1. R IDGEFIELD P IONEER & 45 TH S UB -A REA P LAN E. D. Hovee & Company, LLC BergerABAM Stakeholder Meeting #1 June 1, 2015

2. Discussion Agenda 1.Introduction (Jeff Niten) City staff, consultants, stakeholders 2.Plan Purpose & Process (Steve Stuart, Jeff Niten, Eric Hovee) Purpose, process/schedule, stakeholder goals 3.Sub-Area Definition & Initial Perceptions (Eric Hovee) Ownership, stakeholder interviews, market opportunities) 4.Sub-Area Conditions (Helen Devery, Nicole McDermott) Existing conditions mapping 5.Plan Framing (Stakeholders) Questions & feedback 6.Summary (Jeff Niten, Eric Hovee) Wrap up, next steps, meeting schedule - 2 -

3. Sub-Area Definition & Zoning 732.9 total acres 313.5 acres zoned single family 174.3 multi-family 158.4 office 60.3 retail 26.3 parks/open space - 3 -

4. Sub-Area Ownerships 99 tax parcels 10 owners of 20+ acres represent 80% of land area Major holdings south of Pioneer Current assessed value of $30 million (70% land/30% improvements) - 4 -

5. Sub-Area Planning Linkages All plans coordinated via Comp Plan update Ready by year-end for 2016 adoption - 5 -

6. Stakeholder Interviews Key Observations: Bullish but cautious Transport/utilities north of Pioneer, need work south Flexible zoning & mixed use interest Time for a fresh vision Cooperative approach plus realistic expectations - 6 - Purposes: Owner interests & opportunities Representing majority of land area (all 4 quadrants) Multi-topic focus (future development, site attributes, infrastructure, land use, environmental, linkage opportunities)

7. Market Opportunities - 7 - UseFeaturesQuestions Single Family Residential Entry-level to trade-up Diversity? Common amenity? Multi-Family Residential Apartments, townhomes Market depth? Timing? Campus Office Reinforce Junction, long-lead option Kruse Way vision? Catalyst anchors? Community Retail Grocery anchored, full service Rooftops? DT complement? Horizontal Mixed Use Integrate live, work, environment Zoning flex? Incentives?

8. Existing Conditions: Land Use and Zoning Parks, Trails, and Open Spaces Critical Areas Utility Infrastructure and Capacity Transportation Network and Capacity Sub-Area Plan - 8 -

9. Land Use and Zoning: Zoning includes a mix of commercial, office, and single- and multi-family residential. Uses anticipated for the sub-area are generally allowed by current zoning. No provision in CCB or OFF zone for horizontal mixed- use with residential. Key Considerations - 9 -

10. Parks, Trails, and Open Spaces: Further identification of proposed park and trail facilities is needed. Develop a useable open space network to support quality of life. Consider relocation of CP-5 and trail connections. Key Considerations - 10 -

11. Critical Areas: Wetlands, habitat conservation areas, and steep slopes comprise approx. 298 acres within the study area. Critical areas will impact future development and must be considered in the development of sub- area plan concept plans. Key Considerations - 11 -

12. Key Considerations - 12 - Water Utility Infrastructure and Capacity Regional water and sewer infrastructure investments are planned along southern corridor of 45 th Avenue. Systems currently planned provide sufficient water and sewer capacity for the majority of the sub-area.

13. Utility Infrastructure and Capacity Key Considerations - 13 - Sewer Due to topographic constraints, parcels to the southwest of the Pioneer and 45 th intersection may require off-site sewer extension to the west for service.

14. Transportation: Collector connections are needed south of Pioneer and west of 45 th. Collector connection needed north of Pioneer between 45 th and Reiman. Planned 279 th collector should extend west of 35 th Place to keep local trips off of Pioneer. Key Considerations - 14 -

15. Sub-Area Build- Out Capacity - 15 - Per County VBLM (adjusted) 733 acres total < 40 developed 298 critical lands 112 infrastructure ~310 net buildable 1,700 housing units + 2,500 jobs @ build-out

16. Sub-Area Plan Framing - 16 - Questions for Discussion: 1.Vision for the sub-area (short / long term) ? 2.Questions for Comp Plan update to address? 3.Priorities for critical lands & infrastructure? 4.Development concepts to be explored? 5.Roles for stakeholder, city & other partners?

17. Question #1: - 17 - What is your vision for the sub-area (over the next 5 years and to build-out)?

18. Question #2: - 18 - What are the key questions that Comp Plan and zoning updates should address?

19. Question #3: - 19 - What are the priorities for critical lands & transportation/utility/parks infrastructure?

20. Question #4: - 20 - What development concepts should be explored (as with flexible zoning and horizontal mixed use)?

21. Question #5: - 21 - What roles should stakeholders, the City and other partners play in plan review and implementation?

22. Summary Wrap-up (Stakeholder questions & comments) Next Steps (Meeting #2 – Concepts & action plan brainstorming) (Meeting #3 – Feasibility, preferred concept, policy) Meeting schedule - 22 -