Applicant's Compliance Findings

Comprehensive Plan Amendment/Zone Change and Mixed Use Master Plan Application Supplement VMC Compliance Findings

Vancouver, Washington

A Land Use Application Supplement For: The Vancouver Innovation Center

Prepared: March 22, 2021 Update: June 11, 2021

Applicant: New Blueprint Partners LLC 505 Fifth Avenue New York, NY 10017 Contact: Marc Esrig Phone: 917.916.5651

Prepared by: DOWL Horenstein Law Group, PLLC720 SW Washington Street, Suite 750 500 Broadway Street, Suite 370 Portland, Oregon 97205 Vancouver, WA 98660 Contact: Read Stapleton, AICP Contact: Maren Calvert Phone: 971.280.8648 Phone: 360.597.0978

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Table of Contents I. Introduction ...... 4 GENERAL INFORMATION ...... 4 II. Document Purpose ...... 5 III. Mixed Use Master Plan Executive Summary ...... 6 EXISTING CONDITIONS ...... 6 PROJECT DESCRIPTION ...... 6 PHASING AND TIMING OF TRANSPORTATION IMPROVEMENTS ...... 7 IV. Applicable Review Criteria ...... 10 20.285 TEXT AND MAP AMENDMENTS ...... 10 20.285.050 Comprehensive Plan and Concurrent Zoning Map Amendments ...... 10 20.430.010 Purpose...... 23 20.430.020 List of Zoning Districts...... 24 20.430.030 Uses...... 25 20.430.040 Development Standards...... 25 20.430.060 Mixed Use Standards and District...... 27 V. Conclusion ...... 40

Exhibits A. Application Form B. Comprehensive Plan Amendment C. Master Plan D. SEPA Checklist E. Zoning Certificate

List of Tables Table 1. Master Plan Transportation Improvements and Triggering Events ...... 9 Table 2. Land Use and Building Square Footages ...... 28

List of Figures Figure 1. Full Site Utilization Plan……………………………………………………………………………………………………. 6 Figure 2. Phasing Plan……………….……………………………………………………………………………………………………. 7

VIC CPA/Zone Change & Mixed Use Master Plan Supplemental Compliance Findings April 20, 2021

I. Introduction General Information

Applicant: New Blueprint Partners LLC 505 Fifth Avenue New York, NY 10017 Contact: Marc Esrig Phone: 917.916.5651 Email: [email protected]

Prepared by: DOWL 720 SW Washington Street; Suite 750 Portland, OR 97205 Contact: Read Stapleton, AICP Phone: 971.280.8648 Email: [email protected]

Property Owners: The VIC Building Owner Rabina – 27th Floor 505 Fifth Avenue New York, NY 10017

S-E Inc. C/O Shintech Inc. 5618 Hwy 332 E Eastport, TX 77541

Project Location 18110 SE 34th Street

Parcel ID Numbers: 126455000 126816000

Zoning: Light Industrial (IL)

Comprehensive Plan: Industrial (I)

Project Site Area: 177.84 acres

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II. Document Purpose

This document is provided to the City of Vancouver to summarize the applicant’s request for a Comprehensive Plan Amendment/Zone Change (CPA/Zone Change) and Mixed Use Master Plan approval and to demonstrate how the proposal complies with the approval criteria of Vancouver Municipal Code (VMC) Section 20.285.050 and VMC Section 20.430 governing these respective requests.

The document supplements the materials submitted by Mackay and Sposito to the City in November of 2020. Where inconsistencies exist between this document and materials submitted in November 2020, the information provided in this document shall take precedent over such former materials.

The specific approval criteria for Mixed Use Master Plans over 25-acres in size, as proposed, are listed in VMC 20.430.060.C.3(2) and state that:

Approvals, or approval with conditions shall be granted upon findings that:

a. The Master Plan and associated conditions of approval ensure future development will meet all applicable criteria of this chapter; and

b. The proposal complies with applicable rezone criteria of VMC 20.285.080; and

c. There is or will be sufficient capacity within the transportation system and public sewer, water, police, fire, and stormwater services to adequately serve all portions of the site at the time of development; and

d. A change in circumstances has occurred since existing zoning designations at the site were originally adopted. For the purposes of a multiple building mixed use plan only, compliance with the development standards of VMC 20.430.060.C.2 and applicable Comprehensive Plan policies shall be sufficient to demonstrate that a change in circumstances has occurred.

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III. Mixed Use Master Plan Executive Summary

Existing Conditions The location of the CPA/Zone Change and Mixed Use Master Plan request is the former Hewlett Packard industrial complex, an approximately 177.84 acre site composed of two parcels located at 18110 SE 34th Street. The site is bound on the north by the Clearmeadows and Fisher’s Grove subdivisions, on the south by SE 34th Street, on the east by SE 192nd Avenue and on the west by SE 176th Avenue. Access to the site is provided via SE 34th Street. All parcels are currently zoned Light Industrial (I), with a comprehensive plan designation of Industrial (I). The site currently has six existing buildings totaling 715,000 square feet. These buildings were built in the 1980s by Hewlett-Packard. Since Hewlett Packard’s departure from the site, much of the interior of these buildings has been updated and leased to a variety of tenants with operations ranging from research, food production/research, high-tech machinery repair and other industrial/employment uses.

Project Description The applicant is requesting City of Vancouver (City) approval of a change of zoning from Light Industrial (LI) to Mixed Use (MX) and a comprehensive plan change from Industrial (I) to Commercial (COM)/Mixed Use (MX). This zone change is to enable the development of a mixed use master plan on the property that would include a mixture of uses on the site including School (approximately 20 -acres), Residential (approximately 30.4-acres), Light Industrial/Employment (approximately 67.2-acres), Mixed Use (approximately 31.9-acres) and Open Space (approximately 19.1-acres). These uses would be located throughout the site in multiple buildings and are therefore classified as a “Multiple Building Mixed Use Master Plan” pursuant to VMC 20.430.060.C. Figure 1 below illustrates the arrangement of the proposed land use areas on the site.

Figure 1. Full Site Utilization Plan

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Phasing and Timing of Transportation Improvements The applicant is proposing to phase development as outlined in Section 6.5 of the Third Amended and Restated Development Agreement and depicted below. Each phase is proposed to start eighteen (18) months after the date the first application for the previous phase. To ensure proper synchronicity1, the traffic-recapture that is anticipated for a 20-minute mixed use neighborhood, and continuous development, the phases may run concurrently.

Figure 2: Phasing Plan

As further explained in Section 11 of the Third Amended and Restated Development Agreement, Developer proposes to build the following transportation improvements in conjunction with associated development milestones as noted below. Table 1. Master Plan Transportation Improvements and Triggering Events Developer shall: Triggering Event(s) th 1. Extend SE 29th Street from SE 176th Avenue to SE • The section of SE 29 Street between th nd 192nd Avenue through the Master Plan site, as a SE 184 Avenue and SE 192 Avenue shall collector arterial roadway in accordance with VMC be constructed in conjunction with chapter 11.80, as of the Effective Date. This development of the MX Town Center collector arterial roadway shall include vehicular District, or sooner in Developer’s travel lanes, bicycle facilities and sidewalks. SE 29th discretion. Street shall have on-street parking on at least one • The section of SE 29th Street between side of the street. the school roundabout and the SE 184th Avenue roundabout shall be constructed in conjunction with development of the SFR LUA, or sooner in Developer’s discretion. • The section of SE 29th Street between SE 176th Avenue and the school roundabout shall be constructed in conjunction with development of either 1)

1 Section 6.4 of the Third Amended and Restated Development Agreement for the site is devoted to “Synchronicity”, a term used to represent the applicant’s commitment to ensure that site development for employment uses occurs in synch with non-employment uses, specifically residential, on the site.

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Developer shall: Triggering Event(s) the School LUA or 2) the MFR LUA, or sooner in Developer’s discretion. 2. Modify the intersection of SE 29th Street and SE Prior to opening the connection of SE 29th 192nd Avenue as follows: Street to SE 192nd Avenue a. Install a traffic signal at the intersection, including the provision of interconnect with the SE 192nd Avenue traffic signal system; b. provide left and right-turn lanes with at least 250 feet of storage on the eastbound SE 29th Street approach; c. provide a separate left-turn lane with at least 200 feet of storage on the northbound approach; and d. provide protected northbound left-turn phasing on SE 192nd Avenue at the intersection. th 3. Install a single lane roundabout on SE 176th Avenue • After SE 29 Street is included in the at SE 29th Street prior to opening the connection of City’s TIF Project Plan SE 29th Street to SE 176th Avenue. • Prior to opening the on-site VIC connection of SE 29th Street to SE 176th

Avenue 4. Modify the SE 29th Street/SE 164th Avenue Prior to opening the on-site VIC connection intersection as follows: of SE 29th Street to SE 176th Avenue a. Convert the existing east-west left-turn signal phasing on SE 29th Street at SE 162nd Avenue from permissive operations to protected/permissive left-turn phasing; b. Extend the existing westbound left-turn lane striping on SE 29th Street to provide 225 feet of storage; and c. Extend the existing southbound left-turn lane on SE 162nd Avenue at SE 29th Street to provide 300 feet of left-turn storage, including reconstruction of the existing median area and drainage facilities within the impacted median area. 5. Extend SE 184th Avenue from SE 34th Street at the In conjunction with development of the MX signalized SE Hiddenbrook Drive intersection north Town Center District, or sooner in to SE 29th Street through the Property as a collector Developer’s discretion. arterial roadway in accordance with VMC chapter 11.80, as of the Effective Date. This collector arterial roadway will include vehicular travel lanes, bicycle facilities and sidewalks. The street extension shall have on-street parking on at least one side of the street.

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Developer shall: Triggering Event(s) 6. Construct a single-lane roundabout at the Prior to the earlier of: intersection of SE 184th Avenue/SE 29th Street • prior to connecting SE 184th Avenue and SE 29th Street; and • prior to connecting the SFR LUA to SE 29th Street at SE 184th Avenue. 7. Extend the eastbound left-turn lane on SE 34th Prior to the earlier of: Street at SE Hiddenbrook Drive-East Site Access to • occupancy of MX Town Center District, provide an additional 20 feet of left-turn storage or (extended from existing 130 feet length to 150 feet) • site frontage improvements along SE 34th Street.

