HP Master Plan - City of Vancouver

HP Master PlanSection 30

February 23, 2021 Vancouver Planning Commission Workshop

Greg Turner, Land Use ManagerMark Person, Senior Planner

• Area Planning and Context• Site Form• Infrastructure and Transportation• Public Outreach• Sustainability• Approval Criteria• Next Steps

Presentation Overview

HP Section 30 Master Plan - 2

Catalyst for Development


• Conceptual layout for the approximate 68-acre site included in the Development Agreement.

• The City’s Master Plan process embodies the plan for full site development.

• Infrastructure improvements include creation of a new street network, pedestrian connections, water service, sanitary sewer facilities and stormwater treatment.

• Coordination with other Section 30 property owners to create the HP Master Plan.

• Compliance with design guidelines and Section 30 standards will be reviewed at the time of site plan review.

Agency Coordination


• During the Section 30 Plan process, stakeholder interviews, staff and consultants solicited information and shared ideas in a variety of ways with groups that included the Evergreen School District, Washington Department of Natural Resources, City of Camas and Clark County.

• Vancouver Parks and Transportation Staff has been in close coordination with Clark County over park and transportation facilities in this area.

Redevelopment Opportunity


Existing condition of the HP property looking towards the western property boundary.

The development will transform a former aggregate extraction and processing area into a new employment center, with new infrastructure

Area Development


• Development of the HP property builds upon the framework adopted in the 2009 Section 30 Subarea Plan and Design Guidelines.

• Proposed mix of office, research & development and other uses consistent with ECX zoning and the HP-City of Vancouver Development Agreement.

• Circulation, infrastructure and landscape improvements will be included with each phase of development.

• Sloped banks on the southern and western boundaries will provide a natural buffer between the site and existing neighboring properties.

Site Elevations


• The Master Plan takes advantage of post-reclamation elevations, 40 to 50 feet below the neighboring western properties, and uses the valley features of Section 30 to create a sense of place.

• Finished grades along 184th will gently slope down from NE 1st Street to future intersection at NE 9th Street.

• Slope will aid in directing site stormwater toward ground recharge areas.

East-west cross section

View Considerations


• The development standards do not limit building height in the ECX zone and the City’s code has no requirement to provide building heights in the Master Plan. The Master Plan does take into consideration views of surrounding neighbors, as required by the Subarea Plan and Design Guidelines. Building heights will be reviewed at the time of site plan submittal for compliance with the subarea plan and design guidelines.

• Building footprints are required and included in the Full Site Utilization Plan (FSUP).• The Subarea Plan and Design Guidelines call for situating buildings close to 184th and away from HP’s

western boundary and neighbors, to create active pedestrian streetscapes, and to reduce view impacts to the western property owners.

• In addition, the views from western and southern properties were taken into consideration in the landscape plan where no new, large trees are planned for the top of the slope or slopes. A low evergreen hedge along the western top of slope boundary will provide a landscape buffer without blocking views.

Access and Circulation from Section 30 Plan


Access and Circulation


• Street connections provide the framework for a pedestrian and bike-oriented employment center, linking employees to commercial and residential neighborhoods within Section 30.

• Pedestrian facilities will include crosswalks at roundabouts, and a public multi-use trail along 184th Avenue.

• The site provides adequate room for parking to serve full build out. In later phases HP may propose deck or structured parking over surface parking areas.

Building Layout


• Access to the site will be from NE 184th Avenue. Private east-west streets and a north-south street approximately parallel to NE 184th create a series of blocks and provide access to building entrances, screened service yards, and parking.

• Buildings are anticipated to be scaled and massed to frame open space and create a human scale frontage along NE 184th and preserve pedestrian orientation.

• Building architecture will take into consideration western property views.

• Development will be phased. Blocks 1 and 2 encompass the area for Phase 1.

Building Scale and Massing


• Buildings will typically be urban in character and designed to be compatible with one another in scale, orientation, and massing.

• Variations in architectural details, materials and colors will be modulated to convey a “family resemblance” between buildings.

• Differences in appearance and grouping buildings will create a distinctive identity for each block within the larger development.

Conceptual view of Block 3 and 4 looking northwest from NE 184th Avenue

Open Space and Plazas


• Gateways along NE 184th Avenue at NE 1st and 9th Streets will be landscaped and provide welcoming entrances from both the south and north.

• A public multi-use trail on the west side of NE 184th Avenue will connect the HP development to the neighborhood, park, and other features planned for Section 30.

• A dedicated monument marker describing the heritage of the site will be installed on the NW corner of the roundabout at 184th Avenue and 3rd Street

Outdoor Plazas


• Buildings will be interspersed with open spaces and plazas providing occupants with outdoor opportunities.

• Plazas and site open space will connect to the sidewalk network, private streets and multi-modal recreational trail along 184th Avenue.

Conceptual view of Block 2 looking northwest from NE 184th Avenue

Conceptual view of southern gateway looking north from SE 1st Street.

Gateways


Conceptual view of northern gateway looking south from SE 9th Street.

