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Guiding Principles
Advisory Committee Meeting #4 | March 13, 2019
GUIDING PRINCIPLES
• Adopt an achievable vision The preferred vision for the Interbay Property
must be implementable and financially feasible within a schedule that
maintains military readiness.
GUIDING PRINCIPLES
Purpose
• Identify opportunities and constraints from each discipline with a focus on
project constraints
• Provide preliminary findings to inform alternatives development
Transportation
Environmental
Geotechnical
Cultural Resources
THE INTERBAY PROPERTY CONTEXT
Key Characteristics
• Located in the Interbay
Neighborhood
• Two parcels totaling 25 acres
representing rare in-city large
acreage development site
• Currently houses Washington
National Guard
• Owned by State of
Washington
• Adjacent uses
West: BNSF and Port
South: Magnolia Bridge
East: Retail, work lofts,
vacant Port land
North: Storage, vacant
BNSF land, retail
LAND USE & REGULATORY CONDITIONS
Purpose
• Evaluate the implications of current City policies and development
regulations on redevelopment of the Interbay Property
Purpose
• Evaluate real estate market conditions including property values and
demand for different potential uses including industrial, flex space,
commercial, and affordable and market rate housing.
• Inform alternatives development and evaluation using financial model
PRELIMINARY LAND VALUE
Residential/Commercial
Triangulating
Land Value
Large Regional BINMIC
Industrial Industrial
• All sales are not impacted by MHA and do not have similar geotechnical issues
• Representative of finished lot sales with the exception of the large regional
industrial land sales
This analysis is not intended to be used as an estimation or prediction
of value of the Interbay Property, but merely to discuss data points that
Heartland will use in ongoing analysis.
DEVELOPMENT PIPELINE
An Evolving Interbay
• 458 multifamily units planned
• 90k sq ft of retail north of Armory
Way
• 2019-2023 pipeline shows ~800k
office sq ft planned with bulk of
space associated with Expedia
• 2 Self-storage projects recently
completed near site
• 100k industrial space on T-91
uplands
• 13k flex industrial building
completed near Fisherman’s
Terminal
Project implication
• Underscores land use evolution
POTENTIAL DEVELOPMENT FEES
Purpose
• Establish methodology for transportation analysis with agency
reviewers.
• Inventory existing and planned/programmed transportation
conditions.
• Transportation system needs.
• Opportunities and constraints.
TRANSPORTATION | NEAR-TERM
TRANSPORTATION | LONG-TERM
TRANSPORTATION
Ballard project timeline
Purpose
• Identify potential environmental concerns at the Interbay Property
ENVIRONMENTAL
Identified Data Gaps
1. Former Navy
laundry facility
2. Underground
Storage Tank
(UST)
3. Historical oil-
water separators
4. Wash/lube rack
5. Vehicle and
equipment
storage area
6. Transformers
7. Groundwater
gradient
determination.
GEOTECHNICAL
Purpose
• Summarize existing soil and groundwater conditions at the
Interbay Property
• Evaluate how conditions may affect future development of the site
GEOTECHNICAL
Geologic Subsurface Sequence on Site
• The dredge fills and marine deposits are susceptible to liquefaction and not
suitable for shallow foundation support.
GEOTECHNICAL
Impacts of Ground Conditions on Development
Below-Grade Structures
• Groundwater at the Interbay Site exists at a relatively shallow depth below existing site
grades. Excavations that extend more than about 2 to 3 feet below the groundwater table
will require specialized construction dewatering.
Stormwater Infiltration
• Due to the relatively high groundwater table and the presence of loose fill soils (dredge
fills), stormwater infiltration will likely not be feasible at this site.
Project implications
• Development economics stressed due to extraordinary costs and time requirements
INFRASTRUCTURE
Purpose
• To understand the current infrastructure conditions to identify
potential deficiencies in systems to support future development.
INFRASTRUCTURE
Purpose
• Identify previously recorded or unrecorded cultural resources in proximity to
the Interbay Property with the goal of preventing cultural resources
disruption.
Study to date
• Conducted a search of site files recorded at Washington Department of
Archaeology and Historic Preservation (DAHP).