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IV. Applicable Review Criteria The applicable Vancouver Municipal Code (VMC) provisions are set forth below with findings demonstrating the project’s consistency with these provisions. Provisions that are not applicable to this proposal are not included. Findings that are unchanged from the applicant’s original project narrative, prepared by Mackay and Sposito and dated November 2020, are presented in italics followed by a (Mackay and Sposito, November 2020) reference. Similarly, responses to comprehensive plan policies EC- 1 through EC-8 are excerpted from the June 30, 2020 Market & Economic Analysis for Vancouver Innovation Center and are provided in italics followed by (Eric Hovee, June 30, 2020).

20.285 Text and Map Amendments 20.285.050 Comprehensive Plan and Concurrent Zoning Map Amendments A. Overall proposed map amendments reviewed under this chapter shall be approved only if demonstrated by the proponent to be in the public interest, as based on a review of all applicable principals from the following:

1. How the proposal is more consistent than the existing designation with applicable policies of the Vancouver strategic plan and comprehensive plan.

Response: The following section lists the applicable sections of the Vancouver Strategic Plan and the Comprehensive Plan with a brief applicant response addressing how the proposal better implements the goals and policies of these documents.

Vancouver Strategic Plan

GOAL 1: Ensure our built urban environment is one of the safest, most environmentally responsible and well maintained in the Pacific Northwest.

The VIC proposal serves Goal 1 because the developer is committed to creating a safe, environmentally responsible, and well-maintained property. The proposed master plan would create walkable blocks and seek to maximize use of existing parking areas for join access, thereby minimizing the extent of surface parking needed for new uses. A significant number of existing trees on the site and in the northeastern limits of the property will be retained and incorporated into public open spaces. In fact, the Applicant intends to plant even more trees, expanding the tree canopy beyond its current size. With these measures, the applicant will ensure that the VIC is one of the safest, most environmentally responsible, and well maintained new communities in the Pacific Northwest. The applicant will record covenants, conditions, and restrictions (CC&Rs) over the entire Property that ensures compliance with the Master Plan and the Third Amended and Restated Development Agreement. Although applicable local zoning and development regulations will vest as of the Effective Date of the Third Amended and Restated Development Agreement, per VMC 20.250.020, the applicant will develop the site according to the environmental building requirements that are in place at the time site plan and subdivision applications are submitted, to ensure the most current and appropriate environmental requirements are met.2 The

2 Section 15 of the Third Amended and Restated Development agreement excepts certain environmental regulations—including those including sustainability and climate action provisions—from the vesting provisions of the development agreement.

4829-5340-1838, v. 2 VIC CPA/Zone Change & Mixed Use Master Plan Supplemental Compliance Findings April 20, 2021 applicant has also submitted various design standards that set electricity, solar, energy efficiency and water requirements for the site at or above current requirements.

GOAL 4: Ensure that Vancouver's parks and trails system is the highest quality and most complete in the region.

• Objective 4.1: Increase maintenance levels and accessibility to parks

• Objective 4.2: Increase recreational opportunities in our parks

The VIC proposal serves Goal 4 because it includes numerous open spaces, trails, and bike paths. Developer has also committed to preserving 14 acres of forested land as open space and coordinating with the Parks Department to improve this area to benefit the public. A partnership with the Parks Department is ultimately dependent on an agreement with the City on the development and financial aspects of maintaining this area.

GOAL 6: Facilitate the creation of neighborhoods where residents can walk or bike to essential amenities and services—"20-minute neighborhoods"

• Objective 6.1: Support a strong, active neighborhood program that enhance livability and community connections

• Objective 6.2: Improve amenities and services that allow residents to "age in place"

The VIC proposal focuses intently on achieving Goals 6, 8, and 9. The proposed mixed use rezone for this Property will create a neighborhood in which residents can walk or bike to essential amenities and services in a live/work environment. Developer proposes to create a true “20-minute neighborhood,” which will not be allowed under the current IL zone. This mixed use community will strengthen east Vancouver’s commercial, retail and community districts, helping to build a strong, resilient economy.

GOAL 8: Strengthen commercial, retail and community districts throughout the city

• Objective 8.1: Make downtown Vancouver a vibrant destination for the community and the region

• Objective 8.2: Strengthen neighborhood business districts

Consistent with Objective 8.2, the applicant’s proposal will create a vital mixed use community in east Vancouver in a location where residents can work, shop, go to school and recreate all within a 20-minute walk from home. The diversity of multi-family and single family residential housing will offer a diversity of price points to allow housing opportunities for persons of a wide range of incomes within the community. These additional residential rooftops will help support the neighborhood retail uses within and near the master plan site, supporting the existing and future neighborhood business districts.

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GOAL 9: Build the strongest, most resilient economy in the region

• Objective 9.1: Create infrastructure and policies that support job creation

The proposed project will be responsible for extending water and sanitary sewer systems through the development to serve future projects. In addition, the developer will be constructing SE 29th Street through the site. The facility is planned as an urban collector arterial and will relieve east-west throughput impacts occurring on SE 34th Street and increase mobility and convenience in east Vancouver. The additional of this facility and public infrastructure will enhance the marketability and interest in the employment uses on the site. The proposed location for SE 29th Street and the SE 29th Street streetscape will provide a transition between residential, and office/flex uses on the site and offer safe and convenient pedestrian and bicycle access between the uses on the site.

Vancouver Comprehensive Plan

EC-1 Jobs-housing balance Increase the ratio of jobs to residents in the City of Vancouver and the region.

The June 30, 2020 Market & Economic Analysis for Vancouver Innovation Center, prepared by Eric Hovee discusses the various market factors influencing the development of the site and the respective benefits of the applicant’s proposal to diversify the uses within the site and broaden the array of employment uses allowed. Responses to policies EC-1 through EC-8 were provided with the original land use application submittal and are provided herein.

By adding approximately 3,500 net new jobs versus a total of up to 1200 added housing units over a 15- 20 year time period to build-out, the eastside jobs/housing ratio is increased. However, as has been demonstrated in this and similar market assessments, a pivotal challenge for east Vancouver is to increase housing construction to better match the pace of job development. This is important both to improve the tenant appeal of work places in mixed use environment and to encourage reduced auto commutes to work. (Eric Hovee, June 30, 2020; revised April 19, 2021, as indicated in nonitalics)

EC-2 Family-wage employment Promote the formation, recruitment, retention and growth of businesses that provide a wide range of employment opportunities, particularly family-wage employment. Prioritize family-wage employment in land use policies and practices.

The 5,000 jobs anticipated at VIC by build-out (including 3,500 net new jobs) will provide a wide range of employment – in tech and light industrial activities, good paying professional/technical office-related occupations, and including entry-level and part-time retail/service employment suited to a range of employee interests and needs. Overall, the average wage of all VIC employment is expected to be about 12% above the overall average wage for persons covered by unemployment insurance in Clark County. (Eric Hovee, June 30, 2020)

EC-3 Public revenue enhancement Promote development that enhances revenue generation for public services. EC-4 Industrial and business park sanctuaries Provide an adequate supply of industrial

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and/or business park areas with opportunities for family-wage employment and revenue generation.

From 2006-19, property taxes paid on the HP property declined by 22%. Re-occupancy of the full existing space should stem this erosion. New development will add substantially to the property values and resulting tax revenues (in amounts not yet estimated). While on-going sales tax potential is greatest for commercial retail, dining and personal service uses (as compared with many industrial or office activities), the City will also generate considerable one-time sales tax revenue from new construction over the course of development to project build-out. (Eric Hovee, June 30, 2020)

EC-4 Industrial and business park sanctuaries: Provide an adequate supply of industrial and/ or business park areas with opportunities for family-wage employment and revenue generation.

Due to changing fortunes and increased global competitiveness of the computer peripherals industry, Hewlett Packard’s planned campus never went beyond about 2,500 jobs E.D. Hovee & Company, LLC for New Blueprint Partners LLC Market & Economic Analysis for Vancouver Innovation Center at peak employment. In comparison, the proposed master plan concept will accommodate 5,000 jobs including significant and diverse family-wage employment opportunities. By including residential and commercial uses that typically yield higher per square foot values than industrial-only uses, more property as well as sales tax revenue will be generated than with a less-intensely developed industrial-only facility. (Eric Hovee, June 30, 2020)

EC-5 No net loss of employment capacity Restrict zone changes or legislative land use approvals that would lessen long-term capacity for high-wage employment unless accompanied by other changes within the same review cycle that would compensate for the lost capacity or unless the proposed change would promote the long-term economic health of the city.

In an era of corporate restructuring, mergers and downsizing, use of the VIC property for a single industrial user is unlikely to generate the same employment potential as a jobs-focused multi-purpose, multi-user and mixed use campus. Jones Lang LaSalle Americas, Inc. prepared a Comparative Valuation Analysis on December 8th, 2020, for the City of Vancouver that concluded: “the property will exceed its current value significantly under the proposed mixed use (MX) zoning due to the added diversity of the asset mix and the construction of retail, lifestyle, and educational amenities for tenants and the surrounding community.” The jobs potential will be doubled as compared to anything that has been achieved on-site in the last 40+ years. Vancouver’s Comprehensive Plan includes employment density targets of 11 jobs per acre for industrial and 25 jobs per acre for commercial sites. As an industrial site, HP operations peaked at about 2,500 jobs or 14.2 jobs per acre. Currently with 1,500 jobs with a 50% utilized facility, the site is performing at 8.5 jobs per acre -- below the overall industrial standard.

With the VIC plan for build-out employment capacity of 5,000 jobs, the project will perform at an overall average of 28.4 jobs per acre across the entire site (including residential allocations)– above both the industrial and commercial Comprehensive Plan target density standards.

