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1. Meeting was called to order at 5:35 p.m. by Paul Perz, Chair.
A. Planning Commission members present: Kathleen Rooney, Marc Defreyn, Johnny Moore, Scott Robinson, Paul Perz, and Susan Peterson. Staff present: Dave Burns, Jerry Litt, and Marci Price.
B. Kathleen made a motion, seconded by Scott to approve the agenda as written and the minutes from the March 4, 2003 meeting. Motion passed.
2. Commission Member’s Report: Kathleen reported on the March 13 City Council meeting. Carol Hannum received a plaque for drawing 20 sketches of Lacey and Michael Piper was presented a plaque for foiling a robbery. New Planning Commission member appointed was Lynn Glore. An open house will be held this Thursday, the 20th, on the one-way couplet. The Thurston Regional Planning Council was awarded $80,000 by EPA to study sources of toxicity in our air. Doug DeForest, Doug Mau, and Ann Burgman are holding a discussion on Vision/Reality Disconnect concerning density. Fire Service/Medic One: Three staff will be laid off, and three volunteer stations will close to fund three new firefighters.
3. Public Hearing on Summerwalk Site: Paul called public hearing open. Dave will give presentation, then we will call those who would like to speak.
Dave Burns: There won’t be a decision made right away. We will meet with City Council this Thursday, then will have a joint meeting with the County, probably in June. You will still have an opportunity to provide comments. Dave showed map of proposed area, stating it was designated a village center. Dave pointed out the commercial site, residential area and school site. The commercial portion is classified as Community Commercial. Village centers usually provide for smaller commercial. This is the site where a Wal-Mart was proposed, but Council denied it as it did not fit the vision of a village center. The City is now updating the Comprehensive Land Use Plan, a requirement of the GMA. As part of this process, Council asked us to review all village centers. The owner agreed to keep the school site and green space if we took the village center designation off. The Planning Commission must now make a recommendation to Council. Because of the interest in this issue, Council requested a separate public hearing so that public testimony can be gathered.
Options: 1) Leave the village center designation as is, which would encourage smaller commercial activity. 2) Remove the village center, but leave the zoning designations in place, including community commercial. 3) Remove the village center overlay, and change some of the zoning designations to match a new vision for the neighborhoods in this area, which could mean removing the community commercial designation.
Paul stated we’ll go down the list of those who have signed in, then call any of those who have not had a chance to sign in. Paul called Grant Jones, who represents the owner of the development. Since the notice of the public hearing he’s talked to several hundred people, with 60-70% in favor. Residents of Mtn. Greens supported it due to the convenience. Others were supportive because of a boost to the economy by creating more jobs, increase tax base for the city, and it would keep their taxes down. Non-supporters were divided into four groups: Some just didn’t like Wal-Mart. Others didn’t like development of any kind. Some didn’t want to offend their neighbors. 25% were concerned with traffic along Yelm Highway. They thought if it was bad now, it could only get worse if Wal-Mart went in. Many had no idea that the Yelm Highway widening would precede the development. They were also unaware that $800,000 would be coming from the developer. Out of the 3.2 million required for the project, the state would provide 60%, which leaves $1,280,000 to be funded. The city of Lacey has reduced the taxpayer’s contribution to $480,000 with the remaining $800,000 being paid by the developer. A major retailer will bring in approximately $500,000 in annual taxes, so the $480,000 taxpayer contribution will probably be funded by the first year tax receipts of the retailer. The net expense to the taxpayer will be zero. People want commercial business closer to their home, but more importantly, they want a resolution to the Yelm Highway situation. We want to keep all of the attractive aspects of a village center. We are asking for a little more flexibility with respect to the commercial. When we acquired Summerwalk it was with the expectation of building two significant assets for the city and being able to help with a third. A new residential area with all the desirable features of a village center concept, a commercial center that reflected the same values, and bring in an anchor who would contribute the $800,000 to improve the road. Someone has to pay for the schools, parks, lights and roads.
Introduced Bob Santos, who has been instrumental in preserving the International District in Seattle. He was hired in 1972 to lead the Internat’l District Improvement Association and has worked with HUD. He is now working for the development of affordable housing for low income, and homeless advocates to generate housing for Seattle’s homeless population.
