develop- ment and public facilities and amenities. Do not include architectural renderings or other detailed visualizations at this time. • Describe why your team believes this development program is the best solution for the Waterfront Gateway site and furthers the guiding
principles and goals and considerations of the community vision. Make sure to highlight: How connections between buildings and uses both within and outside of the district would be handled Integration with existing and future public facili- ties and what types of potential public ameni-
ties are envisioned For potential public amenities, what approach is envisioned to fund, construct and manage them and what are the proposed roles of the City, the CCRA and the selected development team in this approach. • Describe how you plan to handle parking within
your preliminary development program (number of spaces, how utilized, proposed location). • Identify probable development phasing of your development program, as well as an initial devel- opment timeline. • Describe initial thoughts on whether the project site may include future development entities not
included on the team identified in your submittal. • IdentifyDRAFT key development challenges and opportu- nities, including but not limited to any goals and considerations of the community vision you be-
lieve may not be attainable in designing and de- veloping the new district and any extraordinary predevelopment and due diligence tasks and costs. (continued)
40
Package Submittal Information Suggested Total Section Page Evaluation Limits Points
Financial • Provide your preliminary financial analysis 2 pages 25 Feasibility of regarding sources and uses for achieving your Conceptual proposed development program. This may include Development a preliminary development budget as well as initial Plan and thoughts of the development’s ownership Ideas for the structure. As available, provide any non-binding Site/Financial letters of support from financial partners in an ap- Capacity of pendix (however note them in this section). the Team • Describe your team’s preliminary assessment of how the current or future markets will support your conceptual development plan. • Describe the team’s financial capacity to complete the proposed development plan. • Provide a statement indicating your willingness to provide evidence and supporting documentation of the development team’s financial condition, demonstrating the creditworthiness and financial capacity of the principals, key partners and/or corporation(s) to secure financing to complete the proposed development, if selected to move forward to the interview phase. No financial documents should be included in your submittal. See Section II.d, Evaluation Schedule and Process for more details. • Describe expectations about the role of the CCRA or other key external parties in this area.
Comparable • Provide evidence of the team’s qualifications to 10 pages 30 Experience of design and implement the proposed conceptual Development development plan based upon past experience Team with similar projects. • While numerous similar projects may be noted, please provide focused descriptions on three (3)
projects, with special attention to the following ele- ments: Include:DRAFT ➢ Photographs ➢ Descriptions ➢ Total development costs ➢ Total building area by use (continued) ➢ Development team members and partners
41
Package Submittal Information Suggested Total Section Page Evaluation Limits Points
Comparable ➢ Financing structure, including financial Experience of resources used Development ➢ Project timeline. Team con’t Master planning (including community engagement) and refining a development program in collaboration with a public entity
Successfully accessing funding sources (identify the types of sources used) Development at a similar scale (multi-acre sites) and in similar urban contexts Provision of public amenities within or adjacent to the project Development in conjunction with public
facilities such as garages, convention centers, or others. • Indicate which projects the development entity and design firm on the team have collaborated previously. • Describe your team’s experience with the successful implementation of projects involving publicly-owned properties or may be considered public-private partnerships. • Describe any team experience with projects and programs supporting the growth of local small businesses and firms owned by minorities, women and emerging small businesses, disadvantaged business enterprises, and veterans; utilized community benefits, workforce or related agreements; provided apprenticeship opportunities in construction trades; and included investment from philanthropic partners.
• Resumes for key personnel should be provided in an appendix.
References Provide contact information for three references, 1 page 10 preferablyDRAFT from both public sector and private sector
partners who worked with your team on similar projects. (continued)
42
Package Submittal Information Suggested Total Section Page Evaluation Limits Points
Appendices • Appendices should include supporting material to No limit 0 supplement responses to the items above. There are no requirements for contents of appendices; however, they should be kept as concise as possi- ble. The contents are not scored separately. • Materials that may be included are:
Images of similar completed or under construction projects Testimonials from partners or stakeholders.
TOTAL (max) 25 pages + 100 points appendices possible
I. Schedule: Following is the expected schedule for review of submittal packages and selection of the successful development team, subject to change. Details regarding the selection process and schedule follow.