By transitioning from an insular employment site with little connection to surrounding uses to an open campus integrated into the neighborhood, VIC will be better positioned to achieve its potential for

4829-5340-1838, v. 2 VIC CPA/Zone Change & Mixed Use Master Plan Supplemental Compliance Findings April 20, 2021 employment, improved livability, added tax revenue and resulting overall long-term economic health of the city. The combined effect will be to better address the three adopted goals of the CREDC-prepared Clark County Comprehensive Economic Development Plan to:

• Expand the existing base – of jobs by supporting existing companies to understand their “barriers to growth and expand supply chain needs” including targeted recruitment of companies with emphasis on clusters of computer/electronics, clean tech, software, metals/machinery, and life sciences.

• Support people – to foster a resilient economy better able to “weather inevitable negative portions of building cycles.”

• Create place – with placemaking strategies to actively “grow distinct places unique to their values.”

The new master plan offers the advantages not just of substantially more jobs, but also supporting a more resilient economy and placemaking that yields opportunity for more sustainable mixed use development.

EC-6 Efficient use of employment land Maximize utilization of land designated for employment through more intensive new building construction and redevelopment and intensification of existing sites.

The VIC proposal serves EC-5, no net loss of employment capacity, and EC-6, efficient use of employment land, by increasing the employment efficiency of this Property, resulting in more employment capacity than currently projected under IL zoning.

EC-7 Regional focus Work with the larger Portland-Vancouver region to leverage opportunities, unique site availability, and marketing to promote the region nationally and globally to attract new business.

As a large privately owned, jobs-driven and master planned site which is in extremely limited supply across which the Portland-Vancouver metro area, VIC can generate the critical mass to attract the attention and support of key economic development players across the metro region and Pacific Northwest. Key marketing support is planned to occur in collaboration with the City of Vancouver and CREDC – as well as opportunities for regional organizations such as Greater Portland Inc. These efforts have already led the applicant to a nearly full occupancy in the Existing Building—a significant achievement—in the past few months.

EC-8 Small business support Support the growth of new and expanding small business through efficient permitting, incentives, and communication.

There is substantial opportunity for new and expanding small businesses to find a home with re- occupancy of the full existing employment center building – at affordable rents and with great flexibility in space configurations to meet a wide range of user needs. This is especially critical in the near term as

4829-5340-1838, v. 2 VIC CPA/Zone Change & Mixed Use Master Plan Supplemental Compliance Findings April 20, 2021 a visible sign that Vancouver is open for business with economic recovery over the next 2-3 years. THE APPLICANT is interested in collaborating with the City of Vancouver to identify and promote development and employer-based incentives – most ideally with coordination offering features of one- stop permitting that should work with an already approved master plan.

Chapter 4: Housing

H-1 Housing options Provide for a range of housing types and densities for all economic segments of the population. Encourage equal and fair access to housing for renters and homeowners.

The proposed land uses will allow a variety of residential product types including single family detached, single family attached, garden style apartments and vertical mixed use residential. These product types will provide ownership opportunities at a variety of price points. This is particularly critical to ensure that housing is available for a variety of workers in various positions within the employment uses on the site.

H-2 Affordability Provide affordable housing by formulating innovative policies, regulations and practices, and establishing secure funding mechanisms. Target affordability programs toward households with incomes below the median.

The applicant is not currently proposing a dedicated affordable housing project. However, as has proven effective in downtown Vancouver, if the City adopted a multi-family tax exemption zone that included the property, the developer would actively seek to develop an affordable housing project. Absent any City encouragement through an MFTE program or other incentives, the applicant will be encouraging housing affordability by providing housing products such as single family attached housing, which are inherently more affordable and offer excellent means for entry level and workforce housing in a well- designed and walkable community.

H-3 Housing improvement Encourage preservation, rehabilitation and redevelopment of existing housing stock. Support neighborhood based improvement efforts.

The proposed master plan is on a greenfield site and there are no existing homes on the site.

H-4 Innovative zoning Encourage innovative housing policies that provide for affordable housing and maintain neighborhood character.

The applicant’s request to change the site’s zoning to MX will allow for housing on the site, thereby increasing housing inventory and allowing new housing at multiple price points, including entry level and workforce housing. If the City were to adopt an MFTE zone that included the property, the applicant would seek to advance plans for affordable housing on the site.

H-5 Housing placement near services and centers Facilitate siting of higher density housing near public transportation facilities and in designated centers and corridors.

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C-TRAN Route 37 provides loop service between SE 164th Avenue and Mill Plain Boulevard. Bus stops currently exist in both directions on SE 34th Street at SE 189th Avenue and also on SE 192nd Avenue at SE 31st Street. The future intersection of SE 29th Street at SE 192nd Avenue is only approximately 800-feet north of the current bus stops at SE 192nd Avenue and SE 31st Street. The applicant welcomes expansion of C-TRAN routes to and through the site, to make the Property even more pedestrian-friendly. Pedestrian facilities through the site will facilitate access to these bus stops to encourage and will further encourage the redevelopment of the site and, in particular, the mixed use town center.

H-6 Special needs housing Facilitate housing for special needs populations dispersed throughout Vancouver and the region. Such housing may consist of residential-care facilities, shelters, group homes, or low-income housing, and should be located near transportation and other services such as health care, schools, and stores.

While the applicant is not currently planning an affordable housing project on the site, they are willing to explore such a project if the City were to help with incentives such as adopting an MFTE zone for the site.

H-7 Home ownership Promote opportunities for home ownership and owner occupancy of single- and multifamily housing.

The applicant will be encouraging home ownership by providing a variety of ownership residential products including single family detached at varying lot sizes and single family attached, which are inherently more affordable and offer excellent means for entry level and workforce.

H-8 Public-private partnerships Facilitate enhanced partnerships between public, private, and non-profit sectors to address affordable housing.

The applicant is open to pursuing public-private opportunities that would enable an affordable housing project at the site.

H-9 Funding for housing Pursue funding mechanisms to support affordable housing.

Programs such as the MFTE program, Community Development Block Grants (CDBG) and other opportunities exist to help facilitate affordable housing projects. The applicant is open to further dialogue over the course of the development of the VIC master plan to develop affordable housing on the site should the City seek to partner to make incentives available for such a project.

Chapter 5: Public Facilities and Services

PFS-1 Service availability Consider water, sewer, police, transportation, fire, schools, storm water management, and parks as necessary facilities and services. Ensure that facilities are sufficient to support planned development.

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The applicant and developer of the VIC will be making significant investments to develop a robust on-site infrastructure system to support the uses on the site. These investments include the development of SE 29th Street to an urban collector arterial standard, and the installation of public water, sanitary sewer and stormwater facilities throughout the project site. In addition, the applicant has coordinated with the Evergreen School District (ESD) to reserve a 20.5-acre site at the northwest corner of the master plan for a future middle school. The master plan also calls for significant areas of formal open space surrounding the mixed use town center LUA including a 14-acre park in the location of an existing area predominated by mature Douglas fir trees. The applicant is in discussions with the City regarding making this site accessible by the public. All these on-site improvements and public infrastructure improvements are enabled by the proposed master plan and the CPA/Zone Change of the site to an MX designation.

PFS-4 Transportation system Develop and maintain an interconnected and overlapping transportation system grid of pedestrian walkways, bicycle facilities, roadways for automobiles and freight, transit and high-capacity transit service. Include support programs such as traffic operations, transportation demand management, neighborhood traffic management, and the regional trails program. Work towards completing and sustaining individual components and programs to ensure success of the entire system.

Figure 5-3 of the City’s Comprehensive Plan illustrates planned connection routes through the City. This map identifies a new east-west route through the VIC site in the alignment of NE 25th Street. After discussions with the City about the alignment of this new route, the applicant has determined that this route will be provided in the alignment of NE 29th Street. This route will provide additional east-west throughput capacity to help ease the number of vehicular trips that have to use SE 34th Street for connectivity between SE 164th Avenue and SE 192nd Avenue. The applicant’s Mixed Use Master Plan proposal will help facilitate the completion of this important link in the regional transportation network. The applicant is also interested in facilitating the expansion of the C-TRAN bus routes to and through the property.

PFS-5 System balance Allocate resources to balance transportation choices. Promote development of a broader range of transportation options including pedestrian, bike, and transit systems, rather than focusing all resources on satisfying peak commuting demand with roadway capacity alone.

The proposed master plan will include an extensive network of pedestrian pathways, sidewalks, bike lanes, greenbelt, plaza and promenade areas to help provide alternative routes of travel for pedestrians and bicyclists to travel within the site and to off-site locations, including transit stops located on SE 192nd Avenue at SE 31st Street and on SE 34th Street at SE 189th Avenue. The applicant is interested in facilitating the expansion of the C-TRAN bus routes to and through the property if C-TRAN desires.

PFS-8 Transportation circulation and system connectivity Develop a transportation grid that provides good connections to surrounding land uses and activity centers and allows for multiple circulation routes to/from each location. Close gaps and complete system connections through the development and capital improvement processes.

The applicant’s completion of the SE 29th Street link will be an important improvement in the local regional traffic network, which lacks a continuous grid in many areas. The installation of SE 29th Street will relieve the burden currently being placed on existing corridors for vehicular throughput.

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PFS-10 Livable streets Design streets and sidewalks and manage vehicular traffic to encourage livability, interaction, and sense of neighborhood or district ownership in linkage with adjacent land uses. Encourage multi- modal travel, and provide accessible, human scale opportunities for transferring between travel modes.

PFS-13 Neighborhood traffic Protect and enhance neighborhoods with an active program that focuses on safety, safe routes to school, traffic calming, education, and enforcement.

The proposed future middle school is located at the northwest corner of the site and near the planned residential uses on the site to ensure the safest and shortest route of travel for residents on the site. New public sidewalks and additional trails on the site will further help to facilitate safe pedestrian routes to this school.

PFS-17 Vehicle miles traveled Use transportation and land use measures to maintain or reduce single occupant motor vehicle miles traveled per capita to increase system efficiency and lower overall environmental impacts.

One of the fundamental goals of the proposed master plan is to create a 20-minute community in which residents can fulfill most of their daily trip needs within a 20-minute walk. By establishing a 20-minute community, the applicant can minimize the need for vehicular trips, which in many cases would be conducted in a single-occupant vehicle and with a significantly greater carbon footprint.

