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Friday, January 7, 2011

Larida's Passage

Publishers Note:  I've deleted the attempted art from this blog, rather than have blank spaces on the page.  This action has nothing to do with the content or context of the blog, but a desire for aesthetic value.



LARIDA’S PASSAGE
Foreword.
I have chosen the Larida Passage project as my first essay here in an attempt to promote a full and rational discussion of a controversial local issue. I have made no secret of my support for this project. By way of full disclosure, I would note that I am a former employee of Triway Enterprises (although Larida Passage was not my project). However, I would also note that my support for this project stems not from my employment at Triway but from 30+ years of experience as a planner, and from my lifelong advocacy for quality downtowns.
Triway President Tri Vo has consistently stated that his primary goal in proposing the mixed-use Larida Passage development is to create a “signature project” as a catalyst for development in downtown Olympia. This statement is fully consistent with his publicly-stated desire to create “signature projects” for each of Thurston County’s three major cities. Absent the current economic climate, it is likely that each of the three projects that have been proposed would be in advanced stages of development.
Intro.
Larida Passage is proposed to be developed as a 5 – 7 story, mixed-use building on the “isthmus” located in downtown Olympia. The proposal calls for retail uses on the first floor, offices on the second floor, and residential condominiums on upper floors. The top floor features a publicly accessed viewing platform, with the possibility of a restaurant. The interior of the building is a parking structure designed to exceed the site’s minimum parking requirements.
Brief Regulatory Summary.
At the time of application, the height limit allowed by the City of Olympia was 35 feet, although the city had previously granted approval for a 3-story, 42-foot-high office building for the site. The approval for that office building remains valid.
In 2008, property owner and developer Tri Vo of Triway Enterprises requested a zoning variance to permit the construction of the mixed-use development described above. The variance is necessary because the zoning of the property limited building heights in this portion of downtown. When the Olympia Comprehensive Plan was drafted in the early ‘90s, the ‘isthmus’ area was the only part of downtown Olympia where heights were this strictly limited. One of the arguments for the variance request was to make the height limits and permitted uses in this area consistent with the remainder of downtown. Following extensive and well-attended public hearings before the Planning Commission and the City Council, the Council granted approval of the variance, subject to conditions.
Following the last City Council election, the Council voted to restrict height limits within the area to 35 feet. However, despite these recent height restrictions, the project appears to be vested under the approved variance.
The property also requires site plan and design review approval from the City of Olympia, and shoreline development from the State of Washington Department of Ecology.
Arguments Against the Development.
Opponents to the project have argued that:
  1. A 5 – 7 story building will significantly limit views. Opponents cite a 1911 Capital Campus study that purports to limit development between the Capital campus and the water, in order to preserve views of Puget Sound and the Olympic Mountains from the Capital.
  2. The variance constitutes an illegal “spot zoning” that would grant preferential treatment to the developer.
  3. The “market-rate” housing proposed for the site would not be affordable.
  4. The project will create too much traffic.
  5. The plan doesn’t provide enough parking.
  6. Six former governors oppose the idea.
  7. The site is better suited to become a public park.
  8. Tri Vo can’t be trusted.
As to the “views:” I’ve actually read the 1911 Wilder and White Capital Campus Study. It does, indeed, call for the preservation of a very specific view corridor. That corridor runs directly north from the Capitol Building, across the fountain and the building that houses Traditions Café. The line of the view corridor is east of, and does not include the Larida Passage property. The project application included an exhaustive view survey. That survey took more than 2,000 pictures from every possible angle. All of those unedited photos were made available to the City Council. Among the conclusions of the study:
  • A total of less than four percent of views of Puget Sound from the Capital Campus would be impacted.
  • No mountain views from the Capital Campus would be impacted.
  • No water views from any residential property would be impacted.
This last finding is important because a specific part of the state’s Shoreline Management Act requires “minimal” impacts on views from residential properties. In previous cases (and one specific 2008 case from Bellingham), the Shoreline Management Hearings Board determined that a 10% reduction in views from a residential property met the requirement as a “minimal impact.
As a planner, I have dealt with the issue of “spot zoning” in many venues across the country. Spot zoning occurs when a single piece of property benefits from the granting of a zoning designation significantly different than the designation of surrounding properties. In the Larida Passage application, four properties were included. And the application requested that these four properties be granted the same zoning status already enjoyed by other downtown properties. The application meets no definition of spot zoning that I have ever encountered.
