Eastside Men’s Shelter and Supportive Housing Project Site Exploration Table – 6/1/2017

Proposed Site Exploratory Sites Eastgate BelRed Wilburton

Eastgate Public Health Center Sound Transit OMF East Lincoln Center Property Information Address 14350 - SE Eastgate Way 1575, 1801, 1899 - 120th Ave NE 515 - 116th Avenue NE Sound Transit Owner King County City of Bellevue In process of acquiring multiple parcels Site size and Overall 4.1 acre parcel; includes existing Approximately 6.5-8.0 acres will be Site comprised of two buildings on a characteristics public health center and wooded available for transit-oriented 4.3-acre flat site. North building to be hillside leaving two possible building development. Site currently vacant demolished to accommodate ST pad locations. Property set back from awaiting development of OMF East. guideway, future NE 6th extension and Eastgate Way. Approximately 0.5 acre Former International Paper warehouse Grand Connection. Estimated 1.4 to 2.2 footprint is needed for the building. is largest existing structure. Significant acres may remain. South building set More information in existing Due site work to occur. Exact location and back from 116th behind privately- Diligence Reports. characteristics of a site unknown. owned parking lot.  Grand Connection design underway  Completed BelRed Subarea Plan  Wilburton CAC studying Wilburton  Completed Eastgate I-90 Land Use  Completed Bellevue/ST East Link Commercial Area with report and Transportation Project Planning studies MOU and Implementation expected in early 2018. Expecting  Completed Eastgate Subarea Plan influencing Agreement recommended increases to  Eastgate LUCA currently under  OMF East design-build and transit- maximum allowable heights and property review by Council oriented development Request for densities. Such changes require  Bellevue College Master Plan. Proposals design planning underway amendments to the Comprehensive Plan and Land Use Code.

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Proposed Site Exploratory Sites Eastgate BelRed Wilburton

Eastgate Public Health Center Sound Transit OMF East Lincoln Center Zoning: Existing Currently zoned Office Limited Business OMF East property currently zoned BR- Currently zoned Office Limited Business (OLB). Shelter (transient lodging), OR-2. Shelter (transient lodging), office (OLB). Shelter (transient lodging), office and multi-family housing are all and multi-family housing are all office and multi-family housing are all permitted uses within the OLB land use permitted uses within the BR-OR-2 land permitted uses within the OLB land use district. OLB density, set-back and use district. district. OLB density, set-back and dimensional standards limit ability to dimensional standards limit ability to develop building as currently designed. develop building as currently designed. OLB in this area allows 75-foot tall residential buildings at a density of 30 OLB in this area allows 75-foot tall BR-OR-2 zoning allows up to 125-foot units per acre. Developing to the residential buildings at a density of 30 tall buildings and densities of 4.0 FAR. current design is challenging under units per acre. Developing to the City/Sound Transit goal of 1.2 million existing zoning. current design is challenging under square feet of transit-oriented Zoning: Capacity existing zoning. development to occur on a portion of Proposed Eastgate LUCA for E-TOD zone the property acquired by the agency for allows a 2.0 FAR with max height of 160 The current Wilburton CAC may maintenance facility. Mix of uses to feet. The proposed Affordable Housing recommend significant changes to this include office, residential and retail. Strategy may allow an addition 1.0 FAR zoning capacity. bonus for providing affordable housing. The current design’s scale is allowed by The facility, as currently designed, is existing zoning. However, based on Is current scale of The Wilburton Commercial Area consistent in scale with existing BelRed plan and MOU with Sound facility design planning process has not progressed far development in the vicinity (3-4 story Transit, the building is significantly enough to indicate a direction for appropriate for buildings). Eastgate LUCA will allow smaller scale than what is envisioned future redevelopment. site? taller buildings with a higher density. within the BelRed nodes circling ¼ mile from light rail stations.

