Vancouver

[PuyoPiyo]

Common building.. Wish it is in Downtown Vancouver..

[CouvScott]

Development - A report says supporting projects in Vancouver helps the county, state

Tuesday, December 19, 2006
ALLAN BRETTMAN

VANCOUVER -- State and city money spent on downtown projects is money well spent, a city-funded study contends, and city officials want state legislators to notice those positive results.

City officials will take that message and the study to Olympia sometime after Jan. 8, when the Legislature convenes, in hopes of continuing state support for local development projects.

On Monday night, it was the Vancouver City Council's turn to hear the study results, and most council members praised the findings.

"This is huge news, in my view," Councilman Dan Tonkovich said. "I think under anyone's reasonable analysis . . . you have to conclude that investment in downtown has been and will continue to be a winner."

The study says government will have spent nearly $55 million between 1997 and 2006 on developing downtown Vancouver -- $27.75 million from the state and about $27 million from the city.

As a result, government can expect a total net benefit of $133.5 million by 2025 -- including $87 million to the state, $27 million to the city, $8.7 million to the Vancouver School District, about $4.5 million to Clark County and $4.4 million to C-Tran, among others. The projections are based in large part on additional sales taxes from projects that would not have been developed without public cash infusions.

Vancouver and Identity Clark County, a private economic development organization, paid consultant Paul Lewis about $14,000 to prepare the study. Lewis is the city's former finance director.

Lewis told the council a five-person committee oversaw the study's methodology and findings. The group included: John Becker Blease, an assistant finance professor at Washington State University Vancouver; Deborah Ewing, a commercial real estate broker for Eric Fuller & Associates; Dave Groth, managing owner of the Vancouver office of PGP Valuation, a commercial appraisal firm; Debra McCracken, senior property manager for Norris, Beggs & Simpson; and Bob Ridgley, retired chief executive officer of Northwest Natural Gas.

"We looked at all the benefits that accrued from public investment," Lewis said.

Among the study's findings:

Of the city's $26.9 million invested downtown, $10.2 million has been spent on the Vancouvercenter and West Coast Bank Building parking garages. That's the most money spent in any of eight categories. The money has gone mostly to pay debt service for construction of the garages.

Transportation was the second biggest recipient of city cash, with about $5 million spent, primarily for two projects near Esther Short Park. About $4 million has been spent on land acquisition, mostly to buy and demolish the old Lucky Lager Brewery, now the site of Vancouvercenter. Also, the city invested $2.3 million in refurbishment of Esther Short Park.

Nearly 1,500 jobs have been created thus far because of the new development.

[PuyoPiyo]

1,500 created jobs, already? Wow Vancouver WA is really growing!

[360Rich]

Economy - A study says core projects will boost tax revenue far higher than what Vancouver has invested

Wednesday, December 20, 2006
ALLAN BRETTMAN
The Oregonian

VANCOUVER -- Two downtown mixed-use developments, each valued at $20 million or more, will be announced in early 2007.

Beyond that, Steve Burdick, manager of economic development services, had little detail to reveal Monday night to the City Council.

But for Burdick and other supporters, the anticipated development is an example of why government involvement is good for the health of the downtown economy. He told the council the developments likely would not have occurred without other government-supported projects leading the way since the mid-1990s.

A study he presented to the council says the city and state should expect to reap far more in tax revenue by 2025 than they have invested in downtown development since 1996.

The study's conclusions are expected to be presented to state legislators who will consider laws in their 2007 session that might allow further investment in revitalization projects throughout the state.

The report is timely for another reason.

The council is preparing to consider adopting a new Vancouver City Center Vision & Subarea Plan. The return-on-investment study is likely to be among the selling points Burdick and others will use to promote the new plan. Council action is expected in February.

The previous downtown blueprint -- the Esther Short Subarea and Redevelopment Plan -- guided the development of Esther Short Park, Heritage Place Condominiums, Vancouvercenter, Esther Short Commons, the West Coast Bank Building and the Hilton Vancouver Washington and Convention Center.