Much has been made about the proposal for “million dollar condos” and market rate housing, when opponents clearly indicated that they would prefer affordable housing to be a component of the project. According to publicly-available information, downtown Olympia is made up of two census tracts. Within those two tracts, fully 95% of the housing stock is either subsidized or below-market-rate (source: U.S. Dept. of Commerce, bureau of the Census). So, the question that needs to be asked is, how much “affordable housing” is enough? To some project opponents, it appears that “enough” is something more than 95%.
It is true that any development on this site will create traffic. And given the site’s location at the west entrance to downtown, this is a sensitive issue. The observation I would make is this: Triway submitted a traffic study that, with mitigation, met with the city’s approval. In addition, the traffic study clearly indicated that the Larida Passage project would result in less traffic than would be generated by the three-story office building that was already approved for the site.
With regard to parking, the project’s opponents steadfastly refused to acknowledge that which the city staff noted: the project provides significantly more off-street parking than what is required by ordinance. In other words, people wishing to visit Percival Landing or Capitol Lake would be able to take advantage of the additional parking to be provided on this site.
And the opposition of the six former governors begs the question: why didn’t any of them take action to protect this property while they were in office?
The public park argument is interesting in that it has captured the imagination of many. It hasn’t garnered any money, mind you, but many imaginations. One of the things that makes the argument interesting is that the subject property has been on the market twice in the past dozen years or so. And each time it’s been on the market, its availability has been brought to the attention of city and state officials. And each time, both the city and the state have passed on the opportunity. In short, the property had no value to the public, until it had value for development. Funny how that works.
To those who say they can’t trust Tri Vo I can only say, that has not been my experience. I have found Tri to be an honorable man. Is he a tough negotiator? Absolutely! But in the time I have known him, he has stood by his word.
More About the Opposition.
One of the driving forces behind the opposition to Larida Passage is former Olympia Mayor Bob Jacobs. Jacobs has a long history of opposing any development downtown, with the exception of subsidized housing. He was especially energetic in his opposition to the Farmer’s Market. The ‘flying pig’ weathervane on the roof of the Market is a testament to his infamous quote, “We’ll build that Farmer’s Market when pigs fly!
The Chicken or the Egg?
Like many business leaders in the community, Tri Vo has contributed to many causes. His contributions have included donations to the campaigns of many local political leaders in city and state government. Some have argued that campaign contributions to members of the City Council “bought” their support for Larida Passage. In light of the way that political campaigns are funded in this country, I find these arguments troubling. They suggest that members of the City Council are incapable of independent thought or action when dealing with a development proposal submitted by a campaign contributor. I believe that if we were to demand recusal of any member of a governing body on the basis of prior campaign support, virtually no action would ever be taken. The issue begs the “chicken or egg” question: do individuals contribute to candidates whose positions they agree with, or do candidates agree with the positions of the individuals from whom they receive contributions?
Author’s Note: I have not personally made a contribution to the campaign of any current or former member of the Olympia City Council. However, in the interest of full disclosure, I will note that I have made past contributions to Capital Playhouse. The most recent contribution was in 2008, within a few days of the vandalism that occurred there as a result of Jeff Kingsbury’s support of the Larida Passage project.
In Closing …
Preparing this material has been an interesting process for me. I love downtown Olympia. I am excited by the renovations being done to Percival Landing. I’m looking forward to the Farmer’s Market reopening in the Spring. There are some great shops and restaurants downtown. BUT there’s one critical element missing: residents with disposable income. Sure, it’s good that so many state office workers and others are there during the day. And it’s great when the Washington Center, Harlequin, or Capital Playhouse bring people out at night. But we need people living there to make downtown Olympia an “eighteen-hour city.” We need the kind of night life that only happens when people live downtown, and the folks living in the subsidized housing just aren’t doing it for us. I believe that Larida Passage can be the catalyst to start that process.
I have not been associated with Triway Enterprises for more than two years. During that time, the economy that caused my departure from Triway has gotten significantly worse. Most of the trusts created for Triway development projects have been foreclosed upon, and Triway has filed for bankruptcy protection. However, this same fate has befallen many, many other builders and developers in Washington and across the country.
It may seem naïve, but I remain hopeful that Larida Passage will someday be built. I’ve worked in the field of planning and development long enough to know that these economic conditions happen in cycles, and that things will eventually change. I am very much looking forward to that.