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Proposed Site Exploratory Sites Eastgate BelRed Wilburton

Eastgate Public Health Center Sound Transit OMF East Lincoln Center Proximate Uses Directly adjacent uses: current King County Public Health, Bellevue College, Eastgate Park & Ride, research Auto sales, warehousing, light Auto sales, parking lot, hotel, office (uses that share a laboratory, office building, Eastgate manufacturing, Eastside Rail Corridor building, I-405 right-of-way. property line with Way and I-90 rights-of-way proposed site) Kaiser Permanente Hospital, residential, Auto sales, Seattle Children’s Eastside, general office, big box and convenience Other uses within Residential Condominiums, hotel, various medical offices, general office, retail, restaurant, grocery, auto sales 1/4 mile: restaurant, general office, research & warehousing and distribution, building and repair, fitness, convention center, development, bank. current supplies, Metro bus base. City Hall, PSE sub-station, retail marijuana. Mixed-use redevelopment of Eastgate Master Development Plan being Redevelopment concepts being brought Transit-Oriented Development area developed for OMF East and transit- forward as part of Wilburton CAC with multi-family residential, retail and oriented redevelopment area. Spring process. Higher density mixed-use office; implementation of Bellevue District development to the southeast Future multi-family residential, retail and office College Master Plan, including student of site to mixed use multi-family expected in between the Grand housing. Future redevelopment of residential, retail and office. East Link Connection over I-405 and the Eastgate Park & Ride to accommodate a Spring District station to be constructed developed Eastside Rail Corridor trail. light rail station as part of ST3 as well as Eastside Rail Corridor trail. Proximity to Transit routes; 1/4 mile (1,320 feet of site) Moderate transit access. KC Metro route 271 (stops just south of NE 2nd Limited transit access. KC Metro route Well served by transit. Site is adjacent Place on 116th Avenue NE) and Metro 226 at NE 12th Street/Bel-Red Road and Current to Eastgate Park-and-Ride. Includes Rapid Ride B Line (stops on NE 8th 120th Avenue NE via about 1/3 mile access to approximately a dozen routes. Street, east of 116th Avenue NE). Walk walk. distance to Downtown Bellevue Transit Center 0.6 miles via NE 4th St.

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Proposed Site Exploratory Sites Eastgate BelRed Wilburton

Eastgate Public Health Center Sound Transit OMF East Lincoln Center In 2023, this site will be served by the In 2023, this site will be served by KC Metro Connects Plan revises routes Spring District/120th East Link light rail Wilburton East Link light rail station, that serve Eastgate Park-and-Ride in Future station, and in 2025 route 3080 (in and in 2025 route 1027 (in place of 2025. ST3 includes study of enhanced place of route 226) per the KC Metro route 271) per the KC Metro Connects transit service for the I-90 corridor. Connects Plan. Plan. Proximity to residential (straight-line and walking route distances) Condominiums a straight line distance Spring District apartment buildings a Downtown apartment buildings a Closest Multi- of approximately 650 feet northwest of straight line distance approximately straight line distance approximately

Family: current site. Walking distance approximately 1,400 feet south of site. Walking 1,000 feet west of site. Walking 850 feet via trail on Public Health site. distance the same. distance of 2,310 feet. The current design includes 50-60 units of on-site multi-family residential apartments Zoning around 120th Avenue station Wilburton CAC developing land use Multi-Family: Eastgate TOD would allow residential of allows up to 4.0 FAR, with requirement vision. Potential for significant up to 2.0 FAR, with provisions for 1.0 future for minimum of 20% residential for residential development within 1/4 mile FAR exemptions for affordable housing. large sites. radius. Single family residential within 0.25 Single family residential within 0.25 miles straight-line distance west of site. Closest single family approximately 0.50 Closest Single- mile straight-line distance south of I-90. Walking distance is 0.80 miles on miles east of site straight-line. Walking The walking distance is 0.50 mile with Family streets and 0.65 using future Eastside distance is 0.65 miles. use of the park and ride elevator. Rail Corridor trail. Number of 4 existing single-family residences 71-unit condo and 10 single family within 1/4 mile. Lake Bellevue Condos 500 Downtown multifamily residential residential units residences within 1/4 mile of site. and new Spring District apartments just units within 1/4 mile radius of site. within 1/4 mile outside 1/4 mile radius. The current design of the day services center includes ample space for drop-in and satellite services for a variety of human service providers on-site. Hospital emergency rooms to the north. Hospital emergency rooms to the south. Human service King County Public Health Center for Social Security Administration offices to There are many medical service primary medical care, Bellevue College the east. Alano Club to the northeast. providers providers in the hospital district, but Career Center and continuing education King County Coordinated Entry Regional generally do not provide primary care opportunities Access Point southwest at First to Medicaid or uninsured patients. Congregational Church. 4

