There will be an open house and a chance to provide input on a proposed 212 multi-family housing complex/development proposed for the Dahlgren Property, located along SE North Bend Way near SE 436th Ave.
The developer, Cedar River Partners, is inviting North Bend community member to its ‘Neighborhood Open House’ where they will have technical experts and professionals, along with representatives of Cedar River Partners and the Dahlgren Family, on hand to listen to input and share information about their development proposal.
The Open House happens on Monday, May 22nd from 6PM – 8PM at the North Bend Senior Center, 411 Main Ave S.
Recently a group of citizens opposed to the development launched a GofundMe page to raise money to hire a land use attorney to review relevant zoning and other history of the land. According to the GoFundMe, “Though we fully understand and respect landowner rights in this situation, many of us would like time to determine if we can come up with a land use option that would meet the land owner’s needs; fit within the city’s vision and better meet the needs of current North Bend residents.”
City offers Detailed Info on Property & Zoning
The City of North Bend also recently published a history of the Dahlgren property site and zoning changes to help residents understand how it became possible for the multi-family development to be located on the site:
History of the Dahlgren Property Site and Zoning Changes
This site has a long zoning history in North Bend. The Dahlgren family has owned the property since the 1950’s. The zoning on the property is Employment Park-1 (EP-1), which allows for more intense manufacturing and industrial uses, including, but not limited to facilities for: storage; manufacturing; fabrication; and preparing, packaging and shipping goods.
In 2010 the property owner and the City worked together to create the Tanner Landing Master Plan Overlay, which allows residential and created a 2.5 acre City-owned park on the Dahlgren property in an effort to be more compatible with the County’s Tanner Landing Park, the City’s vision and preserve the existing rural community and natural environment.
Over a six-month period the Planning Commission and City Council discussed the proposal and its advantages and disadvantages. During this process, multiple public hearings were held both with Planning Commission and City Council where public testimony was heard, as well as public noticing on site and at posting locations throughout the City, and in the newspaper.
The Council ultimately decided that allowing residential at this property, instead of heavier intensity uses, along with creation of a City-owned park was in the best interest of the City. Thus, creating the Tanner Landing Master Plan Overlay District (MPOD) that allows residential if the applicant provides certain concessions, including land for a park to be dedicated to the City.
Years down the road, when a developer began showing interest in this project, today’s council became aware of the interest in the property, and adopted an interim ordinance code provision to allow time to review the code and within a reasonable extent, make changes to bring the project more in line with the desires the citizens have expressed.
The changes to the code did a number of things including: reduced the allowed density by approximately 50% (the original overlay allowed approximately 400 units); required additional protections to preserve the view of Mt. Si, including 3 view corridors of a minimum width of 60’; required the maximum height of a building along North Bend Way to be 2 story; increased the setbacks along both North Bend Way and the Snoqualmie Valley Trail; required additional denser landscaping; increased setbacks between the buildings; and required specific building design guidelines including rough timbers, natural stone, handcrafted natural materials and other architectural features typically seen in mountain or alpine buildings.
The proposed project will be reviewed to ensure compliance with the additional requirements adopted by today’s City Council. The specific language can be found under North Bend Municipal Code 18.10.025(C.2)
Dahlgren Property Frequently asked Questions
When does the project vest?
This application was deemed complete on March 31, 2017 and is vested to the current land use regulations. The Notice was disseminated and posted April 12th, 2017.
When will construction begin?
Site construction, such as sewer, water and street improvement that would be required could potentially occur in 2018. Vertical construction would follow either in 2018 or 2019.
How many apartment units, how many townhouses?
The applicant is proposing 212 residences. Of these residences, the application indicates 132 residences in the configuration of a townhome, and 80 residences in staked flat residences.
Is there low income housing provided?
City code does not require low income (or ‘affordable’ housing). However, the nature of the typology of homes will likely provide a more affordable option for some, and a type of housing that North Bend does not have an abundance of.
Are the housing units going to be rentals?
The applicant has indicated that a number of market factors (interest rates, market demand, and population growth, and other economic indicators) will dictate whether the residences are offered for sale or for rent. In the event the market dictates that the residences are developed as ‘for rent’ the applicant has indicated its intent to hold the units as rentals as a long term asset.
How tall will the structures be?
The design materials submitted by the applicant indicate a mix of 2 and 3 story structures, however this will be reviewed during the design review phase. North Bend Municipal Code (NBMC) requires any building adjacent to North Bend Way to not exceed two stories in height. In addition, NBMC has a maximum height of 35 feet in this zone.
Will there be a buffer between the trail and this development?
Current code requires a 20’ setback from the King County owned Snoqualmie Valley Trail corridor to any structure. The applicant is currently proposing a 20’ – 30’ setback, which added to the approximately 40’ King County corridor before the trail creates an approximate 60’ – 70’ buffer between the physical Snoqualmie Valley Trail and any structures. There will also be natural native landscaping on the property between the structures and the trail.
Will there be direct access to the trail from this development?
Code requires three 60 -foot open space corridors through the property that will provide view corridors and allow for access to the trail. Discussions with the applicant on the nature of this planned access will evolve throughout the review process, but yes there are proposed trail connections for citizens to access SVT.
Have there been thoughts on added security along the trail and at Tanner Landing Park?
City Staff, King County Parks and the applicant have begun discussions regarding the location, configuration and type of access desired to ensure it is cohesive with future King County Tanner Landing Park Improvements as well as the approximate 4 acre park that the applicant will dedicate to the City in conjunction with this development. Security features, such as lighting and improvements, will be considered as a part of the review to determine what is appropriate based on location and type of improvements planned by King County.
What road upgrades will be paid by the developer?
The current transportation impact fee is $6,694.03 per apartment residence and $5,514.35 per condominium residence. Based on the 212 units, the total transportation impact fees collected would be $1,419,134.36 if all of the residences were apartments. Note that applicants do not vest to the impact fee so the amount collected will be determined at the time the building permits are issued.
In addition to the transportation impact fees, the applicant has submitted a transportation impact analysis (TIA) that is reviewed by City staff and the City’s outside consultant to determine if additional transportation improvements will be required. The off-site impacts the proposed development are anticipated to have will be reviewed during the review process. If the anticipated added trips drop any intersection below what the City considers an acceptable ‘level of service’, then the developer will be required to improve the intersections. At this point, prior to the review being completed, the exact improvements are unknown.
The applicant will also be required to provide frontage improvements where their property is adjacent to public right of ways, in this case, North Bend Way.
Is the developer charged to offset the costs to the school district, police and fire department?
Yes, the City has adopted Impact Fees that all development, whether commercial or residential, is required to pay at the time of building permits. Today the impact fees are as follows:
- Park Impact Fees – $3,970 /Dwelling Unit (DU) (@212 units = $841,640)
- School Impact Fees (determined by the School District) – $1,290.75/DU (@212 unit =$273,639)
- Transportation Impact Fees: $6,694.03/DU (@212 units = $1,419,134.36)
- Fire Impact Fees: $853.42/DU (@212 units = $180,925.04)