PFS-28 Schools

Work with local school districts to facilitate an adequate supply of schools and associated facilities. Facilitate timely and efficient siting processes which allow for assessment and mitigation of impacts.

The applicant has actively worked with the ESD to reserve an approximately 20.5-acres site on the property for a future middle school.

PFS-30 Open spaces and parks Provide and maintain parks, open spaces, and recreational services for all segments of the community consistent with adopted level-of-service standards. Facilities and services should support recreational activities, environmental or historical resource protection, and should preserve and enhance neighborhood identity and function.

The applicant is in discussions with the City to reserve a 14-acre location at the northeast corner of the site for a park that will be open to the public. This is the current location of an extensive canopy of mature Douglas fir trees, many of which would be preserved and incorporated into a park on that site.

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PFS-31 Trails Provide a system of trails linking public and private open spaces, parks, recreational uses and transportation facilities within and between jurisdictions. Encourage use of greenspaces and riparian corridors as pedestrian and nonauto-oriented linkages within the urban area, in balance with habitat protection.

The proposed master plan will include an extensive network of pedestrian pathways, sidewalks, a greenbelt and promenade areas to help provide alternative routes of travel for pedestrians and bicyclists to travel within the site and to off-site locations.

PFS-32 Parks coordination

Plan for parks, trails, open spaces and recreational services in coordination with other local and regional public agencies and private entities. Facilitate provision of lands and/or impact fees for parks as part of the development review process.

The applicant is in discussions with the City to reserve a 14-acre location at the northeast corner of the site for a park that will be open to the public.

6.2.2 Coordinate with service providers to identify the land and facility requirements of each and ensure that sufficient land is provided in urban and rural areas to accommodate these uses.

2. How the proposal is more consistent than the existing designation with each of the following objectives as applicable:

a. Encourage more intensive development to locate in major urban centers and corridors, particularly downtown Vancouver. Encourage development of distinct neighborhoods served by commercial nodes, and discourage urban sprawl and strip commercial development;

Response: The property is on the edge of the SE 192nd Avenue, which has become a major commercial and mixed use corridor in east Vancouver. It is also in proximity to the commercial intersection of SE 192nd Avenue and SE 34th Street. A half-mile away is the SE 164th Avenue commercial and mixed use corridor. If approved as Mixed Use, plans for the property will make more intensive and productive use of the land. Development of a mix of office, light industrial, flex office/industrial, commercial/retail, mixed residential, and public uses will create a unique, village scale neighborhood where Vancouver citizens can live, work, shop, and play. Due to its physical characteristics (not a linear strip but a large block of land), the site lends itself to developing much more like a mixed use node than purely a strip commercial development. (Mackay and Sposito, November 2020)

b. Provide development of uses which are functionally integrated with surrounding areas and neighborhoods in terms of local shopping, employment, recreational or other opportunities;

Response: With a jobs focused Mixed Use zoning, the development plan would fundamentally turn the orientation of the property from isolated and internal to integrated and outward facing. The plan would take advantage of the unused land and the infrastructure in place

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to develop the outer edges of the property. Where the property is bound by residential development to the north, the plan is to develop a majority of it with a public school and residential uses of similar characteristics. Bounded on three sides by collector and arterial level streets, the property lends itself to a variety of development that facilitates connectivity and community. A new public right-of-way and road toward the north end would be extended from SE 176th Avenue to SE 192nd Avenue creating an east-west connective corridor. A wide, multi-use path would also be extended along the same corridor increasing connectivity beyond vehicular access. Multiple access points along the frontage of SE 34th Street and SE 176th Avenue would be provided for connectivity of bike/pedestrian and other forms of personal mobility to the property from the surrounding neighborhoods.

The development plan would build a synergetic relationship of the existing built environment and the balance of the property and the surrounding properties. Buildings for planned uses would be oriented towards the existing buildings and the adjacent properties. An example of this would be along SE 34th Street where office uses and small shops would interact with the existing buildings on the site as well as the neighborhoods to the west and south. The applicant may build residential units above those office spaces, to further tie the residential and employment uses together throughout the site. Recreational amenities and uses, particularly along the northern section of the property, would be oriented towards the subdivisions lining the north property line. With a range of employment types within a Mixed Use development, the opportunity for people to work and live near each other is greater than if the property were to remain an industrial only enclave. With a diverse workforce in the surrounding area, creating diverse employment opportunities could create an environment in which there will be more commute choices other than driving alone for longer distances. It is conceivable that new employers will have their employees walking or biking to work. (Mackay and Sposito, November 2020, slightly edited)

c. Provide development which is compatible and integrated with surrounding uses in terms of scale, orientation, pedestrian enhancements, and landscaping;

Response: Development of the property will only occur with compatibility and integration in mind. Regardless of the various uses that will be developed, planning for the development will consider scale, orientation, pedestrian enhancements, and landscaping of new buildings and uses to the surrounding area. An example of this is along the northern perimeter of the property, where abutting uses are single-family residences. Development along a majority of the northern portion of property will take the existing conditions into account and will propose something of similar character. Significant for the applicant are pedestrian enhancements and landscaping, where they are intentional with making improvements to these elements of the property in terms of how they interact with the surrounding area. Where there are existing pedestrian access points to the site on the north, for example at SE 24th Way and SE 183rd Loop, the applicant will tie into those connection points. Where there are none today, the applicant will create new ones. Office and light industrial uses will be focused more internally on the property to minimize the impacts of those users on the surrounding neighborhoods that have grown up since the approval of the original master plan. Proposed landscaping would be consistent with the

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surrounding community and would blend nicely with the green space and forest areas discussed in the section below. (Mackay and Sposito, November 2020)

This integrated, community-friendly mixed use development within the VIC is significantly more compatible with the surrounding residential neighborhoods. The property will no longer be isolated; pedestrians will be able to walk to and through the entire 177.84-acre site. Schools, residences, retail, and employment uses, will provide much more compatible land uses to the surrounding community than acres and acres of warehouses and/or more intensive uses that could result under the current light industrial zoning designation.

d. Conserve or enhance significant natural or historical features;

Response: Two natural areas on the property would be conserved. An open space area along Fishers Creek, located in the SE corner of the property, would be conserved and would add more area to the existing city owned open space corridor. Also, in the northeast section of the property is a wooded area that the developer intends to preserve as a 14 acre park. The developer is willing to provide public access to this park, if the City is interested and can secure funding. (Mackay and Sposito, November 2020, as edited)

e. Provide adequate provision of transportation, water, sewer, and other public services;

Response: Fortunately, the property is surrounded and served by transportation and utility infrastructure and other public services that are more than adequate for the proposed development. Internally, the proposed development would add a public road extension from SE 176th Avenue to SE 192nd Avenue along the SE 29th Street alignment, and would provide a new middle school for Evergreen Public Schools, which would not be possible under the existing Industrial zoning designation.(Mackay and Sposito, November 2020)

f. Provide significant family wage employment opportunities and broadening of the Vancouver economy;

Response: The first phase of a development plan is to repurpose the existing buildings to attract collaborative and innovative businesses that oftentimes will have family wage employment opportunities. The Mixed Use development plan for this significantly underdeveloped site will provide a variety of employment opportunities thereby broadening the economy of the city. Referring back to a table with a range of uses and the land use synopsis, there is the opportunity to realize an estimated 5,020 jobs on this property alone. The types of jobs will vary as the 60% employment land base develops, adding to an economic development goal of diversifying the employment base. (Mackay and Sposito, November 2020)

g. Provide for the formation and enhancement of neighborhoods and communities; and

Response: With carefully planned intentions, a Mixed Use development plan will transform this property from the isolated enclave of a light industrial park, roughly two-thirds of which

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has remained undeveloped for the 20 years since the original master plan was approved, to an enhanced and vibrant anchor to the Fisher’s Landing neighborhood. It will be a destination place for a mix of uses from collaborative and innovative businesses to advanced manufacturing to retail/commercial uses and a variety of residential development. The development plan will connect SE 192nd Avenue to the residential areas, providing a vital link to the 20-minute neighborhood center model, in which residents will have easy, convenient access to many of the places and services they use daily including jobs, coffee grocery stores, restaurants, schools and parks, without relying heavily on a car. The proposed development will provide a vibrant mix of uses all within an easy walk, and complete with sidewalks, bike lanes and bus routes that support a variety of transportation options. (Mackay and Sposito, November 2020)

h. Provide affordable or below-market-rate housing opportunities.

Response: The applicant is not currently proposing dedicated affordable housing or below-market- rate housing project. However, as has proven effective in downtown Vancouver, if the City adopted a multi-family tax exemption zone that included the property, the developer would actively seek to develop an affordable housing project. Absent any City encouragement through an MFTE program or other incentives, the applicant will be encouraging housing affordability by providing home ownership products such as single family attached housing, which are inherently more affordable and offer excellent means for entry level and workforce housing in a well-designed and walkable community.

3. Scope of review. Review and evaluation of proposed comprehensive plan or zoning map changes shall consider both the likely and possible future use of the site and associated impacts.

Response: Because the proposed CPA/Zone Change is to a Mixed Use zoning designation, a Mixed Use Master Plan is required that clearly specifies use areas throughout the site. Consequently, the applicant’s master plan directs the ultimate use and character of the property that is binding upon future developments. The applicant has provided a Traffic Impact Analysis, dated November 30, 2020, prepared by Kittelson and Associates, Inc. that summarizes the anticipated vehicular trips throughout the site. While the ultimate land use composition of the site might vary from the uses listed in the TIA, it is expected that the total trips associated with final buildout will be within the total trips estimated by Kittelson and Associates (26,982 ADT, 2,088 AM Peak hr trips, and 1,991 PM Peak hr trips).

4. Cumulative Impacts. The review of individual comprehensive plan map or policy amendments, other than exceptions noted in VMC 20.285.040, shall also consider the cumulative transportation, land supply, and environmental impacts of other plan amendments proposed within the same annual cycle.