20 comments:

sidrat38 said...

great post, Spinn..

I don't think anyone really would argue the value of such a development being built. The 2 problems are the placement of it, and the track record of Tri Vo..

If he had purposed building on, say, Capitol way, or fourth Ave, I don't think there would have been such an uproar. But the views on the isthmus are pretty spectacular, and need to be perserved...

(If only we could get rid of that eyesore vacant building standing in the way...)

Also, with Tri Vo's recent record of foreclosures..can he REALLY live up to the promises he has made?

That remains to be seen..

Anyway, great post Spinn..Nice to have a reasonable discussion on our little (as some like to call it).."Hate blog"

Kardnos said...

Not sure why, Spin, but I didn't get the art on your post.

Kardnos said...

Excellent post, Spinnaker. I don't have a personal preference on the project, but I'm impressed that you've obviously done your homework in presenting your case.

Spinnaker said...

I appreciate the responses. Sidrat - the problem with location is finding a site large enough to accommodate the development. The project site is about 2.2 acres, and outside of port property, it simply isn't possible to assemble a parcel that big anywhere else downtown. And BTW -- Tri was committed to including a public viewing platform on the top floor.

Larry - I don't know why the art didn't show up. Any advice?

xyzzy said...

Well written and argued spinnaker, though we will have to agree to disagree. I remain highly skeptical of the process by which the rezone occurred. It appears to have been done specifically to yield TriWay a windfall, and the biggest cheerleaders were Mah and Kingsbury, both recipients of large donations from TriWay and its employees. I am afraid I voted for both of these and several of the other pro-rezone council members prior to the most recent election.

Per your concern relative to council being unable of independent thought or action with regard to a large campaign contributor, your concern is well merited, the previous council proved that by voting in favor of the rezone despite overwhelming public opposition. Unfortunately this malady extends from small cities like Olympia, to the state, to the federal level. The golden rule runs amok - he who has the gold makes the rules.

Perhaps I am naive, but I hope Larida Passage is never built. My opposition has always and solely stemmed from what still appears to be to have been a favor to a large contributor. There was a discussion in council to put conditions on the rezone such that it would revert unless TriWay built the project as proposed, such that it could not merely be sold for a windfall profit due to the rezone. Mah lobbied against it, and was successful in getting the rezone without such conditions.

Something was very rotten in the city of Olympia.

sidrat38 said...

And don't get me wrong, Spinn, There's a part of me that's actually FOR the project..Just not at that particular location..and perhaps not with this particular developer

sidrat38 said...

Gee, isn't it nice to have a respectful, well thought out discussion?

Kardnos said...

Spin:

I'm leaving town tomorrow for the kick off of our Trio's World Tour....well at leasta tour of Silverdale.

I'll ask 98507 to give you a hand on the art.

Thanks to everyone for a great thread and comments.

sidrat38 said...

Say "Hi" to Silverdale for me, Larry..

(My old stomping grounds..I'm a Central Kitsap grad....)

a real winer said...

Spinnaker, this is the most clear, cogent and comprehensive statement I've read regarding this issue.

I don't have strong feelings for or against the Larida Passage development, except that I wonder about the stability of a tall building on the soil in that location. The potential for liquefaction in the event of a significant earthquake should be a concern, and that's about the only thing you did not cover.

Spinnaker said...

Thanks, everyone. I wasn't sure what kind of reception I'd get, knowing how much emotion this project seems to bring out in people. It is, indeed, gratifying to have a respectful discussion on a difficult subject.

I'm glad to be here.

Anonymous98507 said...

Spinnaker, just to make sure I'm on the same page, what is the Triway definition of "signature project"? Whose "signature"? What does "signature" represent?

As for Larida itself, I agree with "a real winer" on the liquefaction issue-- an issue which is basic to nearly all of the downtown area. Personally, I'd find it hard to approve of any new building larger than a doghouse downtown.

LostOnAnIsland said...
This comment has been removed by the author.
LostOnAnIsland said...

I've always felt one of the defining features of a downtown was tall buildings.

Anon_the_Great said...

What is missing here is mention of the over whelming public opposition to the project. 80% of all public communication opposed the project. That opposition took out two city council members. Kingsbury lost even though he spent a record amount of money.

This fact forces Larida Passage proponents into an untenable position arguing the people are too stupid to know what is best for them.

There is nothing new in this essay. The arguments above have been vigorously debated and put to rest.

Kardnos said...

"80% of all public communication opposed the project"

I have to ask, Anon....

Is that 80% of a vocal few or 80% of Olympians?

Teabaggers would claim that the majority supports their issues, when in reality the majority is a majority of them. Health care legislation polls are a perfect example.

xyzzy said...

I'd characterize it as 80% of the people who cared enough to comment at all. Just as the majority of those who cared enough to vote were in favor of candidates who ran on repealing the rezone.

Spinnaker said...

Anonymous 98507 - Tri always spoke of 'signature projects' as those that would redefine the community. Larida Passage is intended to define downtown Olympia by creating an urban edge to the waterfront. The Capitol Dome will always remain as Olympia's defining icon. Larida Passage is intended to complement that image.

And I agree that the soils will create a structural challenge. Any building constructed in this area can expect to spend a lot more on foundation work than anywhere else in the downtown area.

To Xyzzy and Anon the Great -- I'd love to have an in-depth discussion sometime on the political aspects of this project. There's a lot more to it than meets the eye, and there are aspects that I don't care to commit to writing at this time.

Thanks again to all of you. Whether you agree with me or not, you've made me feel welcome here.

Anonymous98507 said...

Spinnaker, thanks for your response about what a "signature project" is in relation to Larida Passage-- I'm glad to learn that it wasn't planned to be a personal monument to Tri Vo himself.

As for the soil conditions: after the 2001 earthquake, sand boils in various areas around town were discovered, clear indicators that liquefaction had occurred in what could be considered to be critical areas. Even with extensive foundation work, I wouldn't want to tempt fate by building downtown.

xyzzy said...

Thanks for the discourse spinnaker. Since I will never be able to read the minds of the council members who approved the rezone, there is likely nothing that will ever convince me that the rezone was not granted as a favor to a major campaign contributor.

If it looks like a duck, swims like a duck, flies like a duck, walks like a duck, quacks like a duck....

We'll just have to agree to disagree. This is one of the few, possibly the only issue you've commented on over the years that I've disagreed with.