DATE MILESTONE
Month Day, Year RFQ issued (Day 1) Month Day, Year Non-mandatory pre-submittal meeting (VIRUTAL; (between Day 15 and 28) POTENTIALLY TELEVISED) Month Day, Year (one week prior to releasing Final Last date to submit questions FAQ/ Addendum)
Month Day, Year Final FAQ/ Addendum Released (between Day 45 and 50) Month Day, Year at 4 PM PT Submittals due (Day 75) Month Day, Year Submittals distributed to and evaluated by review (Days 80-90) committee Month Day, Year Presentations/Interviews (format TBD)/ Potential Vir- (Days 95-100) DRAFTtual Tours of Example Projects Month Day, Year Review committee recommendation of best-qualified (next scheduled CCRA Board meeting) development team to CCRA Board of Directors CCRA selection based upon recommendation of Month Day, Year review committee and authorization of Exclusive (the following scheduled CCRA Board meeting) Negotiation Agreement (ENA) by CCRA Board of Directors Month Day, Year Commence ENA period (the first day of the following month)
43
II. Process: a. A non-mandatory pre-submittal meeting will be held in ______2021 to allow interested parties to ask questions about the RFQ. An addendum with meeting specifics and format will be issued. b. Upon receipt of submittal packages, a review committee will evaluate and score all responsive submittals to determine which development teams initially appear most qualified. The review committee will be primarily comprised of some CCRA board members and City staff and may also include external advisors. c. Interviews will be scheduled with each of the top-tier development teams to present their concept development plans and ideas and allow the review committee to gather more information relevant to the evaluation of qualifications. Interview sessions will be evaluated in a manner similar to the submittals. Topics covered in the interview session shall include the topics listed under the Evaluation Criteria section plus any additional, relevant topics which may arise during both the formal presentation and the question and answer portions of the interview. If interviews are conducted and if your team is selected for an interview, you will be contacted by the CCRA/City for next steps. d. Either prior to or following interviews, the review committee may request the top-tier development teams to provide information providing evidence and supporting documentation of the development team’s financial condition, and demonstrating the creditworthiness and financial capacity of the principals, key partners and/or corporation(s) to secure financing to complete the proposed development. This may include recent developer financial statements, financial statements from successfully completed projects, letters of interest or intent from lending institutions or investment partners, or other pertinent information. A visit (in person or virtual) with the development team by a CCRA financial review representative will be arranged to review the information. e. If possible, applicable and can be safely arranged with current Safe Start Washington (COVID-19) guidelines, development teams to be interviewed will prepare a tour of local projects completed or under construction. f. Development teams not selected for the top-tier interviews will be notified in writing of that determination. g. The CCRA reserves the right to request additional information and submittals from the top- tier teams. h. Following the presentations and tours, the review committee will perform a final evaluation of the top-tier development teams and rank them to determine which team is most qualified to be selected as the development team. Scores from the original proposal evaluation may be considered in the most qualified selection of the review committee. i. The review committee will present its recommendation to the CCRA board, which reserves the right to request presentations from the top-tier teams. The CCRA board is responsible for the final approvalDRAFT of the selected development team. j. The review committee will review and the CCRA will determine the most qualified respondent based on the Evaluation Criteria listed using predetermined weights and the responsiveness of the submittal. k. The decision to engage in negotiations or discussions with the most qualified development team is made at the sole discretion of the CCRA board based upon its reasonable
44
judgment. The CCRA reserves the right to negotiate with the second-ranked development team if the ENA period expires without leading to successful negotiation of agreement with the first-ranked team. l. The CCRA reserves the right to not select any respondent to the RFQ and take no action at this time or issue a new RFQ or Request for Proposals open to all potential or a limited number of development teams.
