Item Coversheet
Item #3.

Staff Report: 064-22


Mayor and City Council


Eric Holmes, City Manager





HQ Master Plan and Subdivision
Key Points
  • Per VMC Table 20.210.020-1, master plans in the Riverview Gateway Plan District require a Type IV process and recommendation by the Planning Commission to the City Council for final approval.
  • At the February 22, 2022 hearing, the Planning Commission reviewed the staff recommendation and recommends the City Council approve the project as recommended by staff with the following considerations:
  1. Within the Design Guidelines, Green Building commitments be strengthened.
  2. Development of a mutual letter of intent between the Applicant and C-Tran to serve the site as a key site within the transit network.
  3. The Design Guidelines name specific transit and multimodal design incentives, including bifurcation of rent and parking costs.
  4. Staff and the applicant team work together to strengthen Condition 10 to include safety as a top priority within development of the trail, prior to taking an updated recommendation to Council.
  • Following the February 22, 2022 Planning Commission hearing, staff worked with the applicant to address Planning Commission comments. A City Council workshop was held on April 4, 2022 and staff provided a memorandum to Council dated March 21, 2022 regarding updates to address Planning Commission comments.
  • Staff recommends that the City Council approve the project and adopt the findings contained in the staff report to the Planning Commission dated February 15, 2022 for the February 22, 2022 hearing with the updated and, additionally, the revised conditions of approval recommended by staff in the attached memorandum to Council dated April 20, 2022.
  • As the final decision maker, the City Council may approve the application as recommended by staff and the Planning Commission, amend the recommendation, including adding or modifying the recommended conditions of approval, or deny the application.
  • The decision by City Council is appealable to Superior Court.

Strategic Plan Alignment

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 enhances livability and community connections


Objective 6.2: Improve amenities and services that allow residents to “age in place”



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


Objective 8.2: Strengthen neighborhood business districts


Actions 8.2.1: To provide additional job opportunities, and enhance and revitalize commercial districts, implement the following Subarea Plans: ...Action 1(H) Riverview Gateway

Present Situation

In 2009, the City adopted the Riverview Gateway Subarea Plan that established goals and polices and an overall vision for redevelopment of two former rock quarries at the intersection of SR-14 and SE 192nd Avenue. The subject site is the 99-acre Fisher’s Quarry that is located west of 192nd Avenue.[1] The applicant has named the development the HQ Master Plan.


Following the completion of the Subarea Plan, the Riverview Gateway Plan district regulations were adopted into the development code (VMC 20.680). The Riverview Gateway Plan District requires that the applicant submit for and obtain approval of a master plan prior to the area being developed. Under the City’s development code, the master plan is a Type IV process requiring a hearing before the Planning Commission who makes a recommendation to City Council for final action.


The applicant requests approval of a master plan to develop the 99-acre Fishers Quarry Site and subdivide the property into 41 lots. Development includes approximately 331,934 square feet of office/light industrial, 350,765 square feet of non-office commercial (includes 120-room hotel), 1,950 multi-family dwelling units and 12 single-family residential lots.

Staff requests that the City Council approve the project based on the findings contained in the staff report to the Planning Commission dated February 15, 2022 for the February 22, 2022 Planning Commission hearing with the staff proposed amended conditions contained in the attached memo to City Council dated April 20, 2022

[1] The WSDOT quarry is the second quarry area identified in the subarea plan and is located generally east of 192nd Avenue. In 2016, the City Council approved the Columbia Palisades master plan for the WSDOT quarry. Columbia Palisades is currently being built out and is not part of this proposal.

  1. Approval will allow for additional housing units, office and commercial to be constructed.
  2. Approval will implement the Riverview Gateway Subarea Plan.
  3. Approval will allow for the development in an area currently served by public utilities.

There will be additional traffic. However, the applicant's traffic study has been reviewed and the City has determined there is adequate capacity.
Budget Impact
None at this time. The proposed public park may be purchased by the City at a future date, using Park Impact Fee funds or funding from sources yet to be identified.
Prior Council Review
Council workshop was held on April 4, 2022.
Action Requested

On May 9, 2022, approve the ordinance on the first reading, setting the date of second reading and public hearing for May 16, 2022.


Keith Jones, Senior Planner, 360-487-7887