Bob Santos: An activist, who got involved in the community because he was afraid of losing his neighborhood to developers. During the 30 years he worked in the International District, he worked closely with the city and developers. He met Trident (the developer of Summerwalk) in the mid 80’s when Trident was involved with a project for a hotel and condo that would also provide rental housing for service workers. When the condo project fell through, he backed out of the entire deal, as he could not fulfil his commitment to the community. He stated that Trident is very sensitive to the needs of the community.
Dave Prutzman: President of Olympia based Boston Harbor Land Company. Trident came to him as someone who has successfully developed neo-traditional communities. He showed conceptual site plan that incorporated the features the city asked for in a village center. These include a 6.7 acre school site (met with school system to determine site); a residential area with three densities, from cottages to larger lots; and 15% of green space, which includes an urban garden. There will be a gridded street pattern with traffic calming devices, so they don’t become a shortcut. Amenities will include antique style streetlights and a landscape berm from 53rd. Strict design standards will also be in place. Boston Harbor Land Company received the Vision 20/20 award from the state for a comparable development in Sumner. Received a positive review by 1000 friends of Washington.
Derrick Edmonds: Represents Trident Investments. Has found over the past six months in attending the council and planning commission meetings that it’s a small dose of economic reality. He commented on the Lacey City budget, as his background is investment banking. The City of Lacey has done a wonderful job and should be commended that the budget is balanced. However, there are challenges that will tax the City’s ability to maintain. Initiative 747 limits the property tax increase to 1% annually. He quoted passages from the City of Lacey budget. While 747 is beneficial to property owners, 747 makes it insufficient to meet inflation and fixed costs increases. Lacey still lags far behind Olympia, Tumwater and even Yelm in sales tax collection per capita. All revenue from the property taxes and grants fall $1,857,000 short of meeting public safety costs. Mr. Edmonds stated this project would help with the city’s goals. Harry Jorgensen - 3950 Woodmere Lane: Two things I think Wal-Mart should be the one for this project due to the tax situation that would help the City of Lacey, tremendously. Wal-Mart would also hire a lot of people and create jobs.
Don & Fran Shoemaker - 4500 Ruddell Rd SE #60: Manages a manufactured housing community with over 80% senior residents. Our growth calls for additional retailers to further expand and support our needs. Many seniors want to see this expansion come to fruition. The City of Lacey needs a stronger tax base, plus the creation of additional jobs. With rising gas costs we support a major tenant such as Wal-Mart. Fran: Mt. Vernon, a city 120 miles north, wanted to keep their city limited to small businesses in the village concept and lost development and its tax base to Burlington, 4 miles north. Don’t let this happen to Lacey.
Mae and R.E. Taylor – 5140 Yelm Hwy, #68: They didn’t want to speak, but wanted to voice support for Wal-Mart.
Peggy Parker - 5140 Yelm Hwy, #20: I’m new to Lacey and felt that the village concept sounded very good. We’re not a long ways from town, but I don’t want to go that far when we can go shopping closer. We have a big selection of grocery stores and restaurants, but that’s all there is. I think we need more, and Wal-Mart would benefit a lot of people.
Charles Wheeler – 5140 Yelm Hwy SE: 28 year resident of Lacey and current manager of Mtn. Greens. I recently took an unofficial poll of Mtn. Greens residents and have over 80 names of those who support the zoning change. The tax revenue for the City, over 350 new jobs, the secondary benefit of new workers spending their income in the local area, and the short term construction jobs would be a tremendous help to the local economy. He’s been to many City Council meetings and heard Council say over and over again, we don’t have the money; Lacey needs a bigger tax base. This will be a win-win situation for both the City and the residents. We already have over 10,000 cars per day. An additional 2,000 cars would equate to one car per minute, which does not seem that much. I urge the City Council to approve this.
Doris Kuhn - 5140 Yelm Hwy, #295: Thinks it should be commercial in there and thinks there should be something done about the traffic.
