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Submitted by Robert Whitlock on Wed, 06/25/2008 - 12:59am.
City Planning Commission Hearing on Urban Waterfront Rezone Proposal

Here's a link to a set of photos from last night's hearing: Olympia Washington City Planning Commission Hearing on Proposed Urban Waterfront Rezone

Were you at last night's Planning Commission Hearing? Do you have a report back to share?

I would like to hear peoples' observations. Like for example, nearly 240 people signed up to deliver oral testimony. Only about 80 of those (an amazing feat in itself) were able to comment during the roughly 3 allotted hours.

Were all the views heard? Was everyone honest? Anything you thought was over-represented? Under-represented? Did you change your mind? Do you have increased doubts? Have you dug in your heels? Tell all!

You're welcome to make more formal remarks about the hearing and post them separately if you want, but please feel free to comment on, and discuss, last night's meeting "here."

- bert

»

I see Thad!

Bottom left, the back of his head!
»

Speaking of Thad...

I think his speech was grossly misinformed, or, at least, lacked a demonstrable attempt on his part to look beyond the status quo and the situation that OLY finds itself in today.

His keynote sentence was: "Research shows that millionaires don't ride the bus", implying that while the rich may live in the condos, they will not stop driving ther cars.

Obviously, Mr. Curtz has never been to New York, Chicago, Boston or any of the cities in Europe, Asia, Australia & South America. When cities are built with density that allow rich and poor to live together in small geographical areas, public transportation not only works very efficiently, but is used by all members of the class array. Research may show that "rich people" who are relegated to living in the sprawling mess of 20th century suburban America may not take the bus, but that is exactly the problem that this height amendment proposal is trying to address!

His speech was a fine example of the inability of many members of our community to accept that change is necessary to accommodate our community's needs: our needs for a economically vibrant downtown, for a lower carbon footprint, for a better civic context where people from all different socio-economic backgrounds can find common ground, and for a built environment in our downtown core that, as James Howard Kunstler would say, is worth caring about.

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Nope

"...inability of many members of our community to accept that change is necessary to accommodate our community's needs..." Many members of this would community welcome high density residential developement downtown. They just aren't on this particular railroad. You mischaracterize.
»

Speaking of me

Burr's completely right that in really dense metropolitan situations people of all economic classes use transit. The more a city's like Manhattan or Singapore, where traffic is hellish, parking is unbelievably difficult and expensive, and there's fast subway service to cover the distances involved, the more everybody uses transit. But not in American towns - and not even in most big, dense, American cities. Especially not the bus.

If you'd like to see some of the detailed analysis behind what I said in my three minutes you could look at this handout from the meeting. It tries to look very concretely at the actual details of this particular project, rather than just relying on vague generalizations about smart growth's benefits. (The generalizations are true about lots of projects, and would be true about lots of projects I'd like to see downtown, but I don't think they apply very well to the projects that would be built if we granted this rezone.) Among other things, it tries to work out exactly what the effects of this particular project might be on some of the general things Burr lists, like our carbon footprint (at least the driving and transit use parts of that) and downtown businesses.

Olympia 2012 said they've done some actual analysis of the prospective gains to the tax base on their website too, if you're interested. I haven't looked at their numbers yet, but I think trying to understand the details of this project clearly is really important if you want to be able to decide whether or not it's actually a good idea to do this. As Blake says, "All truth and all beauty reside nowhere but in minute particulars."

People on here are welcome to call me Thad, incidentally.

»

Thanks...

Thad - I appreciate you taking the time to post a response to my criticism of your testimony. I realize that my comments were blunt and direct, but I also understand that you are from the academic community, and so figured you can handle it!  In re-reading, I wish I had toned-down my rhetoric a bit - I guess I was just too fresh off the hearing!

I read FOTW's handout from the hearing - which you have linked to - and think that much of it is fair, but also that much of it is either (a) subject to opinion, or (b) ignores the real alternatives. 

Your numbers point to increased traffic congestion in downtown casued by the multi-use project.  Have you compared these numbers with peak traffic patterns under the scenario where this land would become an brand new waterfront office building - Triway's other alternative?  In general, offices cause much worse traffic congestion at peak commuting times than do residential developments.  I don't have numbers off hand to support this, but I know they exist. 