I. The successful development team for the Site brings considerable skill, knowledge and experience creating vibrant urban areas to the conversation and will engage the CCRA in a predevelopment period to create a master plan that will refine the community vision for the site. II. The CCRA expects this RFQ will result in the selected development team entering into an ENA for a defined period to be effective during the master planning/ predevelopment activities period. During or prior to the ENA period, the CCRA and City will provide funding to procure the services of a consulting designer/planner to assist the CCRA and support the collaborative master planning process with the selected development team. Details of timing for these activities will be addressed in the ENA. III. In addition to the funded activities above, the CCRA and City will provide technical assistance to the selected development team. IV. During the ENA period, the master planning process will occur while other predevelopment activities will be undertaken according to an agreed-upon work plan. Activities would likely include, but not limited to: c. Creating a master plan blending the vision and goals of the community and developer, along with an implementation strategy and prospective schedule d. Engaging stakeholders and the community in the master planning process e. Completing any necessary site analyses f. Completing a Master Development Package to include the master plan, proposed negotiated disposition or lease agreements, proposed development agreements, funding plan with budgets, public facility development/management/operation plan, and a development schedule g. Reviewing and recommending approval of the Master Development Package by the CCRA board h. Approving the DRAFTMaster Development Package by the Vancouver City Council.
45
The CCRA reserves the right, in its sole discretion, to cancel this RFQ at any time for any reason. To the extent the CCRA elects to enter into a relationship with an entity regarding a submittal to this RFQ, such entity shall be required to comply with applicable CCRA and City of Vancouver policies and codes.
Information provided to the CCRA in response to this RFQ will become the property of the CCRA and City and will be subject to public inspection in accordance with the Washington Public Records Act, chapter 42.56 RCQ. If an entity responding to this RFQ believes a specific portion of its response constitutes a “trade secret” or “proprietary information” under Washington law and is, therefore, exempt from disclosure, the entity must clearly identify that specific information as a “trade secret” or “proprietary information.” Identification information as such does not necessarily mean the information will be exempt from disclosure. The CCRA and City will make that determination based on the nature of the information and the requirements of the Washington Public Records Act and inform the responding entity of its determination. The responding entity may seek an order protecting such information as provided for in the Washington Public Records Act.
The CCRA is self-represented for this project and will not be contracting with a third party broker.
This high-profile development site will be guided by the CCRA and receive assistance from an array of City staff and services. The following represent some of the key participants:
CCRA BOARD MEMBERS AND EXECUTIVE DIRECTOR • Richard Keller, President • Marc Fazio, Treasurer, Bill Naito Company • Jack Onder, Onder Development • Deborah Ewing, Fuller Group • David Copenhaver, Cascadia Development Partners • Brad Hutton, retired (formerly with Hilton Hotels) • Richard “Dick” Krippaehne, PacTrust • Chad Eiken, CCRA Executive Director & City Community and Economic Development Director
KEY SUPPORTING CITY DEPARTMENTS AND OFFICES • City Manager’s Office • City Attorney’s Office • Downtown RedevelopmentDRAFT Authority and Executive Director • Departments and Divisions: Community and Economic Development Economic Development (including Planning, Parking, Community Development Programs, and Economic Development/serving as Project Lead) Development Review (including Permits, Building & Code and Land Use) Public Works Financial and Management Services
46
A. Waterfront Gateway Visioning Summary Memorandum B. Case Studies and Precedent Images C. Concept Sketches D. Applicable Planning Documents a. Vancouver City Center Vision Plan b. Vancouver Comprehensive Plan c. Vancouver Zoning Code/ Title 20 of Vancouver Municipal Code E. Downtown Design Guidelines Manual F. Vancouver Waterfront Design Guidelines G. Adjacent Facilities Building Documents a. The Columbian Office Building-City Hall As-Built Site Plan C301 b. The Columbian Office Building-City Hall Final Stormwater Report with Geotechnical Engi- neering Report in appendix c. The Columbian Surface Parking-City Hall West Parking Lot Final Stormwater Report with Geotechnical Engineering Report in appendix d. Vancouver Conference Center and Hotel Hydrology Report with Geotechnical Report in appendix H. Title Reports a. Block X b. Block Y c. Block Z I. Environmental Site Assessment Reports a. Block X, Phase I b. Block Y, Phase I c. Blocks X and Y, Phase II d. Blocks X and Y, Supplemental Phase II (in production by Stantec) e. Block Z, Phase I f. Block Z, Phase II J. Development Resources and Incentives (in production by John Collum) K. General InformationDRAFT Form
47