Kathy Podowicz – 58th Ave SE: Resident for 33 years, on 58th for 15 years. Her concern is that this development is literally in her front yard. She feels removing the village center and allowing a big commercial box store would be a crime to our community. Quality of life is more important than the dollar. I ask that they keep the village center or rezone to only residential, which would fit in with the existing residential housing. There are more appropriate sites for this type of commercial. These stores would draw people regionally and traffic would increase tenfold. Lacey doesn’t need two Wal-Marts. I would ask the Planning Commission to stand strong and not allow the owner to reconfigure this site to allow large commercial in.
Paul Strand - 4308 29th Ave SE: Every time some new business is added to the south end of College, there’s more traffic coming down College. It will be bumper to bumper before long. To make a left turn on College is almost impossible now. We need to improve the capacity of College St. to allow persons to get out. I’m not against commercial, I think it’s good for us, we just need to be able to get to the new businesses without clogging traffic.
Steve Chamberlain - 5217 58th Ave SE: Has been resident for 25 years. Owns property throughout downtown Lacey and has been involved in numerous developments. He’s familiar with traffic problems and the challenges we face with growth. He supports the rezone. It should go commercial. He feels that it is the best use, and the best opportunity for the City of Lacey to have a quality development occur there. Has worked with Boston Harbor Land and knows he is the type of builder who will do more than he says. I, too, will struggle with the traffic, but we need to plan and improve the roads as best we can. Yelm Hwy is suited more for commercial. Having the residential in the back fits within the ultimate goal of an urban village, as it allows people to walk to services. Developing that as residential will provide more traffic. He has letters from other property owners who couldn’t be here tonight, but are in favor of Wal-Mart.
Douglas Barron - 6044 Stanwick Lane SE: Took 25 years to buy first home and has lived there 9 years. He’s looking at the future and wants to have a place close for shopping. Planning Commission came through with the proposal of a road from I-5 to Rainer Rd that would take some pressure off Yelm Highway. If that ever comes we need this tax base to supplement that. I don’t want my property taxes to go so high I’ll have to give up my house. I think the project is well thought out and will be good for us.
Tom Fitzmorris - 6141 Hogan Dr. SE: Born in this area 77 years ago. Is for the rezone. Spent 50+ years in engineering. Has looked at the plat and thinks it’s beautifully designed. Likes the access on College St. with light. Yelm Hwy is well done and the expansion addresses traffic problems. Likes the accessibility for services, and likes the fact this will be close enough to walk. Tax base helps the homeowner. Heard some derogatory remarks at the last meeting that Wal-Mart only hires old people and teenagers. Many retirees need supplemental income. I’ve seen 70 years of development and knew when this was out in the country. Kathy has only been there 15 years, and in the time frame she’s talking about the area was already developing. Anyone should have known what they were getting into. I was the Public Works Director for Thurston Co. at that time, and the county engineer.
Tim Brunner - 5615 Mt. Rainier St: I live in Emerald Heights at the corner of Yelm and Ruddell. I’m not for it because I live in residential area that’s on two major corridors that are busy. People cut through our neighborhood because they don’t want to wait for the lights. People drive through at 45 mph. That is my real concern. Are we going to have commercial development, or are we going to have children that could be killed? QFC is not doing business there. Other tenants across from Safeway have closed because the business is not there. This won’t be a village, it will be a city. If you want to develop a major component there, the infrastructure needs to be in place. We need multiple traffic patterns and multiple methods of moving people (mass transit). It was voted down before.
Kindra Benavidez – 5938 Hogan Dr. SE: I’m not against the commercial development in that area, I’m against a large retailer. I disagree with one point Mr. Jones made about there being a net zero impact to the taxpayer. If our property values go down, our equity in our home drops. I believe an increase in traffic would be a negative in anyone’s life. Traffic is maxed out. Almost every day you see an accident in that area. A large retailer will draw regional traffic, not just local traffic. I encourage you to keep the village center overlay.
Debbie Hampton - 4870 55th Lane: Mgr of College Glen Apts, 164 units that are income restricted. Took unofficial poll. Majority of residents favor Wal-Mart. It would be of economic help to have Wal-Mart close. If QFC is having trouble, Wal-Mart will bring in more people to shop at other stores. We need to be able to stretch our dollar. With gas prices at $2.00 a gallon, we can’t afford to drive across town. Growth comes traffic.