I also believe I remember you saying that the number of parking spaces planned by Triway indicated that they believe this is how many units they would need to provide in order to make their condos attractive to the market (I am paraphrasing big time, my apologies if I am off the mark).  But the last thing developers want to develop is parking spaces - human spaces sell for much, much more on a $/sqft basis.  The reality is that Triway is accommodating the parking requirements defined by the city's land use/building codes for these types of buildings.  So, these numbers do not reflect Triway's assumptions about the marketplace - they reflect our city's requirements.  Perhaps if we went auto-free in downtown, we could get the ciy to ammend some of is codes?

Finally, I agree that mass transit appeals more to all people in places like NYC and Singapore because the automobile system is so incorrigible.  But in realzing that population growth and increased demands on our transportation system is real, claiming that more park space will address our traffic problems seems to miss the point - all it will do is shift these problems to somewhere else - likely to places where mass transportation is more expensive to operate effeciently and less convenient for people to use.

»

My roommate saw Meryl Streep on the subway once...

...when we lived in New York. It's the fastest way to get around when traffic is jammed up, which is most of the time, in NYC. Then again, maybe she was researching a character or something.
»

Waste of time.

I attended last night's meeting, but left after an hour or so in disgust. This sort of "oral testimony" meeting only serves to exacerbate whatever disagreements exist between people, and brings to surface all sorts of irrelevant issues and prejudices. For example, much talk was focused on views from Heritage Park toward Budd Inlet. As if one possible outcome was that all constructions on the isthmus (including the Bayview, the yacht club, and the Oyster House, as well as the vacant one-and-two story office buildings, and the vacant many-storied former DOC headquarters) would be razed and the park expanded from the lake to the bay. The view is already obstructed! And all the proposals, including the status quo, as enforced by crippling development with onerous procedure, will result in the view continuing to be obstructed. At least until some wealthy benefactor buys up all the land, replaces it with grass, and donates it to the city.

The arguments on this topic really come down to taste: whether larger buildings are more or less aesthetically pleasing than smaller buildings (and whether Triway's specific design is more or less of an eyesore than other potential developments, or the buildings currently occupying the space). How are minds going to be changed by discussing taste with loaded words?
»

Yes and No

I agree with you that The View was paid an undeserving amount of attention. I for one, could not give a rats ass about a view. Seriously.

I disagree that the core of the disagreement about the rezone comes down to taste. I think it's about who the city is prioritizing in it's development plan. We have a demonstrated need and demand for affordable, market rate housing downtown. We have an UNdemonstrated demand for millionaire condos.

I didn't here a single voice speaking against more housing development downtown. Where the Oly2012 crowd gets anti-growth is beyond me. The core of the disagreement here is WHO are we going to build for? The people who live here or work here and want to move into downtown or rich people we're not entirely sure are coming anyway.

I think the discussion would be really different if there were millionaires climbing over one another tot live downtown. As it stands, there are tons of regular folks who want to live there (myself included, although I already live really close). I hope the planning commission and the council listen to the voices of the present community and not the hypothetical one. It's easy to be cynical. It hasn't seemed like they've had our welfare in mind on this issue.

»

Triway's investment.

Does anyone seriously think Triway would be willing to invest so much money to build luxury condos if it didn't believe there was a real demand? [And, to be clear, one needn't be a millionaire to want to purchase a million-dollar residence.] And what's the harm if it turns out their wrong? The condos would be sold for less than listing, and everyone, except Tri Vo, wins.
»

Building on the Isthmus

Many people, probably most, do not want buildings on the isthmus. That's the issue. It's not so much about development, as it is about development on the isthmus.

To many, the isthmus is a sacred area. The Deschutes River meets the Puget Sound there. It is geographically prominent. People don't want a hulking set of buildings. That's the main thing.

There are many secondary reasons for the resistance to high-rise buildings. But the most important one is that people just don't want to see high-rise buildings there.

»

Buildings on the isthmus.

