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Combined Properties previews phased plan to redevelop Courthouse Plaza; staff flags sewer, signal and phasing issues
Summary
Combined Properties presented a phased redevelopment concept for Courthouse Plaza including a 6‑story mixed‑use Phase 1 (≈315 units, 12,500 sq ft retail) and a larger Phase 2 with additional housing and retail. Staff and commissioners discussed prior Council denial, sewer capacity, traffic signal relocation and Safeway lease timing (2033).
At a Feb. 9 Planning Commission work session, staff briefed commissioners on a phased pre‑application from Combined Properties to redevelop the Courthouse Plaza shopping center (10300 Willard Way / 3922 Blenheim Blvd) in Old Town.
Background: A prior proposal for this site was denied by City Council in October for failing to meet small area plan expectations on street network, pedestrian connectivity and phasing. The new concept adds Parcel B to create a phaseable development with the following phase‑level elements described in staff slides and by the applicant:
• Phase 1: a six‑story mixed‑use building with approximately 315 upper‑story residential units, 12,500 sq ft of ground‑floor retail, approximately 743 structured parking spaces, façade improvements to existing retail and new pedestrian/vehicular connections. The phase 1 plan would yield roughly 79,000 sq ft of retail at the end of phase 1 (a net loss from existing retail footprints as presented).
• Phase 2: a second mixed‑use building adding roughly 315 upper‑story residential units and about 50,000 sq ft of ground‑floor retail at full build‑out, plus new street network connections and additional open space.
Staff recommended several required analyses for a formal application: a full tree inventory, a sanitary‑sewer capacity study, traffic/signal relocation feasibility (the applicant’s plan shows a proposed signal relocation at Blenheim and Willard Way) and confirmation of 26‑ft fire access on two sides of new buildings. Commissioners pressed the applicant on the grocery anchor and long‑term tenant strategy: Combined’s representative, Molly Novotny, said Safeway currently holds a lease that runs to about 2033; the team expects the grocery anchor to remain at the site but acknowledged lease timing will drive the phase‑2 timing and market discussions.
Affordable housing: Novotny confirmed the project will meet the city’s required 6% affordable‑unit ordinance in both phases. Parking is proposed as structured (wrapped) parking and the applicant said the phase 2 design would return with more architectural and engineering detail.
Commissioners raised several recurring issues: sequencing and the risk of orphaned parcels if adjacent owners do not consolidate; the fiscal and practical feasibility of underground parking (applicant says structured parking, not underground, will be used); alignment of the proposal with the small area plan street network and open‑space expectations; and how to ensure adequate public‑benefit commitments if phase 2 is delayed. Staff said the rezoning to a plan development district will allow phased commitments to be written into the plan so the city can hold applicants to those commitments.
Next steps: city council briefing on Feb. 24; formal application submittal expected after the briefing, followed by work sessions and public hearings before the Planning Commission, City Council and the Board of Architectural Review.