Proposed Site Exploratory Sites Eastgate BelRed Wilburton

Eastgate Public Health Center Sound Transit OMF East Lincoln Center Schools (measured in straight-line distances) Cluster of eight child care centers and Two child care centers, Dizzy’s Bus Stop preschools 0.3-0.45 miles northwest. Bright Horizon’s child care center is 0.3 Child care centers and Bright Horizons, approximately 0.3 Plus newly-opened Bright Horizons at miles west. miles away east and west of site. Spring District 0.35 miles southeast. BSD Tyee Middle School and Puesta del Bellevue Montessori is 0.7 miles Private Three Cedars school is 0.6 miles Schools: K-12 Sol School approximately 0.6 miles northwest and Cherry Crest Elementary west. BSD International School is 1.0 southwest is 1.25 miles northeast. mile to the southeast. Global Innovation Exchange (GIX), a graduate school planned to open in fall Seattle University Eastside Center is 0.2 Schools: College Bellevue College adjacent to site. 2017 in Spring District is approximately miles southwest. 0.3 mile southeast. Bellevue School District purchased Bellevue School District plans to Continued transformation of Bellevue property at 2150 - 120th Avenue NE in construct new elementary school at Schools: future College to a 4-year institution 2016 for new elementary school 12300 Main Street (approximately 1/2 (approximately 1/4 mile away). mile away). Parks and open spaces or undeveloped areas Closest parks are: BelRed Mini Park; Closest parks are Bellevue Botanical Parks: existing Closest parks are Sunset Mini Park and Spring District Park (private) and Hidden Gardens and Wilburton Hill Community Robinswood Park. (closest) Valley and McCormick Parks. Park. Grand Connection through/adjacent to Eastside Rail Corridor to be developed Eastgate Land Use Plan recommends site. May include park or open space directly west of site. BelRed Subarea small park and open space in the TOD element. Eastside Rail Corridor in the Parks: future Plan calls for new parks and trails along area. Mountains to Sound Greenway immediate vicinity. New park or open the West Tributary of Kelsey Creek, Trail to be enhanced along I-90 corridor. spaces may be proposed in Wilburton both north and west of this site. Commercial Area. No wooded areas directly adjacent to Lincoln Center site adjacent to Eastgate Public Health site includes site. Pockets of woods and wetland to Sturtevant Creek corridor with pockets steep wooded hillside that connects to north and east associated with West of wooded and wetland areas north Wooded areas additional private wooded areas east Tributary of Kelsey Creek as well as and south. Site adjacent to WSDOT and northwest. private wooded areas along Eastside right-of-way and the wooded and open Rail Corridor west and north of site. areas within NE 8th Street cloverleaf. 5

Proposed Site Exploratory Sites Eastgate BelRed Wilburton

Eastgate Public Health Center Sound Transit OMF East Lincoln Center Site Development Considerations Per terms within the City/Sound Transit King County to convey property rights MOU and Implementation Agreement, City would convey property rights to to development team of Imagine following Master Development Plan development team of Imagine Housing Housing and Congregations for the approval, Sound Transit will issue a and Congregations for the Homeless. Property Homeless. Form of rights not yet Request for Proposal for the transit- Form of rights unknown. City involved Acquisition known, but assumed to be a ground oriented development portion of the as permit authority, capital lease. City involved as permit authority, OMF-East site. Exact form of RFP Process construction funder (ARCH) and capital construction funder (ARCH) and unknown. City involved as permit ongoing operations funder (Human ongoing operations funder (Human authority, capital construction funder Services Fund). Services Fund). (ARCH) and ongoing operations funder (Human Services Fund). Providing this level of affordability is Owner’s interest King County has expressed interest in Unknown. Sound Transit is not consistent with the City’s affordable in discounting including this level of affordability on required to provide this level of housing goals. However, the City property cost to their property at a discounted cost. affordability at this location or provide Council has not discussed the costs and However, no agreements have yet been discounted land. Doing so requires a support 30-50% opportunity costs of constructing this reached. Sound Transit Board decision. AMI housing facility at this location. Shelter and day center to be funded by existing local and state grant programs, Expected private foundation support and private capital campaign. The housing portion financing same same to be funded through existing local, partners state and federal affordable housing and homeless housing grant, loan and financing programs.

