HomeMy WebLinkAbout05-07-2019 Agenda Modification CITY OF
i\IJBL.JRNJ Memorandum
WASHINGTON
To: Judi Roland, Chair, Planning Commission
Roger Lee, Vice-Chair, Planning Commission
Planning Commission Members
City Clerk
From: Jeff Dixon, Planning Services Manager
Re: Agenda Modification
Date: May 1, 2019
The May 7, 2019 Planning Commission Meeting agenda, published on Tuesday,
April 30, 2019, is modified as follows:
The agenda modification adds item III. A. Inland Construction Introduction
and Presentation to OTHER BUSINESS. Former agenda item III A.
Shoreline Master Program and Critical Areas Ordinance Updates will change
to III.B.
The Agenda Modification changes the order as follows:
III. OTHER BUSINESS
A. Inland Construction Introduction and Presentation
Inland Construction to inform Planning Commission of potential
acquisition of RPG property.
B. Shoreline Master Program and Critical Areas Ordinance
Updates
Discuss with the Commission the status of the SMP update and
present information on associated updates to the City's critical area
regulation.
AUBURN * MORE THAN YOU IMAGINED
CITY OF *_ *
AUBURN MEMORANDUM
WASHINGTON
Agenda Subject/Title: Date:
Inland Construction Introduction. May 1, 2019
Department: Budget Impact:
Community Development Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
DESCRIPTION:
Inland Construction to inform Planning Commission of potential acquisition of
RPG property.
ADMINISTRATIVE RECOMMENDATION:
For discussion
BACKGROUND SUMMARY:
Inland Construction is a Spokane-based construction company that specializes in
creating and owning multi-family communities. A sampling of their properties can be
viewed at:
http://inlandconstruction.com/
Inland Construction (Inland) is considering acquisition of the former Valley 6 Drive In
property from Robertson Properties Group (RPG) properties. If they acquire the
property, Inland has indicated that they will likely submit a request to amend city code
and the existing Development Agreement (DA) adopted under Resolution No. 4756
(2011) in order to allow horizontal mixed use (the current DA requires vertical mixed use
where the ground floor is commercial with multi-family residential above). Amending the
DA is a City Council decision. The change to allow horizontal mixed use rather than the
current vertical mixed use allowed by the C4, Mixed Use Commercial zoning district
would require a code amendment with a recommendation by the Planning Commission.
Inland has indicated that it is their desire to construct a multi-family complex with
approximately 500 dwelling units. This number is consistent with the maximum number
of multi-family units considered in the previously approved sub area plan, Environmental
Impact Statement (EIS), and DA. But they have also indicated that there are a number
of circumstances that preclude construction of the previously anticipated 1.6 million
square feet of professional office and/or 720,000 square feet of retail commercial.
Inland has provided the attached presentation to City Council at their April 22nd study
session to introduce themselves, describe their vision, and to explain the circumstances
that are causing them to request modifications to the DA and city code. And seeks to
do the same for the Planning Commission.
Staff Member: Tate Date: April 8, 2019
Staff would like to provide the following additional background information
Background information:
• DA's are development tool allowed under State law. The premise behind a DA is
to allow a municipality and a property owner to voluntarily agree to development
terms that are outside of adopted city code requirements. Both parties may have
this interest because it allows a property owner to present a concept that does
not fit into adopted city code and it allows a municipality to require more of a
developer than what is established in adopted city code. In other words, the
property owner is provided flexibility in certain specified standards and the city
gets more than what the code requires. It is a voluntary negotiated agreement.
• It is anticipated the FEMA will change the regulatory floodplain maps in 2020.
The area of property encumbered by floodplains will increase as a result of the
map changes. Of the approximately 70 acres owned by RPG, currently
approximately 35 acres lie within the floodplain. When the new FEMA maps go
into effect, the floodplain will increase by approximately 15 acres bringing the
total area encumbered by floodplains to approximately 50 acres leaving only
about 20 acres of land outside the floodplain. Development within the floodplain
is considerably more difficult and expensive. Additionally, federal FEMA rules
impose a different type of permit application vesting threshold than City, County
or State laws. While City, County and State laws typically vest a development
proposal at the time that a "complete" permit application is accepted, federal
FEMA rules do not vest development activity until a foundation has been placed
in the ground.
ATTACHMENTS:
1 Inland Construction Concept at Auburn Gateway.pdf
Page 2 of 2
Printed Date: 4/22/2019
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Building a Livable Community _ 7 1„
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Comprehensive Multifamily Construction & Development Services
Auburn Gateway
Building a Livable Community
HISTORY-And a Path Forward
The Auburn Gateway Plan was set forth by a Development Agreement in 2011 that established expecta-
tions by the former developer (and current owner) Auburn Properties, Inc (RPG), a California based real
estate company. The concept was a mixed-use commercial and residential development on 70+ acres of
vacant land east of Auburn Way North between 277th and 45th.
RPG had decided to no longer pursue the development of Auburn Gateway and instead has elected to sell
the property. Inland Group, a multi-family housing developer and general contractor, has entered into an
agreement to purchase the property from RPG.
Based in Spokane, Washington Inland does a significant amount of development along the 1-5 corridor. In
order to respond to current market conditions and the constraints of the enlarged flood plain, Inland will
be proposing modifications to the original Development Agreement to provide certainty of development
moving forward.
The community of Auburn has waited a considerable time to see the vision of Auburn Gateway come to
be. Inland is proposing a path forward to develop a vibrant community with a design philosophy rooted in
providing healthy living options to residents and visitors.