Response: As of the time of this report, there are no other 2021 Comprehensive Plan amendment applications. The City has received one preapplication conference application for consideration in the next plan amendment cycle. This potential application would change a 24 acre parcel within the Section 30 property from Employment Center Mixed Use (ECX)

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zoning, which allows for a mix of office, light industrial, and commercial uses, to a combination of mixed use or community commercial and R-18. If approved, the applicant proposes to roughly develop the property into thirds – commercial, industrial, and residential. The commercial and industrial lands (roughly 2/3 of 24 acres (16 acres)) are already permitted uses under the ECX code, so there is no cumulative impact or change for that portion of the property. The pre-application conference request for the site proposes only a net-8 acre change from employment land to residential land.

While The VIC is also proposing a change for a portion of its property from employment to residential land, The VIC proposal will create more jobs on the site than was originally conceived under the existing DA, for the entire 177 acres. This means, The VIC results in no-net loss of project jobs (in fact, an increase in total jobs), while simultaneously accomplishing housing goals.

Since The VIC proposal provides employment growth, approving The VIC moves the City closer to its Comprehensive Plan goals, regardless of the outcome of the Section 30 proposal. Thus, the cumulative effect of the proposals is positive. The City, therefore, has reviewed the proposed CPA/Zone Change request as a component of its annual review cycle in compliance with this standard.

20.430 Commercial and Mixed use Districts 20.430.010 Purpose. A. Provide a range of commercial services for City residents. One of the major purposes of the regulations governing development in commercial zoning districts is to ensure that a full range of retail and office uses are available throughout the City so that residents can fulfill all or most of their needs for goods and services within close proximity of their homes. The location of land within each commercial district must be carefully selected and design and development standards created to minimize the potential adverse impacts of commercial activity on established residential areas. At the same time, it is important to create more opportunities for mixed use, including residential, commercial, and institutional activities in new and re-developing commercial areas.

Response: Consistent with the elements of this purpose statement, the applicant’s proposal will provide a range of commercial services to support employment and residential uses on the site and peripheral to the property. The commercial areas of the site have been concentrated within the proposed mixed use town center area on the east side of the site close to the existing retail uses located at the intersection of SE 192nd Avenue and SE 34th Street and separated from existing and proposed residential uses to the north by a proposed 14-acre open space tract where an expansive stand of Douglas fir trees currently exists.

In addition, the proposal creates opportunities for mixed use, including residential, commercial and institutional activities on a significantly underutilized site. The proposed master plan seeks to intensify the uses on the site to provide a cohesive community that maximizes space efficiency and infrastructure availability.

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B. Facilitate economic goals. Another purpose of these regulations is to ensure that there is a full range of economic activities and job opportunities within the City limits, in compliance with the economic goals of the City of Vancouver Comprehensive Plan. (Ord. M-3643, 01/26/2004)

Response: Responses to comprehensive plan policies EC-1 through EC-8, above, address the numerous ways in which the applicant’s proposal will facilitate the economic goals of the City, including the facilitation of job creation and, in particular family wage jobs.

20.430.020 List of Zoning Districts. G. MX: Mixed Use District. The Mixed use zoning district is intended to provide the community with a mix of mutually supporting retail, service, office, light industrial, and residential uses. It promotes physically and functionally coordinated and cohesive site planning and design which maximizes land use. It also encourages development of a high-density, active urban environment which is expected to: 1. Achieve the goals and objectives of the Community Framework Plan and the Vancouver Urban Area Comprehensive Plan.

Response: Responses to the comprehensive plan section above demonstrate how the applicant’s proposal helps achieve the goals of the community framework plan and the City’s comprehensive plan, by reducing urban sprawl and increasing density inside the Urban Growth Area.

2. Fulfill the community vision identified through the Visual Preference Survey and other opportunities for public involvement;

Response: The Visual Preference Survey is no longer an applied document at the City of Vancouver and city staff have indicated that they will likely remove references to this document from the code with the next general code update.

3. Enhance livability, environmental quality, and economic vitality;

Response: Enhance livability, environmental quality, and economic vitality in the region by creating a community-friendly, community-facing, and community-supporting innovation center that connects the current residential community with light industrial, educational, and commercial job opportunities; (MacKay and Sposito, November 2020)

4. Maximize efficient use of public facilities and services;

Response: (…the VIC will) Maximize efficient use of public facilities and services by reducing the number of traffic trips anticipated or required for this land and providing open spaces and walking trails for the community; (MacKay and Sposito, November 2020)

5. Provide a variety of housing types and densities;

Response: The proposed master plan will include a variety of housing types and densities throughout the site, including single family residential detached homes, single family attached homes, stand-along multi-family apartments and apartments in vertical mixed use buildings within the mixed use town center.

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6. Reduce the number of automobile trips and encourage alternative modes of transportation; and

Response: The proposed master plan will include an extensive network of pedestrian pathways, sidewalks, a greenbelt and promenade areas to help provide alternative routes of travel for pedestrians and bicyclists to travel within the site and to off-site locations.

7. Create a safe, attractive, and convenient environment for living, working, recreating, and traveling. (Ord. M-3891 § 4, 11/03/2008 – Effective 12/03/08; Ord. M-3832 § 5, 06/18/2007; Ord. M-3730 § 17, 12/19/2005; Ord. M-3643, 01/26/2004)

Response: The proposed mixed use master plan includes an extensive network of pedestrian pathways, sidewalks, a greenbelt and promenade areas to help provide safe alternative routes for pedestrians and bicyclists to travel within the site and to off-site locations. Uses have been thoughtfully oriented on the site to appropriately buffer existing neighboring uses with uses of a similar scale and type. The proposed mixed use town center LUA will include a commercial retail and service retail uses that will be convenient and accessible to residents and workers within the project to limit the need to drive to off-site locations. 20.430.030 Uses.

B. Use table. A list of permitted, limited, conditional, and prohibited uses in the commercial and mixed use zones is presented in Table 20.430.030-1.

Response: The majority of proposed uses within the master plan are permitted outright in the MX zoning district. Because the property is currently zoned industrial and because research, development, manufacturing, and production all produce well-paying family wage employment, the developer proposes to expand the uses in the IL and MX LUAs, to accommodate these light industrial uses. Because the VIC master plan envisions employees living and working in the same 20-minute neighborhood, the developer proposes to expand allowable uses in the IL and MX LUAs to allow extended office use, eating establishments, and artisan/specialty goods shops, so residents feel “at home” on the property during all hours of the day. Because wireless communications are becoming increasingly important, the developer proposes to allow wireless communication facilities in the IL and MX LUAs to improve employment and residential wireless connectivity, throughout the area.

20.430.040 Development Standards. A. Compliance Required. All developments must comply with: 1. All of the applicable development standards contained in the underlying zoning district.

Response: The City’s mixed use code was developed and intended for a much smaller (perhaps 1-2 acre), more urban site. Because this property is 177.84 acres and is not intended to be used by a single user, the applicant cannot immediately determine the precise location of specific building footprints or other site-specific details for each of these proposed uses. Building shapes and locations will need to flex as prospective tenants are found. As

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discussions with prospective tenants formalize into more rigorous plans, the applicant will provide detailed site plans and subdivision applications for each project and demonstrate how that project fits into and is consistent with the development standards for each land use area. The developer will ensure and will demonstrate that all site plans are cohesive, uniform, and comply with the City-approved master plan. To ensure the most densely populated area on the property is thoroughly coordinated and well planned, the developer will submit a Town Center Master Plan Amendment for approval through a Type IV process, within three years of the Effective Date of the Third Amended and Restated Development Agreement. Additionally, it can be expected that, as a long-term plan, that specific uses and the scale of such uses may evolve over the course of the project. Additional updates or modifications to the master plan proposed uses are subject to the modification process established in VMC 20.430.060.C.3.a(3) and VMC 20.260.030, and the Third Amended and Restated Development Agreement.

2. All other applicable standards and requirements contained in this title.

Response: Compliance with all standards applicable to the Mixed Use zoning district and to Mixed Use master plans is addressed in this narrative.

B. Development standards. Development standards are contained in Table 20.430.040-1. Additional development standards are contained in subsections VMC 20.430.040 (C)-(E) below. Additional development standards for the MX Zone are contained in 20.430.060 VMC.

Response: The Third Amended and Restated Development Agreement for the site specifies the development standards that will apply to future development. Because the applicant is proposing LUAs that include single family residential, multi-family residential and light industrial uses, the applicant is proposing to apply development standards for these areas that align with existing development standards for comparable land use districts in the City. For example, the applicant is proposing to apply the R-9 development standards found in VMC 20.410 for the single family residential LUA, the R-30 development standards found in VMC 20.420 for the multi-family residential uses, and the Light Industrial development standards found in VMC 20.440. Limited exceptions to those standards are requested and are listed in Exhibit D of the Third Amended and Restate Development Agreement attached to this document. The application of the LUA-specific development standards will facilitate logical transitions from the surrounding residential communities to the industrial, commercial, and retail MX uses on the site as required by VMC 20.430.060.

C. On-site pedestrian access and circulation. On-site pedestrian access and circulation requirements for all commercial and mixed use zones are outlined in 20.945.040(H) VMC.

Response: Compliance with the pedestrian access, circulation and connection requirements found in VMC 20.945.040(H) is demonstrated through Exhibit B-7 and Exhibit E to the Third Amended and Restated Master Plan. The applicant will demonstrate that future site plan applications and construction document review requests with the City of Vancouver comply with City Code and the Master Plan. These provisions are not unique to the MX zone and apply to any multi-family, commercial, industrial or institutional project in all zones.

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20.430.060 Mixed Use Standards and District. A. Purpose. Mixed use developments allow for placement of a mix of uses in a single building or integrated site of multiple buildings. Mixed use developments are intended to allow for efficient use of land and public services in an urban setting; encourage human interaction and sense of place; create safe, attractive, and convenient environments; and increase development alternatives. This chapter establishes standards for single mixed use buildings, and for multiple-building mixed use sites. Provisions of this chapter are intended to be optional in commercial and multi-family zoning districts, and mandatory mixed use zoning districts including mixed use districts newly designated as part of annexation or other means.