The Esther Short Plan included a 30-square-block downtown area. The new development area would include about 130 blocks.

These are downtown properties within that area that, in the past five years, city officials have mentioned as possible development sites:

400 E. Mill Plain Blvd.: A shuttered Denny's restaurant sits on the triangle-shaped property and once was the future home of a Burgerville drive-through restaurant. Those plans fell through.

But the Al Angelo Co., which developed Heritage Place condominiums, is exploring a development on the site.

The Angelo plan has prompted Washington Department of Transportation officials to request a new review for a proposed clock tower near the apex of the triangle property, said Jan Bader of the city manager's office.

307 E. Mill Plain Blvd.: The new Burgerville, had it been built, would have replaced the Burgerville across the street, at 307 E. Mill Plain Blvd., which is the oldest continuously operating restaurant of the Vancouver-based chain.

Instead, Burgerville president Tom Mears is working with developer Elie Kassab to build a mixed-use structure with retail, offices and residential units. The development would be built on the existing Burgerville site and adjoining property, Mears said.

500 block of Main Street: The former site of the old Monterey Hotel and the Frontier Building is a grassy lot next to the West Coast Bank Building, which serves as the headquarters for developer Killian Pacific.

Killian Pacific has drawings that call for an office and retail building on the vacant lot, owned by the developer and the city.

But nothing is expected to happen there soon, George Killian said. The developer is busy with other projects.

Allan Brettman: 360-896-5746 or 503-294-5900; allanbrettman@news.oregonian.com

[CouvScott]

Exciting news! These two blocks were both off of my radar.

[360Rich]

Same here.

If 307 E. Mill Plain Blvd gets redeveloped into a mixed use site, I sure hope they find a spot for a Burgerville!

[360Rich]

I hadn't heard anything about the new Burgerville on the old Denny's site (400 E. Mill Plain Blvd) falling through.

I'm glad it did. That triangular block is the entrance for many into downtown. It needs to be something interesting and noteworthy. I'm not sure a clock tower qualifies as either, but it's a step in the right direction.

Below is a link to both sites on a Live Local map.

http://local.live.com/default.aspx?v...ed%20States___

[CouvScott]

Originally Posted by 360Rich

I hadn't heard anything about the new Burgerville on the old Denny's site (400 E. Mill Plain Blvd) falling through.

The mayor asked Burgerville to not pursue that location. They said, and I agree with them, that this was a gateway to downtown Vancouver and wanted a signature project there.

As for BV, I definitely think they need to keep the 2nd original (the first looking the same but located in the heights) restaurant there as a tribute to history.

[mcbaby]

it's about time. there is some prime real estate in downtown vancouver that has been neglected for so long and so many half assed projects sprinkled around that part of town.

[PuyoPiyo]

Wow, Vancouver WA is really gaining ^-^

But it have been ALWAYS and BIG shame when Dennys resturant in downtown Vancouver closed down.

[der Reisender]

found on Oregonlive, wasn't sure where else to drop this:

Downtown Vancouver street redesign on hold
VANCOUVER -- Attorney Scott Horenstein envisioned a bold project on Main Street, with a mixed-use structure on a half block at least three levels high, with retail, offices, parking and residential units.

But to the disappointment of Horenstein others, the city has shelved plans for a dramatic street makeover, which had been scheduled to commence next year.

Now, the earliest that improvements could take place is 2008, but no funding has been committed. Other city transportation priorities, downtown and elsewhere, take precedence over tired-looking Main.

The Main Street Improvement Project calls for a redesign from Fifth to 15th streets, with new accent pavers, sidewalks, parking , public art, overhead lighting, trees and other landscaping, and street furniture, such as benches.

A proposed business and occupation tax on businesses would have paid for Main Street and several other transportation improvement projects around the city.

But the City Council backed away from the B&O tax, adopting a per-employee fee on businesses which will generate far less money. Main Street dropped off the transportation priority list.