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Proposed Site Exploratory Sites Eastgate BelRed Wilburton

Eastgate Public Health Center Sound Transit OMF East Lincoln Center Eastgate Resident Committee ST TOD Advisory Group Wilburton CAC Eastgate residents (general) Bridle Trails Community Association Preliminary list of Grand Connection Interest Parties List Bellevue College; administration and Lake Bellevue Community Association known Wilburton Community Association student groups Spring District stakeholders (not Lake Bellevue Community Association King County Metro Pine Forest Properties Downtown Residents Association comprehensive King County Public Health AutoNation dealerships Ford and Chevrolet Dealerships or exclusive) Lincoln Executive Center King County Parks (DNRP) Trader Joes/Home Goods/REI Intellectual Ventures Sound Transit Operations

7 Site Cost Table 06-01-17 -- Estimated Total Costs to Developer of Project; not direct City of Bellevue Costs

Base Budget Cost Evaluation Project Costs to Developer Eastgate BelRed Wilburton (2017 Dollars) Public Health ST OMF East Lincoln Cntr Comments Base Building Construction Cost $14,720,000 similar 5/2017 Cost Estimate based upon Eastgate southwest corner building pad Other Soft Costs $4,450,000 similar A&E, finance, permits, impact fees, connection fees, reserves Parking $1,050,000 similar Based on 30 structured parking spots ($35,000 per)

Replacement of 30 surface parking space for Eastgate Public Health ($12,000 Replacement of existing $360,000 less less per) assumed. If a portion is structured, the cost will be higher. This is not a cost parking on site factor at other sites. Both Eastgate and Wilburton land value reflect the current zoning and do not Current area land value per $75-$90 $100-$120 $105-125 take into account increased development potential and subsequent increase in square foot

s value after expected re-zones are approved. r o

t Discounted land cost at Eastgate assumed if impacted parking on site replaced c a

F by the project. Assume ground lease at Lincoln Center at unknown cost. Cost

t Site Acqusition Cost unknown unknown unknown n of OMF East as yet unknown, may require acquisition (see Sound Transit OMF e

m East attachment) p o l Eastgate TOD Eastgate required pedestrian street and gateway construction. Lincoln Center e

v Onsite or adjacent access e internal likely more likely less requires little additional access infrastructure. OMF East likely requires D

improvements

e street significant on-site access infrastructure t i S Some Eastgate has a mix of existing utilities and some known utility relocations. Utility Connections connections likely more likely less Lincoln Center has existing utilities on or near site. OMF East underserved by in place utilities and will need signficant on-site infrastructure. Lincoln Center South Building requires demolition for new structure. Neither Demolition/Remediation none none more Eastgate or OMF East require demolition of existing structures Interim Shelter Relocation none none more Cost to relocating interim shelter to allow construction of new.

Total Estimated Cost $20,580,000

Assumes a new site selection process followed by pre-development design. Must wait for substantial progress on OMF East before site control is granted and may take more time if part of larger master development plan. At Lincoln Construction start date (range) 2019 2020-2022 2020-2021 Center, City must decide whether or not to wait for the Wilburton Commercial Area CAC Report and/or subsequent land use code amendment to be recommended by Planning Commission and adopted by the Council. Number of years delay from Assume 5% cost increase per year ($1,290,000 per year). 1-2 year delay 0 1 to 3 1 to 2 2019 for cost escalation factor potentially adds up to $2.6 million to overall project cost.