Response: The applicant is requesting City approval of a Commercial and Mixed Use comprehensive plan designation and a Mixed Use zoning designation to the site. As noted above, the provisions of VMC 20.430.060 are mandatory for developments within mixed use zoning districts.

C. Multiple Building Mixed Use Sites. 1. Applicability – Mixed Use Sites. Mixed use developments consisting of separate structures within a site or contiguous sites are allowed in the R-18, R-22, R-30, R-35, CN, CC, CG, and MX zoning districts, Upon approval of a multiple building mixed use master plan under this chapter, the zoning designation shall be changed to MX. Separate application and review for a zone change shall not be required.

Response: The VIC master plan will consist of multiple structures within contiguous parcels and, as a consequence, the requested zoning designation change to MX would take effect upon the approval of a multiple building mixed use master plan under the provisions of this chapter.

2. Standards – Mixed Use Sites. a. Overall uses. Uses shall be allowed as indicated in the MX column of Table 20.430.030-1, except that automobile service stations and drive-through facilities shall be prohibited.

Response: To ensure an appropriate transition from the heavy residential uses in the surrounding area, the applicant has identified various land use areas on the property, and proposes to comply with the uses provided in Vancouver Municipal Code for the most-closely analogous land use area. For example, the south west corner will be a multi-family residential area, near the residential neighborhoods to the west. The northern part of the property, which abuts a residential neighborhood, will have a school land use area, a single-family land use area, and a park. The denser light industrial and mixed use land use areas will be in the core, to the south, and to the east of the property, to ensure a smooth transition toward the more commercial areas along SE 192nd Avenue. Because the property is currently zoned IL and because research, development, manufacturing, and production all produce well-paying family wage employment, the developer proposes to expand the uses in the IL and MX LUAs, to include uses that support these uses and make the industrial sites more attractive for employment-based

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businesses. Specifically, the developer proposes to expand the allowable uses in the IL and MX LUAs to allow extended office use, eating establishments, and artisan/specialty goods shops, so residents feel “at home” on the property during all hours of the day. Because wireless communications are becoming increasingly important, the developer proposes to allow wireless communication facilities in the IL and MX LUAs to improve employment and residential wireless connectivity, throughout the area. The proposed uses for each LUA are provided in Exhibit D to the Third Amended and Restated Development Agreement.

b. Site Mix. At least 20% of the combined gross floor area of the buildings proposed on the site shall be devoted to residential uses, and at least 20% to nonresidential uses. Parking garages or portions of garages devoted to residential or nonresidential uses may be counted towards this requirement, but surface parking may not.

Response: The applicant is proposing residential uses across the site. As noted in the table below, it is expected that the residential uses within the master plan will total approximately 1,174,925 SF. Overall, the proposed master plan is anticipated to provide a total of 2,892,425 SF of building area. As such, the proposed residential uses are expected to occupy approximately 41 percent of the total built area on the site, in compliance with this standard.

Table 2 – Land Use and Building Square Footages Major Use Type (LUA) More Detailed Use Type (Qty) Residential Non-res Bldg. SF Bldg. SF School (NW) Institutional 150,000

Residential (SFR LUA) Single Family Residential (110 detached units @ 402,000 2,200 SF/ e and 100 units of attached at approx. 1,600 SF/e) Residential (MFR LUA) Townhomes (100 units @ 1,500 SF/e) 150,000 Residential (MFR LUA) Apartments (180 units @750 SF/e) 135,000 Medium Density Residential Medium Density (5 bldgs. @ 7,585/e) 37,925 (IL or MX LUA) Commercial Flex (office, Commercial Flex (8 blocks @ 4-5 stories, 3 single 386,000 shopping cntr, etc.) story, 3 blocks @ 2-3 stories, 1 block @ 7 stories High Density Residential High Density Residential (600 units @ 750 SF/e) 450,000 (MX Town Center) Light Industrial IL and MX LUAs 466,500 Light Industrial Existing Former HP Buildings 715,000 (Existing Building) Total 1,174,925 1,717,500

c. Functional integration of uses. Land uses in mixed use sites shall be selected and designed to encourage interaction among uses. Examples include but are not limited to commercial developments which are significantly used for shopping by on-site or adjacent residents or office workers.

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Response: The proposed master plan has been designed with the concept of being a “20-minute neighborhood”, a term used to describe neighborhoods in which all of life’s daily needs— work, recreation, school, commercial services, etc.—are located within a 20-minute walk from home. The proposed master plan has been designed with this concept in mind. It ensures compatibility of on-site and off-site uses while at the same activating the site and optimizing use synergies. Examples of the applicant’s functional integration of uses on the site include: • Public schools – The northwest corner of the site is reserved for an approximately 20- acre middle school site. In combination with the Fisher’s Landing Elementary school located on the south side of SE 34th Street opposite the site, the proposed residential uses within the project will be within walking distance to K-8 educational services. • Outdoor public spaces - The applicant has designed the site to provide convenient locations for active and passive recreation throughout the project and to locate the proposed 14-acre forested open space tract adjacent to the densest elements of the project to provide significant open space for the residents who will occupy the nearly 500,000 SF of multi-family residential space located on the eastern portion of the site. • Shared parking – Significant expanses of surface parking exist from the former HP facilities. Because the peak parking period for the employment uses and residential uses are not coincidental, the applicant intends to utilize parking on the western side of the light industrial LUA as shared parking that will also serve multi-family residential uses to the west. • Gradation of use intensity – The applicant has intentionally located lower density, and residential-friendly, land uses adjacent to the existing single family residences to the west and north and has located the highest density use, the mixed use town center, in a location that is substantially shielded from off-site views to the north and from residences farther to the west. The mixed use town center is also situated in close proximity to the existing commercial areas located at the intersection of SE 34th Street and SE 192nd Avenue, where higher traffic volumes exist. The northern part of the property, which abuts a residential neighborhood, will have a school land use area, a single-family land use area, and a park. Light industrial and mixed use land use areas are intentionally located in the core, to the south, and to the east of the property, to ensure a smooth transition toward the more commercial areas along SE 192nd Avenue.

d. Physical integration of uses. 1. All buildings and improvements on the site shall be located and designed to look and function as an integrated development and to encourage pedestrian travel between buildings and uses. Complete segregation of use types, such as placement of multiple commercial structures all on one side of a mixed use site and multiple residential structures all on the other, shall be prohibited.

Response: The applicant has planned the project to ensure that uses will look and function as an integrated development. Design measures have already been specified and incorporated into Exhibit E of the master plan. Exhibits B-5 and B-6 illustrate how the various areas of the property will be connected by pathways and open spaces. Exhibit B-3 provides renderings to illustrate how buildings will have consistent roof lines and design features to create a sense of place. The applicant is planning alley-loaded single family residences

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where these residences front on SE 176th Avenue and NE 29th Street. This design will avoid curb cuts on these higher volume roads and will provide an attractive streetscape and enhanced pedestrian access to these residences. Open spaces have been located throughout the master plan to provide convenient outdoor park and amenity areas for residents and workers within the project area and to provide areas of pedestrian refuge within the project.

In addition, the applicant plans to establish and maintain thematic elements throughout the development to solidify a sense of place throughout the project. This includes uniform wayfinding signage, public street furniture elements (benches, waste receptacles, etc.), playground design, bicycle racks, street lighting, street trees and other consistent treatments.

Due to the scale of the project area and the extended time frame for development, the applicant is committing to submit a Town Center Master Plan amendment for the most densely populated area on the property. This amendment will provide even greater detail regarding the design plans and architectural standards that will ensure high quality and consistent architectural design standards in this close-knit area. It is anticipated that this amendment will include detailed design standards for the mixed use town center area, including specific building setbacks, vertical and horizontal relief requirements, massing and floor area ratio standards, architectural material requirements and other standards that will govern the final review and implementation of projects in the mixed use LUA.

The Mixed Use Town Center Amendment is proposed to be reviewed through a Type IV process, to ensure the details of the plans are consistent with the master plan, the Third Amended and Restated Development Agreement, and City standards.

2. Separate buildings shall be connected through pedestrian linkages delineated through landscaping, differentiated surface materials or texture. Delineation through striping alone shall not be considered sufficient.

Response: Pedestrian linkages through the site will be delineated through landscaping and/or different surface materials as noted above and as indicated in the Pathways Plan (Exhibit B-6 to the Third Amended and Restated Development Agreement). The precise treatments will be defined with future site plan review requests within each LUA.

3. One or more similar design characteristics among separate structures shall be provided, including but not limited to similar or complimentary building facades, surface materials, colors, landscaping, or signage.

Response: As noted in Exhibit B-3 and Exhibit E to the Third Amended and Restated Development Agreement, all developments on the property will have a consistent look and appearance, with predominantly flat roofs, natural finish materials, and a consistent color pattern. Signs will be uniform throughout the property. The Open Space Plan (Exhibit B-5) and the Pathways Plan (Exhibit B-7) illustrate the corridors that will facilitate bicycle and pedestrian travel between each development on the property. The applicant will ensure each site plan or subdivision application is consistent with these design standards and the

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remainder of the Master Plan and Facades, surface materials and colors in the most dense Mixed Use Town Center will be addressed in the Mixed Use Town Center Amendment.

4. One or more outdoor publicly accessible features shall be provided to encourage interaction among residents or users of the site, including but not limited to courtyards, delineated gathering spaces, or seating areas. These areas may be paved and/or landscaped and must comprise at least 5% of the total site area and be centrally located within the site to fullest extent possible.

Response: The applicant is proposing numerous outdoor public open space areas throughout the project as indicated in Exhibits B-4, B-6, and B-7 in the Third Amended and Restated Development Agreement. Many of these will be smaller courtyards and tot lots within the residential areas. In addition to those areas, the applicant is proposing the following formalized and dedicated open space areas: • An approximately 14-acre forested open space areas at the northeast corner of the site; • An approximately 2.1-acre linear greenway that will connect the developed areas within the mixed use town center to the 14-acre park; and, • An approximately 0.6-acre urban plaza at the heart of the mixed use town center.