-- Allan Brettman

[mcbaby]

maybe they can use the eventual transportation funds to revamp main street when they finally get light rail up there. i know the tentative plan runs light rail right up main.

[360Rich]

Plans shift for ex-Denny's site

Wednesday, January 31, 2007
JULIA ANDERSON Columbian business editor

Market reaction already is modifying an ambitious redevelopment plan for the former Denny's restaurant site in downtown Vancouver.

Initially, a nine-story building with condos and possibly a restaurant was envisioned for the site by the Al Angelo Co.

The Vancouver commercial and residential real estate company expects this week to sign a long-term ground lease for the property at 400 E. Mill Plain Blvd., considered the gateway to downtown Vancouver. It's been more than two years since a Denny's restaurant closed there.

But neither condos nor a top-floor restaurant got much traction over the past several months, said Al "Corky" Angelo Jr.

Angelo said his family-owned company, already a major downtown property owner, is now considering construction of a 100,000-square-foot office building with a bit of ground-floor retail.

"We're actually in the process of redesigning the whole thing," Angelo said. "Right now we're talking about five or six floors of office with two floors of covered parking and some retail."

Angelo said the site's islandlike location -- bordered by Interstate 5, Mill Plain and 15th Street -- made the building's residential component unattractive. In addition, no name-brand restaurants showed interest in the project.

"It doesn't look like housing or a restaurant of any size is part of the equation," Angelo said this week.

City planners seem comfortable with the changes.

"The building needs to make an urban architectural statement," said Steve Burdick, Vancouver's community development manager, of what the city would like on the site. "That's the key. The site is never going to have a lot of pedestrian traffic. Office probably is the logical thing. ? 100,000 square feet is a lot of office space."

By comparison, Columbian Publisher Scott Campbell is constructing a 112,000-square-foot, six-story building southwest of Esther Short Park. Price tag? About $30 million.

Separately, the city is planning construction of a signature clock tower on a portion of the site similar to one in Esther Short Park across from the Hilton Vancouver Washington.

Angelo said his company, which is based nearby at 404 E. 15th St., would likely relocate to the new building.

The Angelos began working on the project in November.

"We tested the market with a couple of ideas, and based on the response, we've made some adjustments," he said.

The company is scheduled for a preliminary conference with city planners early next month.

http://www.columbian.com/business/bu...7news99143.cfm

[CouvScott]

Plans shift for ex-Denny's site

Wednesday, January 31, 2007
JULIA ANDERSON Columbian business editor

Market reaction already is modifying an ambitious redevelopment plan for the former Denny's restaurant site in downtown Vancouver.

Initially, a nine-story building with condos and possibly a restaurant was envisioned for the site by the Al Angelo Co.

The Vancouver commercial and residential real estate company expects this week to sign a long-term ground lease for the property at 400 E. Mill Plain Blvd., considered the gateway to downtown Vancouver. It's been more than two years since a Denny's restaurant closed there.

But neither condos nor a top-floor restaurant got much traction over the past several months, said Al "Corky" Angelo Jr.

Angelo said his family-owned company, already a major downtown property owner, is now considering construction of a 100,000-square-foot office building with a bit of ground-floor retail.

"We're actually in the process of redesigning the whole thing," Angelo said. "Right now we're talking about five or six floors of office with two floors of covered parking and some retail."

Angelo said the site's islandlike location -- bordered by Interstate 5, Mill Plain and 15th Street -- made the building's residential component unattractive. In addition, no name-brand restaurants showed interest in the project.

"It doesn't look like housing or a restaurant of any size is part of the equation," Angelo said this week.

City planners seem comfortable with the changes.

"The building needs to make an urban architectural statement," said Steve Burdick, Vancouver's community development manager, of what the city would like on the site. "That's the key. The site is never going to have a lot of pedestrian traffic. Office probably is the logical thing. ? 100,000 square feet is a lot of office space."

By comparison, Columbian Publisher Scott Campbell is constructing a 112,000-square-foot, six-story building southwest of Esther Short Park. Price tag? About $30 million.