The entry gateway landscaping will include a mix of large and medium canopy trees and will provide gateways to the property utilizing the natural topography and man-made forms to create a unifying entry to the HP Property

Landscape Planning


• Landscape design will include ample use of trees across the site, and along streets and in parking lots to achieve the City’s canopy goals.

• Raingardens, swales, and other landscaped areas will be designed in conjunction with stormwater treatment.

• Preserving views to the east for the existing residences is one Subarea Plan goal, while tree canopy along HP’s western boundary is a separate goal. In order to resolve the competing goals, HP proposes an evergreen hedge screening layer on the western boundary.

Landscape Planning


The north and south entry will signify arrival to the Master Plan areas. The images above show larger landforms that illustrate the opportunity to combine functional requirements of landscape design with a unique and identifiable design.

Street trees will line public and private streets, as well as delineate circulation routes through the parking area.

Tree Canopy


• HP worked with City Forester to develop the Master Landscape Plan.

• As specified in the Master Landscape Plan, over 1500 trees will be planted to help achieve the City’s canopy goals.

• Gateway entry landscape will include a mix of large and medium canopy trees.

• Shrubs and groundcovers will surround the main entry features and the surrounding landscape areas will utilize a mix of drought tolerant low maintenance grasses.

• The slopes will be planted with adaptive native grass seed mix to provide a green seasonal variety buffer and provide erosion control to the slopes.

Sustainability


• HP is a corporate leader in environmental stewardship and has always focused on incorporating environmental sustainability, including constructing sustainable buildings for HP sites in regions where HP operates.

• HP is highly focused on reinventing the workplace as an environment that advances the wellbeing of its people and the planet. HP's industry-leading sustainability standards will be incorporated as a baseline along with additional focus on specific goals maximizing renewable resources and emission reduction.

• HP is working towards 100% renewable electricity by 2035; and 60% greenhouse gas reduction and 35% increase in water efficiency by 2025.

• In the United States, HP set a goal to achieve net-zero electricity in its facilities by 2025.• CDP named HP a Supplier Engagement Leader for the fifth consecutive year, commending the

company’s commitment to supply chain sustainability and transparency. HP was the only technology company in the world to receive a Triple A rating across Climate, Forests, and Water as well as the Supplier Engagement Leader rating.

Sustainability (cont.)• As the HP Vancouver site development is a multi-year project in its early stages, HP will

continue to consider the various ways to achieve a technologically smart and green development over time while minimizing its environmental impact.

• Sustainability and longevity will influence the selection of architectural materials and finishes consistent with HP's sustainability goals.

• HP is vested to current codes under the Development Agreement. The City’s Climate Action Plan may take the form of regulations, incentives, and partnerships. HP, as an active Vancouver community member, will track the City’s process to develop a Climate Action Plan and may include aspects of the plan in its future development in Section 30.


Multi-Modal Transportation


• In coordination with C-Tran, multiple transit stops along 184th to be installed as development extends north.

• Sidewalks will provide primary pedestrian circulation routes; secondary pedestrian routes will link buildings via open space.

• Bike friendly streets will be constructed on interior streets connecting to 184th Avenue.

• A 12’ wide public multi-use path on both sides of NE 184th Avenue will be constructed in phases with the extension of 184th Avenue.

• HP’s Master Plan provides a range of potential Transportation Demand Management measures. Implemented measures will be site specific. For example, HP’s Palo Alto location has EV charging stations and bike commuter facilities, both of which are included as part of this Master Plan.

• The Master Plan is designed in a way to adapt to changes in personal transportation choices, including ample drop off zones for ride sharing.

Vested Trips


• In accordance with the Development Agreement, HP has vested 723 p.m. peak hour trips associated with the construction of up to 700,000 GSF of building area.

• Consistent with the HP-City of Vancouver Development Agreement, a future traffic study will use ITE Trip Generation Manual, 10th Edition (2019) land use designation 714 to measure the traffic impacts for HP’s further development beyond 700,000 GSF up to the 1.5 million GSF contemplated in this Master Plan.

Street Design


Cross section of NE 184th Avenue Cross section of typical east-west Private Streets

Public Facilities and Management


• Each property owner in Section 30 is to manage stormwater quality on its own property prior to releasing it to a public stormwater collection facility.

• Native gravels provide the best infiltration sites, and the City will prioritize reservation of areas that still have native gravel for stormwater infiltration especially near NE 9th Street.

• If the City constructs a public stormwater facility or accepts dedication of a stormwater facility, then HP may connect to it consistent with the HP Master Plan and the HP-City of Vancouver Development Agreement.

• HP's property has adequate infiltration capacity to handle onsite stormwater. Should it prove that onsite capacity is insufficient, HP’s connection to the City maintained public stormwater facility is allowed.

Public Facilities and Management


• Specific attention has been made to coordinate underground utilities as 1st Street is upgraded and 184th Avenue is extended north from 1st Street to 9th Street.

• Consistent with the HP-City of Vancouver Development Agreement, after 330,000 GSF of development on the HP property, the Area 2 Pump Station will be installed to serve Section 30.