These features alone will provide open space equal approximately nine percent of the overall master plan area, thereby exceeding the five percent requirement. Due to the presence of the existing industrial campus at the center of the site and the need to locate additional employment uses peripheral to that use, a centralized significant open space area is not feasible. Further, the applicant’s proposal is intended to preserve an expansive stand of Douglas fir trees located at the northeast corner of the site and provide active and passive recreation opportunities through this area for local residents and workers.

e. Development and building density/intensity standards. 1. Residential buildings shall achieve a minimum density of at least 12 units per net acre, as measured by the total number of residential units divided by the portion of the site devoted to residential use, not including public or private streets, or critical areas and associated buffers on that portion.

Response: After subtracting out the school site (20.5-acres), the Forest Park and open space tracts (16.7-acres), right of way (10.5-acres) and industrial use area (67.2-acres) from the 177.84 acre site area total, the net master plan area available for residential use is 63.04 acres. With an anticipated maximum buildout of 1,200 single family and multi-family units, the resulting density within residential and/or mixed use areas is approximately 19.04 units per acre, thereby exceeding the minimum density standard above.

2. Non-residential buildings shall achieve a floor area ratio (FAR) of at least .5, as measured by the gross square footage of the nonresidential buildings divided by the site area or areas devoted to nonresidential use. Individual nonresidential buildings and associated attached

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structures shall be counted as floor space. The site or portion of the site devoted to those buildings, not including public right-of-way, parks, or pedestrian trails, shall be counted as site area. Parking garages may be counted towards the FAR requirement provided that 60% of the ground floor is devoted to an office or commercial use.

Response: Non-residential buildings on the site are primarily limited to the school and industrial buildings within the Industrial LUA. In the mixed use town center and the southern portions of the light industrial LUA, it is anticipated that buildings will include some degree of vertical mixed use with residential above commercial or office uses. Within the IL LUA, the applicant intends to build 226,000 square feet of new buildings. Within the mixed use town center, it is estimated that the total building area will be approximately 748,000 SF and that the total area of the blocks that would not contain residential use is 1,232,748 SF (35.3-acres). This results in an FAR of approximately 0.45 in the IL and MX LUAs, very close to the City’s target of .5.

Table 3. VIC Master Plan FAR Calculation TOTAL NET SITE SUBJECT TO TOTAL BLDG SITE GROSS AREA AFTER 10% FAR LOCATION & LAND USE FAR AREA AREA (SF) INFRASTRUCTURE (Approx) STANDARD? ALLOCATION School NO Forest Park NO North Single Family NO North Medium Density* NO

0.67 Flex/commercial YES 748,000 1,232,748 1,109,473 High Density Residential* NO

0.27 Light Industrial North YES 96,000 392,040 352,836

0.07 Light Industrial South YES 120,000 1,899,216 1,709,294

1.25 Light Industrial Existing YES 715,000 635,976 572,378 SW Medium Density

town Homes NO SW Medium Density

Apartments NO

Total 1,679,000 4,159,980 3,743,982 0.45

Because development standards for single family residential, multi-family residential, and light industrial zones do not calculate a floor area ratio, and the applicant has proposed (and the City desires) to apply the development standards most analogous to each LUA

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within each LUA (as modified by the Third Amended Restated Development Agreement), the .5 FAR calculation does not apply to SFR, MFR, School, and IL LUAs. Consistent with VMC 20.430.060.C.3.b(3), numerical standards within a Master Plan can be modified by up to 25% upon a demonstration that the proposal is consistent with the purpose of the Mixed Use standards as described in VMC 20.430.010(A). An applicant response to VMC 20.430.010(A) is provided above and further context regarding the need for the FAR adjustment is provided below.

First, this is not a greenfield, but a redevelopment of a closed corporate campus. The site was partially developed in the late 1970’s under its prior use as a Hewlett Packard Campus. This historic development produced a 715,000 square foot light industrial / office building complex in the center of the 174-acre site. Peak employment at the site was approximately 2,500 employees (sourced from the prior traffic study attached to the existing development agreement). The existing building complex is currently associated with roughly 2,100 surface parking stalls and associated circulation.

Therefore, the scale and location of existing improvements constrains the ability to deliver a 0.50 FAR on this site.

The 0.5 FAR is a more downtown core urban intensity. The code asks for a 0.50 FAR, however this density does not typically exist in the more suburban east Vancouver area.The economics for market rate rental and lease rates does not currently support the expense of structured parking in this suburban area of the City, which is at the eastern edge of the City’s city limits and urban growth boundary.

The lauded Columbia Tech Center project, one mile to the north of this site and also zoned MX, has been developed at a minimum 0.25 FAR and has been able to attract highly desirable tenants that have significantly improved the City’s employer community and is the standard of quality and efficient light industrial / office development for east Clark County. Recognizing that CTC was entitled 25 years ago and has set the bar for this type of employment master plan, this project must evolve and improve on this recipe of successful MX development. The CTC MX was entitled at a 40-30-30 percent ratio of Light Industrial - Retail - Residential. (Mackay and Sposito, November 2020, a subsequent survey revealed the property is actually 177.84 acres)

3. Development standards shall be as indicated in the MX column of Table 20.430.040-1.

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found in VMC 20.410 for the single-family residential LUA, the R-30 development standards found in VMC 20.420 for the multi-family residential uses, and the Light Industrial development standards found in VMC 20.440. Limited exceptions to those standards are requested and are listed in Exhibit D of the Third Amended and Restate Development Agreement attached to this document.

4. Screening. Non-residential uses, including off-street parking, which directly abut off-site single-family residential zones without an intervening public or private street shall provide screening as per 20.440.030(C)(3).

Response: The only instance in which non-residential uses will abut a single-family zone without an intervening street is the case of the public school site, which will abut the single family residential LUA immediately to the east. Future development of the school will incorporate the screening of VMC 20.440.030(C)(3) to ensure a compatible transition between these two land uses.

f. Frontage standards. 1. Buildings shall be placed to encourage pedestrian activity within and along the site. No more than 50% of each site frontage along arterial or collector streets shall be devoted to off-street parking or vehicular access. Portions of site frontages devoted to off-street parking or access shall include design features such as landscaping or columns so as to maintain visual continuity of the street and sidewalk to the fullest extent possible.

Response: All three roads on the perimeter of the site are either a collector (SE 176th Avenue) or an arterial (SE 34th Street and SE 192nd Avenue). In addition, SE 29th Street is proposed as a new urban collector arterial as a new east-west regional corridor through the site. Future development within the residential, school LI and MX LUAs will abut these facilities. Tentative massing and development diagrams indicate that the use along the site frontages can be occupied by landscaping and building areas in a manner that would ensure that off-site parking and vehicular access areas will not occupy more than 50% of the site frontage. Demonstration of compliance with this provision will be provided at the Site Plan Review stage with each future development request. The applicant has signed an agreement to sell the school LUA to Evergreen School District (ESD). ESD will address this frontage requirement as part of its school site development proposal.

2. At least one fully functional and visibly identifiable public entrance shall be provided along the frontage of each building adjacent to an arterial or collector street.

Response: The property as a whole will be designed to comply with this provision. The one exception to this is the single-family residential uses. Due to SE 29th Street’s designation as an urban collector arterial, it is anticipated that driveway curb cuts to SE 29th Street will not be permitted, and that on-street parking will not be provided on this facility. As such, it is expected the townhomes in the north residential LUA that face SE 29th Street, a collector facility will be alley-loaded.

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3. Blank walls longer than 30 feet without windows or an unbroken series of garage doors are not permitted on any street frontage, including frontage to controlled access highways and freeways.

Response: Demonstration of compliance with this provision will be provided at the time of site plan review submittal for future developments. There is nothing inherent to the applicant’s request that would preclude compliance with this provision.

g. Multiple parcel sites. Mixed use sites may be developed pursuant to this chapter on sites which consist of multiple parcels and internal public or private roads, provided that all applicable standards herein are met. Pedestrian connections required by 20.430.060 (C)(2)(d)(2) crossing internal arterial streets shall not require differentiated surface materials if striping is provided.

Response: The applicant’s request involves a mixed use master plan on a site with multiple parcels. Demonstration of project compliance with the standards of this chapter is provided throughout this narrative and the remaining application materials.

h. Parking- The following shall apply in addition to the standards of VMC 20.945. 1. The maximum number of spaces provided shall be no more than 125% of applicable minimum requirement for sites 10 acres or less, and no more than 115% of the minimum for sites larger than 10 acres.

Response: As explained in the applicant’s original materials (and provided below), the applicant will employ numerous strategies to accomplish this development standard. The applicant has provided a Parking Plan in Exhibit B-4 to the Third Amended and Restated Development Agreement, that depicts how the applicant will use shared parking strategies throughout the site. Daytime industrial parking, for example, will share the same lot as evening residential parking for the light industrial and multi-family residential land use areas. This specific parking standard will apply directly in the mixed use land use area. The applicant proposes to keep the residential, neighborhood and community feeling in the multi- family and single-family land use areas, by applying the current parking standards in the Vancouver Municipal Code for those developments. The applicant also proposes to utilize light industrial parking standards in the light industrial land use area, with a view toward allowing parking in the light industrial land use area to progress toward this mixed use parking development standard, in the future.