Separately, the city is planning construction of a signature clock tower on a portion of the site similar to one in Esther Short Park across from the Hilton Vancouver Washington.

Angelo said his company, which is based nearby at 404 E. 15th St., would likely relocate to the new building.

The Angelos began working on the project in November.

"We tested the market with a couple of ideas, and based on the response, we've made some adjustments," he said.

The company is scheduled for a preliminary conference with city planners early next month.

[mcbaby]

hmmm..

[PDXPaul]

Man I remember that Denny's...

[PDXPaul]

We need light rail.

[CouvScott]

Pre-application conferences have been scheduled for Thursday, February 8, 2007, in the Citizens Service Center Fourth Floor Conference Room, 1313 Main Street. The following projects will be discussed:

9 a.m. PRJ2007-00063/PAC2007-00004 D Street Tower
Description: Nine-story mixed-use building.
Location: 400 E Mill Plain Blvd
Assessed Parcel Size: 29,375 square feet
Zoning Designation: CX
Neighborhood Association: Esther Short

[CouvScott]

Vancouver has special interest in annexation bill

Friday, February 09, 2007
By KATHIE DURBIN Columbian staff writer

OLYMPIA -- The fight over who controls annexation decisions in Clark County has made its way to the 2007 Washington Legislature.

Rep. Jim Moeller, D-Vancouver, introduced a bill that would give boundary review boards the authority to expand annexations. The bill would reverse a 2006 Washington Supreme Court ruling that such boards could only reduce annexation proposals.

"That makes no sense," said Moeller, a former Vancouver city councilman.

House Bill 1162 gives boundary review boards the authority to add or delete territory and to adjust the boundary of a proposed annexation to include "all or any land located within an unincorporated urban growth area."

The purpose of his bill, Moeller said, is to allow cities to annex adjacent urbanized areas.

"The whole idea behind the Growth Management Act is that things that look like cities and act like cities should be cities," he said.

Clark County commissioners dismantled the county's boundary review board last year after Vancouver talked about asking the board to expand a proposed 823-acre annexation to encompass an urbanized area 20 times as large.

Moeller says HB 1162 is a precursor to a bill he plans to introduce in a future session that would require annexation in the state's most populous counties to be governed by boundary review boards.

"I want eventually for our county to have a boundary review board again," he said.

Opposition to the bill comes mainly from people who refuse to sign annexation petitions and then learn that cities have annexed their land anyway, Moeller contends.

"They don't understand the idea of a republic," he said. In a republic, "You get your say, but you don't always get your way."

Suzan Wallace, Vancouver's annexation coordinator, told the House Local Government Committee this week that the bill is important to the city's ability to plan for future growth.

"As Vancouver is the fourth-largest city and one of the fastest-growing in the state, we see this bill as a tool to implement our annexation plan, and we do have an active annexation plan," Wallace said in an interview. Being able to plan for delivery of urban services also is critical to the city's business recruitment efforts, she said.

"The role of the boundary review boards is to assure that services are delivered in the most effective and efficient way," she said.

The bill also has drawn support from King County, the cities of Renton and Longview, and the Washington State Association of Boundary Review Boards.

But local taxing districts have concerns.

Harold Schlomann, executive director of the Washington Association of Sewer and Water Districts, said his organization opposes the bill because it would give boundary review boards unlimited authority to expand city boundaries -- and force residents of special taxing districts into cities -- without a vote of the people.

"I believe all annexations should be approved by voters," Schlomann said.

Clark County did not testify at the hearing. Moeller said Mike Burgess, the county's new lobbyist, told him: "We don't have a boundary review board, so we don't have an issue here."


Update

* Previously: The Washington Supreme Court ruled in 2006 that boundary review boards could only reduce, not enlarge, annexation proposals.

* What's new: Rep. Jim Moeller, D-Vancouver, has introduced a bill that would give those boards the authority to expand annexation areas.

* What's next: Moeller hopes to introduce legislation in a future session requiring that boundary review boards govern annexations in the state's most populous counties.

[PuyoPiyo]

Keep it up.