But there already are buildings on the isthmus. The Thurston Housing Authority building. The Bayview. That vacant one-story building with the glued-on stones. That vacant (I think) brick and concrete building closer to the river. The newish tan building right toward the edge. The yacht club. The Oyster House. And, yes, the former DOC headquarters. Does anyone seriously believe all these buildings are going to be razed and replaced with an extended Heritage Park? The key to what you seem to be objecting to, by using the words "hulking" and "high-rise," is the aesthetic quality of the buildings. And that's a matter of taste. Which is one of the points I was making in the first place.
»

It seems Triway has made bad choices in the past.

So I really don't buy the argument that they wouldn't build without demand. If there was proven demand they'd be showing us the proof of it in their presentations to the public. I haven't seen or heard any data at all that suggests demand for this housing right now.

I disagree with Rob W. that this fight should be against high rise buildings, they are an inevitable product of growth. If these condos were priced to reflect the actual local housing market and not some Utopian dream of what the market should be, and if the city weren't getting fleeced out of so much tax revenue, I'd have no problem with them. What we're going to end up seeing is increases in other taxes that are going to affect lower income people much more than it will these condo dwellers in order to offset the cost the city is paying for these condos. This could manifest in higher utility bills or any number of ways in the coming years.

»

placement

I want to be clear that I am not "fighting against high rise buildings." I am fighting against the Urban Waterfront Rezone Proposal - as it would be a step toward allowing high rise buildings in the relevant area, the isthmus.

Personally I would oppose these buildings in the proposed location if the plan was to include having an equitable proportion of affordable units.

It's not about high rise buildings. It's about the location. I hope that's clear enough.

This raises an important question though. How far might this proposal have gotten if the units were going to be marketed toward the median income?

The proposed development reeks of elitist classism: i.e. "build where ever it's desirable - because it's affordable to."

Keep the isthmus affordable to all, rather than only those who might be able to afford it (in high-rise luxury condos.)

This is about location, location, location.

If there is truly a market for luxury condos in downtown Olympia, then I have no problem with such a development, with one major stipulation - that its development doesn't infringe on the proper function of the city, or the enjoyment of the city by everyone/anyone.




»

City dollars.

If the objection is that city dollars will be used (e.g. through tax abatements) to make this project happen, that makes sense to me. And I can see how it would be more objectionable for a luxury project, as opposed to a middle- or low-income project.
»

Not a waste of time.

Having sat through many a public hearing, I agree they can be boring and/or promote a sense of two unreconcilable sides with hardened position. There needs to be other forums designed to encourage more creative, agreement-seeking discussion. Such forums should happen long before we ever get to a public hearing.

That said, there is no such thing as "irrelevant issues and prejudices" in a public hearing.  The whole point is that citizens can bring forth any issue they choose, without government telling them what is or is not relevant.

Also, refering to other people's issues as irrelevant and prejudiced is a great way to even further exacerbate differences.

If you really listen -- I mean, really listen -- to public comments, especially the seemingly irrelevant and prejudicial ones, you can learn an awful lot about what people are truly concerned about (but perhaps cannot express well).  This, in turn, can help you design alternate proposals or efforts that will address concerns, and thus help turn something that is merely a conflict into a potential shared goal.

Idealistic, I know.  But important and valuable.  Unfortunately, I fear there are few people in this community, and perhaps none on the current city council, who are in a position and capable and willing to do this.  (Councilmembers: If you're reading this, prove me wrong.)

Matthew

 

»

forum call

So, any suggestions on how to call for a forum or a place that would host such a meeting?

>lots of folks are interested in what is happening but few are getting a chance to be heard<

...can Council call for such an informal forum?

What I think would illustrate the different aspects and elements of these proposals would be a GIS rendering so that folks could actually see what these designs would entail, and I'd expect that developers should foot the bill for any and all costs as they try to "sell" this community on their respective ideas-

-is this too much to ask?

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I know its not perfect

But, isn't that forum where we exchange ideas been what has been happening right here for the last few months?

I'm serious. I deliberatly held off making a decision on Larida Passage until a few days ago and based my decision almost entirely on what we talked about here. Just with the folks that came by Olyblog, I think we did a pretty good job having a public forum. 

»

agreed

Some of OlyBlog at its best.

"In principle, I am an anarchist. Kurt Vonnegut once said he was an agnostic who respects Jesus Christ. I am an anarchist who loves democracy." - Kenzaburo Oe

»

We rock

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I agree, but

Yes, I wholeheartedly agree that Olyblog is an excellent forum. So was the SPEECH event. But clearly either one (or even both together) is not enough.