Full Site Utilization Plan


• The function of the Full Site Utilization Plan (FSUP) is to provide an overall impression of proposed development and to show how the development plan can flexibly respond to changing circumstances over the life of the Master Plan.

• Building footprints on the FSUP show a possible configuration of buildings, parking and open space in each of the five blocks of development.

Public Outreach


The applicant completed the following public outreach to date:

• Direct outreach to City and County Officials via virtual meetings held in the spring of 2020 to introduce the project and inform them of mass grading and site preparation activities planned for 2020

• Coordination with other large property owners within and adjacent to Section 30 includes Grayrock, CTC Section 30, and English Farm to inform the Master Plan content

• Direct outreach to residential neighbors west of HP’s property to inform them of mass grading, and site preparation, as well as obtain feedback to inform the Master Plan content

• Coordination with utility, public service, and public transit providers

Public Outreach (cont.)


Grayrock, CTC Section 30, and English Farm coordination:• Multiple virtual meetings to discuss and coordinate Section 30 infrastructure related to road

alignments, utilities and site elevations; infrastructure coordination with Grayrock and CTC Section 30 will be ongoing

• Coordination of 2020 mass grading activities

Western residential neighbor outreach:• Mailed letter introducing HP as their new neighbor and invited neighbors to schedule virtual

meetings with HP representatives• Addressed tree concerns by implementing the recommendations of a certified arborist and the

City Forester• Kept neighbors informed of 2020 mass grading and hydroseeding activities via mailed and email

communications• Provided project email and local contact number

HP’s Selection of the City of Vancouver and Section 30


HP’s commitment to Vancouver• HP has a deep community connection developed over nearly four decades.• Great employee base, great place to do business and desire to build on that foundation.• Confidence in ability to grow with the City of Vancouver.• HP undertook a nationwide search in 2018 and 2019 to determine where to invest in a new

development and determined that Vancouver provides its employees with a livable community where they can live, work and play.

Section 30:• One of the last large swaths of vacant land within the City’s urban growth boundary.• Prime candidate of the appropriate scale and zoning near HP’s current facilities.• The opportunity to transform a former mine site into an office, research & development and

other uses consistent with ECX zoning and the HP-City of Vancouver Development Agreement.

Approval Criteria


Master Plans shall be processed as a Type IV application considered initially by the Planning Commission with final decisions made by the City Council.

1. The Master Plan implements the Section 30 Employment Center Plan and requirements of this chapter.2. Impacts from ongoing heavy industrial uses on adjacent properties will be buffered and mitigated.3. The Master Plan is consistent with the Section 30 Design Guidelines or proposes standards that will achieve at least equal quality site development.4. The Master Plan achieves the following objectives:

a. Provides for the potential of more intense urban development in the future and for compatibility between different land uses by meeting VMC 20.690.060, Full Site Utilization Plan requirements.b. Provides safe, cohesive and connecting street and sidewalk system that is consistent with the Section 30 Employment Center Plan.

Approval Criteria


i. Plans and allows for connections to future development in the entire Plan District.ii. Generally meets the future collector street locations and substantially meets connections to streets outside of Section 30 as shown in the Section 30 Employment Center Plan document.iii. Provides a logical extension, continuation and interconnection of streets and bike/pedestrian access ways to serve circulation and access needs within the Section 30 Employment Center Plan document and adjoining neighborhoods.iv. Provides a multi-directional access and circulation to the street system similar to that provided by a traditional street grid with streets intersecting at 90 degree angles at regular intervals of 200 to 600 feet.v. Provides full multimodal infrastructure and on-site facilities that promote the use of transit, pedestrian, and bike modes, as contemplated in the Section 30 Employment Center Plan.

Approval Criteria


c. Provides for a cohesive public utility (water, sewer, and stormwater) network that facilitates service to all areas within the Plan District, meets Section 30 Employment Center Plan policies and 20.690.060, Full Size Utilization plan.d. Provides for an integrated park/open space and trail network that meets the standards of the Vancouver-Clark Parks & Recreation Comprehensive Parks, Recreation & Open Space Plan and substantially meets the intent of the Section 30 Employment Center Plan Open Space, Trails and Public Facility policies.e. Provides landscaping that includes trees that will create an attractive community, maximize the use of native plant materials and meet the intent of the Section 30 Design Guidelines.f. Establishes property grades and finished elevations that allow for balanced grade transitions between properties.g. Retaining walls shall meet the intent of Section 30 Design Guidelines.h. Provides for shared parking where feasible.i. Meets SEPA requirement.

• April 13, 2021 Planning Commission Public Hearing

• April 19, 2021 City Council Workshop

• May 17, 2021 City Council Public Hearing

Next Steps/Timeline


Questions and Discussion

• Greg Turner, [email protected] • Mark Person, [email protected]

HP Section 30 Master Plan ‐ 34

HP Master Plan - City of Vancouver

Documents

Transcript of HP Master Plan - City of Vancouver