Auburn Gateway
Building a Livable Community
'HE VISION
Inland intends to maintain the original vision of Auburn Gateway while creating more flexibility and certainty
of development through a modification to the residential component of the plan that allows for a vertical
and horizontal mixed-use configuration. This will allow the ability for the first phase of development — 500
units of housing, to commence by the end of 2019.
A Master Plan designed for:
• Amenity rich living options that are environmentally sustainable and built with healthy living
choices in the community.
• The creation of development ready commercial and retail pads, which will ease the ability of
future commercial developers to build out space.
• A focus on the community by creating amenity space that benefits residents of north Auburn.
• The completion of public infrastructure improvements to provide connectivity to the sur-
rounding community.
Auburn G a t e w -� . Access to Trails
Y Commercial Business Opportunity Healthy communities reduce the
Building a Livable Community Development could provide access use of private motor vehicles
to medical service providers, and promote other means of
Support the overall well-being of the transportation such as bicycling,
community. walking and public transit.
"What makes a City Activate the Corners P!o'bo
Livable? r Provide pedestrian Permeability JPac
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_ Allow the development to
S i m p l e. Sidewalks, activity. breathe! Integrate into its z
surroundings inviting people - A
architecture, affordable
I in to the community. %.
housing, green spaces, 1/2Miieto -4;
Green **
access to food, and River Trail 1/2 Mile to Proposed :zit/
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short distances to 1/2
Interurrban Trail e Mito Green River Trails —4
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daily needs. l Exlsting Trail ••,*•00
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University of : The primary gathering space:
Washington A flexible green space to host
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s community events,foster
�'�;'` connectivity, and provide an
Showcase Retail Corned intuitive connection between
With two important street • residents, retail,commerce and
frontages,parking will be �•• transit paths.
internalized on the site.
Open Space Existing Trail
A connection to nature
--people need nature to
support good mental health
It' and well-being.
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Office The neighborhood's Heart,with
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garden,or park space.Centrally
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Retail Commercial \` r i activities.
Uses and services that cater to \\\\ L Gcnfrol i Open
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regional shoppers such as large ��`� I
Public 5P
retailers,pharmacies,or banks. 4. Amenity J I I
p *ACiiercial
JC'do!/ i utur- I,I Iu/ur ..�il Neighborhood Mixed Use Retail
I boyoo• j cl•,hbo : I Commercial uses that serve the local
M/xcd M xcd Ux + i net hborhood residents for dajd1 to-day items such as restaurants,
grocery,and personal services.
Office Mixed Use Commercial _ I �I
Office and retail with mixed use — '- - — I.
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commercial uses. � N
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__ i I i,, Neighborhood Open Space
Preserved open space with trails,
•• ■ - -, 1 Opcn I I natural vegetation,and wetlands.
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I y \. • ` ( Pedestrian Trail System s ' j/ To encourage healthy lifestyle������r._ , � �, *Currently in FEMA floodplain
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Auburn Gateway
Building a Livable Community
THE MARKETPLACE
A retail and commercial destination for north Auburn that could include a mix of uses from neighborhood
scale retail, to medium and big box commercial, as well as office space and medical facilities. Current space
for at least 90,000SF of space with options for more with a FEMA floodplain modification.
Designed for certainty of development for future retail and businesses:
• Inland's development plan will complete the land-use development process and allow retail and
commercial users to only require a building permit to develop a commercial pad.
• Off-site infrastructure improvements will be completed to attract smaller neighborhood level retail-
ers that do not have the ability to complete large scale development on their own.
• Development ready pads that extend wet and dry utilities to future retail and commercial sites
within the master plan will be completed.
• Integrate pedestrian and transit connectivity between commercial uses and the surrounding neigh-
borhood.
•
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Auburn Gateway
Building a Livable Community
THE RESIDENCES
Copper Gate Apartments will be located on the south portion of the site between 49th and 45th street. It
will consist of 500 units of multi-family housing with a mix of one, two, three- and four-bedroom unit mix,
providing options for larger families in the community.
Designed for affordability and healthy living:
• Certified to Evergreen Sustainable Design Standards, which provides healthy interiors (No-VOC &
formaldehyde free products), and energy efficiency (built 15% more efficient than code with solar
integration).
• Designed to CPTED principles to reduce incidents of crime.
• Two separate Club Houses with a business center, theatre, indoor play ground, fitness center and
sport court (allowing healthy living options year round).
• Outdoor amenities will include covered and secured centralized bike storage, sport courts, play-
grounds, pool, splash pad, trail system and community gardens.
• Utilization of the existing wetlands as a focal point for outdoor recreation and amenity space.
• Resident orientation that will provide information to encourage sustainable and healthy living hab-
its.
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Auburn Gateway
Building a Livable Community
THE HEART—A new gathering place
Community is at the heart of Auburn Gateway. The history of this site holds a special place for many in the
community. When the Valley 6 Drive-In was in operation it created a destination place for the neighborhood
and many memories for the residents that attended movies. Inland will attempt to capture the nostalgia of
this place in a new way.
Designed for the neighborhood:
• A new outdoor venue for people—not cars—will be created to host summer movie and theatre
events.
• Centrally located at the crossroads of a master planned pedestrian trail system that will provide ac-
cess to the neighborhood.
• Flexible venue space for a possible farmers market or food truck destination.
• Options for healthy living activities and recreation space.
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