I suppose that when I say "forum", I'm thinking of more than one event or one website -- more a whole set of things that will engage as much of the community as possible.

After the last debate over downtown heights (about six years ago now), Friends of the Waterfront proposed a waterfront visioning process. I give them credit for that. The city council didn't want to touch it because they were afraid of re-raising the issue and of losing control of the process to FotW.

Only one councilmember from then is still on the council now. When the councilmembers decided to spring this debate on the community again, they again chose the form of a proposed zoning change. Clearly, they didn't learn any lessons from last time (or they mistakenly thought Bob and Bonnie Jacobs had retired to Arizona).

(As an aside, the ill-fated proposed increase in housing density along Harrison Avenue last year suffered from the same problem: a proposal in the form of a zoning change dropped on the residents with no warning, instead of an engaging community discussion. This council seems to have surprisingly little political acumen.)

Matthew

 

»

About the Rich riding the bus

I lived in Evanston Illinois in the early eighties and commuted to the Loop (downtown Chicago)on the Evanston Express. Man was that a civilized way to get to work. The CTA had rehabed four vintage el cars, great old wooden things that creaked and rocked and screeched at they flew through neighborhoods 30 feet off the ground. The warm voices of our Poet Conductors of the Express came over the public address system to regale passengers with proper behavior on the train and witty, humorous weather reports, political commentary, summaries of the newspaper headlines, and once an announcement of the impending nuptials of two regular riders.

A cross section of humanity rode those trains but not a lot of really rich people. Middle class: Yes. Millionaires: Not so much. And this is back when being a Millionaire ment something.

I knew a few Evanston Millionaire families. Three to be exact. (My girlfriend at the time was pretty well connected). Nice people but they did not ride the Express to work nor did the family that took C. and me to a Chicago Opera's performance of Madam Butterfly. Their regular livery service drove us into the City. I'm speculating here but I imagine not much has changed, either in Chicago or the other cities Burr mentioned.

Through critique here on Olyblog and in other venues my position has evolved to insist any conversation about the rezone and the Triway proposal be based on what is on the table. What may be true for other city's that have been around for several hundred year may not, (dare I say ARE not) applicable to contemporary Olympia.

According to the Olympian the Larida Passage development includes "parking for 513 vehicles" or 3.68 cars per unit. Of course a good percentage, say half, would be used by patrons of the businesses Triway proposes for the ground floor. But by my math that leaves 1.8 cars per housing unit, a number just shy of the average suburban development.

My apartment the Historic Elks Building was designed by Joseph Wohleb, local Olympia architect and an Elk member, was built in 1919. (and was) renovated in 1988 and 1989 and now features 39 housing units as well as retail space. (Check out the link it's cool) The Elks building has no off street parking although residents, or any other apartment building downtown with a rental agreement, a car title and liability insurance can get a residential parking permit for free parking at any nine hour meter in the downtown core.

Following my logic Larida Passage actually represents a disincentive to public transportation regardless of income level. Thad's speculations may be biased but I believe my numbers do speak a truth about Larida Passage and public transportation.

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Perhaps I missed it...

But who the heck is Larida and what is she passing?

No serious high density urban development would have such a silly name.  It's a name ment for a brochure to sell "Luxury urban living without the urban hassles."  This is not the kind of "building up" we need. 

If we really are interested in "...a lower carbon footprint, for a better civic context where people from all different socio-economic backgrounds can find common ground..." we already have room for that kind of development in downtown Olympia and no one needs to change the zoning to do it.

 

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Bravo Gug

Where did the Larida Passage name come from? Does it have any local, historical connection or is it another vapid name like Kennsington Fields et. al. Steveni, can you help me on this one?
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Gulls

Larida is the scientific family name for sea gulls. So, litterally, Seagull Pass.
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Oh that's rich!

Larida passage: Fly over screeching while showering Olympia with dying bivalves and passing you know what.

Then there is this jewel from their web page: "City Life. It's there for the taking."

Someone working for Triway has a Machiavellian sense of humor. Or are modeling their Freudian pink slip for us.
»

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