The applicant intends to implement deliberate development strategies to promote reduced parking needs and shared parking. However, the applicant understands this suburban area of the city is still evolving and relies heavily on the habit of driving to most if not all commutes and errands. The applicant does not desire to fall into the “under- parked project” condition that creates a downward spiral of commercial and economic activity. Under parking when customers, employees, and residents persist on driving everywhere can lead to tenants experiencing negative financial stress and ultimately fail to realize its vision. Therefore, the applicant desires to launch the phased development of uses and parking initially to promote tenancy and patronage at more traditional parking

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capacities; then “nudge” to more density and less parking over time, filling in parking and underdeveloped uses once the project has created its own gravity, and ultimately achieve the more ideal mixed use experience with less cars and more people. The applicant’s strategies will include but not be limited to: 1. Parking fields will be minimized. Fields of stalls will be dispersed and intermingled with buildings. This will promote a more walkable environment to reduce trips during the workday. 2. Mix of complementary uses on site. New residential opportunities on site will promote walking and biking to work, retail, and schools, thus reducing the need for parking over time as the project matures. 3. Pedestrian circulation network. Beyond traditional vehicle circulation planning, the applicant will develop a comprehensive pedestrian and bicycle circulation network on site that connects all portions of the 174-acre master plan to the surrounding existing residential and commercial fabric of development. 4. An Open Campus. For over 40 years this 174 acres has been fenced off and secured from the surrounding community. The applicant plans to remove those barriers and fully integrate the existing and proposed development on these 174 acres into the surrounding communities. This tract of land has been “hiding in plain sight” and much of the community experiences this property as a walled off compound that they can only look at through a chain link fence. 5. Invisible parking boundaries. The parking allocated to individual uses will be integrated between the uses, not separated from the uses. No landscape buffers or fences between adjoining uses’ parking lots. The uses could pool and share their parking resource instead of protecting it from each other. For example, the development of the proposed Multi-family element is generally to be buildings toward SE 34th Street and SE 176th Avenue and the required parking toward the existing 715,000 square foot old HP building, thus integrating the parking which will also likely benefit from offsetting peak use. Further the proposed middle school in the NW corner of the site would have its parking towards the interior of the master plan and the adjacent light industrial use site plans (and multi-family site) would have their required parking towards the school site, thus promoting use during those peak school use activities such as concerts and open house events at the school. [Item 6 omitted as plans for development along SE 34th Street have evolved.] (Mackay and Sposito, November 2020, slightly edited as indicated, a subsequent survey revealed the property is actually 177.84 acres).

2. The Planning Official may authorize shared or joint use parking among uses which are likely to be visited with a single driving trip and are adequately linked to their parking, provided an adequate legal agreement for the joint parking usage for the duration of the arrangement is recorded.

Response: The applicant is anticipating the use of joint parking on the site, particularly between the multi-family and light industrial uses as the western limits of the master plan and on the eastern side of the property between light industrial and mixed use LUAs, as indicated

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in Exhibit B-4 to the Third Amended and Restated Development Agreement. These uses do not have coincidental peak parking demands and therefore provide a unique opportunity to allow shared parking. Instances such as these in which the applicant seeks joint parking, will be requested in conjunction with site plan review request for future development actions.

3. The Planning Official may authorize shared or joint use parking among uses which have differing hours of operation or usage, such as residences and offices, provided an adequate legal agreement for the joint parking usage for the duration of the arrangement is recorded.

Response: As discussed above, the applicant anticipates that joint parking will be utilized in instances where adjoining uses have different peak parking demands.

4. The Planning Official may authorize up to a 25% reduction in required parking if transit service is available to the site.

Response: A request for reduced parking is not anticipated at this time. C-TRAN Route 37 provides loop service between SE 164th Avenue and Mill Plain Boulevard. Bus stops currently exist in both directions on SE 34th Street at SE 189th Avenue and also on SE 192nd Avenue at SE 31st Street. The future intersection of SE 29th Street at SE 192nd Avenue is only approximately 800-feet north of the current bus stops at SE 192nd Avenue and SE 31st Street. Pedestrian facilities through the site will facilitate access to these bus stops to encourage and will further encourage the redevelopment of the site and, in particular, the mixed use town center. The applicant is interested in facilitating additional bus routes to and through the property, with C-TRAN’s concurrence.

i. Vesting. Vesting and concurrency provisions shall be as indicated in 20.260.090 and 20.260.100.

Response: Vesting and concurrency has been addressed in previous development agreements for the site. Concurrent with this CPA/Zone Change and Mixed use Master Plan request, the applicant is requesting City approval of a Third Amended and Restated Development Agreement that updates the vesting and concurrency provisions to reflect the specific uses and implementing standards anticipated for future development of the site. The applicant proposes to provide Trip Utilization Accounting letters for each proposed new development site to document the utilization of vested, retained traffic capacity.

3. Review Process – Mixed Use Sites. a. Mixed Use Plan. Initial development of a multiple building mixed use site or portions of a mixed use site shall require submittal and approval of a Mixed use Master Plan, unless already subject to previous Mixed Use or Master Plan approval. The following requirements shall apply:

2. Approval Criteria and Zoning. proposed Mixed Use Master Plans 25 acres or larger in size shall be reviewed as Type IV application by the Planning Commission. Proposals less than 25 acres shall be reviewed as

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Type IV applications by the hearings Examiner. Approvals, or approval with conditions shall be granted upon findings that: a. The Master Plan and associated conditions of approval ensure future development will meet all applicable criteria of this chapter; and

Response: Compliance with the provisions of this chapter is demonstrated in the responses throughout this narrative and in the associated application materials.

b. The proposal complies with applicable rezone criteria of VMC 20.285.080; and

Response: Compliance of the rezone criteria found in VMC 20.285.080 are addressed in a preceding section of this narrative.

c. There is or will be sufficient capacity within the transportation system and public sewer, water, police, fire, and stormwater services to adequately serve all portions of the site at the time.

Response: The November 30, 2020 TIA prepared by Kittelson and Associates, Inc. and attached to the original application submittal demonstrates that the proposed uses within the master plan will generate fewer trips than those already reserved for the site through the existing development agreement. Because the City’s transportation planning department has already reserved capacity in the system for the trips associated with the site, sufficient capacity exists within the transportation system. Further, the applicant will improve the long-term capacity of the surrounding road network to address future growth by completing a segment of SE 29th Street from SE 192nd Avenue to SE 176th Avenue to provide an alternate east-west corridor to help relieve the throughput demands on SE 34th Street within between SE 164th and SE 192nd Avenues.

Water and sewer utilities are readily available to the site and can be feasibly extended to serve the properties. Stormwater will be managed on the site and water quality and detention is expected to be installed with each individual development. Police, fire and emergency services are generally available to serve the site and project impacts on these services will be incremental over the course of the buildout of the master plan.

d. A change in circumstances has occurred since existing zoning designations at the site were originally adopted. For the purposes of a multiple building mixed use plan only, compliance with the development standards of VMC 20.430.060C2 and the applicable Comprehensive Plan policies shall be sufficient to demonstrate that a change in circumstances has occurred.

Response: Project compliance with the provisions of VMC 20.420.060.C(2) and with the applicable comprehensive plan policies is provided above to demonstrate that a change in circumstances warrants approval of the applicant’s request.

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3. Proposed modifications to previously approved mixed use concept plans shall require Type I, II or III review depending on the modification required, as specified in VMC 20.260.030.

Response: The applicant is not requesting a modification to an approved mixed use master plan at this time. However, the applicant anticipates future modification requests that will provide greater detail regarding the building architectural components of the master plan and design details associated with the mixed use town center area.

b. Development proposals on sites subject to an existing Mixes Use Master Plan or existing mixed use zoning: 1. Development on sites or portions of sites subject to Mixed Use Master Plan approval under this chapter, or under equivalent mixed use approval prior to this chapter, shall require site plan approval as Type II review under VMC 20.270. Approval or approval with conditions shall be granted if the proposal is fully consistent with the approved Mixed Use Master Plan or equivalent, applicable portions of this chapter, and VMC 20.270 procedural standards.

Response: The applicant anticipates site plan review submittals for future development requests within the master plan.

2. Development on sites or portions of sites zoned MX but not subject to an approved Mixed Use Master Plan under this chapter or other shall submit for master plan review under this chapter as a Type III application for sites less than 25 acres, and a Type IV application for sites 25 acres or larger.

Response: The applicant anticipates that the entire site area will be zoned MX and subject to review under the governing land use entitlements associated with this Mixed Use Master Plan request.

3. No more than 50% of the total square footage envisioned by the Master Plan for any one major use type (commercial, office or residential) can be granted occupancy permit approval until occupancy permit approval is provided for at least 25% of the total square footage of all of the major use types envisioned in the Master Plan. This requirement may be waived by the planning official, if the applicant provides a security or other form of binding assurance that the remaining major use types contemplated in the Master Plan will be built.

Response: Due to the scale and complexity of the request and to ensure that the zone change does not lessen the long-term capacity for high wage employment pursuant to Comprehensive Plan Policy EC-5, the applicant is proposing “Synchronicity” provisions within the Third Amended and Restated Development Agreement. These synchronicity provisions limit the extent of residential uses allowed on the site based on the applicant’s delivery of new employment use square footage within the development. Specifically, Section 6.4(d) of the development agreement stipulates that the applicant will be unable to construct

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greater than 50% of the residential units within the project until the developer has built at least 213,000 SF (25%) of the proposed new employment square footage on the site.

D. Adjustment to Numerical Standards – Single Building and Mixed use Sites. Numerical standards contained in this chapter may be adjusted by up to 25% if a clear demonstration is provided that the proposed mixed use development with the adjustment would fully comply with the purpose statement and all other applicable standards of this chapter, and that the proposal would clearly not be able to comply with those standards without the proposed adjustments.

Response: The applicant is proposing land use area-specific development standards as listed in Exhibit D of the Third Amended and Restated Development Agreement. In the mixed use land use area, the applicant is not proposing to modify any numerical standards as permitted under this VMC provision.

E. Incentives – Single Building and Mixed use Sites. Traffic impact fees for mixed use developments shall be reduced to account for internal trips between uses on the site or building as demonstrated by an approved traffic study. (Ord. M-3922 § 24, 07/06/2009; Ord. M-3840 § 24, 08/06/2007; Ord. M-3796 § 2, 02/05/2007; Ord. M-3730 § 22, 12/19/2005; Ord. M-3698, Repealed & Replaced, 04/03/2005, Sec 8; Ord. M-3643, 01/26/2004)

Response: The TIA prepared by Kittelson and Associates has considered an internalization factor for trips that will be retained on site due to the proposed mixture of land uses. It is assumed that any traffic impact fees due to the development would be based on the net increase of trips after this internalization factor is applied.

V. Conclusion As evidenced throughout these narrative and associated exhibits, the proposed CPA/Zone Change and Mixed Use Master Plan request will further the goals and policies of the City’s comprehensive plan and will facilitate significant investment in the community. As the proposal has been found to meet the approval criteria governing the request, the applicant respectfully requests City approval of these land use applications.

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