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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 PAGE INTENTIONALLY LEFT BLANK 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 4 4829-5340-1838, v. 2 VIC CPA/Zone Change & Mixed Use Master Plan Supplemental Compliance Findings April 20, 2021 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. 5 4829-5340-1838, v. 2 VIC CPA/Zone Change & Mixed Use Master Plan Supplemental Compliance Findings April 20, 2021 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 6 4829-5340-1838, v. 2 VIC CPA/Zone Change & Mixed Use Master Plan Supplemental Compliance Findings April 20, 2021 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
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