• Background research did not identify any previously recorded archaeological
or historic sites within the project
• Two unrecorded historic resources are within the site: the FMS and Armory
buildings.
OPPORTUNITIES & CONSTRAINTS
QUESTIONS
Alternatives Evaluation
-Proposed Methodology
Advisory Committee Meeting #4 | March 13, 2019
ALTERNATIVES EVALUATION: OVERVIEW
Interbay Property Alternatives Evaluation Criteria Color Key
Substantially Addresses
--FUNCTION BEFORE FORM-- Somewhat Addresses
Alternatives 4
Comment Alternative 1 ...Alternatives 2-5... Alternative 6
Criteria 6
Key Reference Points of Consideration
Project Economic Feasibility
Gross Land Value $115mm $0
Relocation Costs $95mm $95mm
State/Federal Need $95mm
Development Considerations
Design
Infrastructure
Transportation
Financial Facility
Market Feasibly
GeoTechical
Environmental
Military Readiness
Does it provide adequate resources for the
Financial Feasibility
relocation?
Is it realistic?
Community Goals
Does it provide affordable housing on or
Affordable housing
off Site over MHA requirements
Sense of community Does it provide a community destination?
place (Gathering places inside and out)
Does it negatively impact local traffic
Traffic
movement?
Does it integrate with planned
Multi-mobility
trasnportation investments
Environmental Does it address existing environmental
Response conditions and integrate cleanup
Economic Development
Enhances the local Does it enhance the local economy?
economy (jobs, taxes, etc)
ALTERNATIVES EVALUATION: BIG PICTURE
AC • Evaluate alternatives
• Select a preferred
Meeting 6 alternative
Analyze
Alternatives
ALTERNATIVES EVALUATION: APPROACH
Interbay Property Alternatives Evaluation Criteria Color Key
Substantially Addresses
--FUNCTION BEFORE FORM-- Somewhat Addresses
Alternatives 4
Comment Alternative 1 ...Alternatives 2-5... Alternative 6
Criteria 6
Key Reference Points of Consideration
Project Economic Feasibility
Gross Land Value $115mm $0
Relocation Costs $95mm $95mm
State/Federal Need $95mm
Development Considerations Information to be filled out by
Design
Infrastructure Project Team to inform evaluation
Transportation
Financial Facility -work done between AC #5 and AC #6-
Market Feasibly
GeoTechical
Environmental
Military Readiness
Does it provide adequate resources for the
Financial Feasibility
relocation?
Is it realistic?
Community Goals
Does it provide affordable housing on or
Affordable housing
off Site over MHA requirements
Sense of community Does it provide a community destination? To be evaluated by Advisory
place (Gathering places inside and out)
Does it negatively impact local traffic
Committee with Project Team
Traffic
movement?
Does it integrate with planned
during AC #6
Multi-mobility
trasnportation investments
Environmental Does it address existing environmental
Response conditions and integrate cleanup
Economic Development
Enhances the local Does it enhance the local economy?
economy (jobs, taxes, etc)
Financial Facility
ALTERNATIVES EVALUATION: CRITERIA DISCUSSION
Market Feasibly
GeoTechical
Environmental
Military Readiness
Does it provide adequate resources for the
Financial Feasibility
relocation?
Is it realistic?
Community Goals
roperty Alternatives
Affordable housing
Evaluation
Does it provide Criteria
affordable housing on or
Color Key
Substantially Addresses
N BEFORE FORM-- off Site over MHA requirements
Somewhat Addresses
Sense of community Does it provide a community destination?
place (Gathering places inside and out) Does Not Address
Clustering parking facilities along rail to buffer interior uses from rail impacts
Expedia’s new campus
Parking Structure
Clustering parking facilities along rail to buffer interior uses from rail impacts
Expedia’s new campus
Clustering parking facilities along rail to buffer interior uses from rail impacts
The Waterfront – Vancouver • WA
Urban development adjacent to heavy rail, integration of street grid & public amenities
The Waterfront – Vancouver • WA
Urban development adjacent to heavy rail, integration of street grid & public amenities
Denver River North
INTERACTIVE
DISCUSSION
Communications & Outreach
-Update