Mary Hunt - 4814 18th Ave SE: Retired, had been real estate agent from ‘79 to ‘90. Excited to see the growth come to the area. And it’s coming, whether we like it or not. I approve of the Wal-Mart. Many people will benefit. Many will be unhappy, but America is balance.
Paul Konnard – 5140 Yelm Hwy SE, #299: I live in Mtn. Greens and my property backs up to where it’s going. My first inclination is to say don’t let anything happen so I can see the coyotes. But something is going to eventually go there, and with the cost of development you must have an anchor. It doesn’t matter if it’s Wal-Mart, we must have a large anchor in order to absorb the development cost so we can have lower density for residential.
Ruth Snyder - Has lived here over 13 years. Has been on the other side of the table and knows how difficult the decision is. There needs to be a reality check. I’ve been in retail for 25 years. I can’t believe there will only be 2,000 trips per day. I run a small business with 14,000 SF and we get 1,000 customers per day. Wal-Mart is not a village concept. If you’re concerned with your tax base, what happens to Fred Myer when another Wal-Mart comes in? I drive down Yelm Highway every day and there will be more than 2,000 trips per day.
Richard Gilpon - 5040 Oakmont Rd. SE: I’m against the rezone because the quality of life will decrease. Right now we come out on Rainer Rd. because we can’t get out on Yelm Hwy.
Randy Floric – 4700 Yelm: Manages Safeway on Yelm Hwy. I’m not for Wal-Mart. They put places out of business. They pay low wages. All the stores in that area, such as the auto parts store, will go out of business. The petition that was circulated was deceiving, as they didn’t mention Wal-Mart at all.
Robin Williams - 5704 56th Ave: I’m for Wal-Mart. QFC doesn’t have business because their prices are too high. I like to economize. If you put in a big box store that has higher prices, it will not do business either.
Joe Edmonds - Owner of Trident Investments. We are a small, family owned, 26-year old company. We will not do a project unless we feel it is for the benefit of the community. We got involved here when we had the opportunity to buy Indian Summer Golf Course. We went to the community and asked what they wanted. They asked for jogging trails, fences, traffic light, and additional improvements, so we put them in. We want to give you something you will be proud of. We know you can never please all the people. This is not about Wal-Mart. I’m not obligated to Wal-Mart, as they are out of contract. We are asking you to lift the village center so that we can create the best village concept. After hearing all this anxiety about Wal-Mart, I went on the Internet and found many articles. I found the City of Scottsdale, Arizona promised a developer they would forgo up to 41.7 million, over a period of years, if he agreed to build a Wal-Mart. I’m not a Wal-Mart proponent. City Council is here to do what’s best for the Community. We are all on the same side. We will give you a project that you can be proud of, and you have my word on that.
Julie Smith – 6309 Sarazen St: Came to learn, not to say anything. I’m against rezoning. I see men on the street corner with signs saying will work for food. I’m concerned for the safety of my children.
Joan McGrady - 4413 Montclair: I agree with the people who said they wait 15 minutes to get out on College. They haven’t done anything to extend Ruddell Rd. through to the traffic light on Martin Way, which was discussed 7 years ago. Until they can take the traffic off College, I don’t think this rezone should go through.
Dale Hasz – 5421 58th Ave SE: I’m against this proposal, I don’t understand what they are trying to do. They are calling some commercial and some residential. At this point I’m against it, but I would like to know more on what they are proposing.
Sandra Ayers McClintoch – 6122 E. Sarazen: I’m for the rezoning. When I came to the last meeting I thought that the thing that held Wal-Mart from going in was the village concept. So that if it were rezoned, they were basically approved. So I am for that.
Is there anyone else who would like to provide comment? No decision will be made tonight. We will meet with Council on Thursday. This rezoning is part of the update of our Comprehensive Land Use Plan. We’ll also have a joint Planning Commission meeting with the County as part of approval for our plan. So this process will probably not be complete until September. Again, would anyone like to make a comment? No, but is the meeting day after tomorrow? Yes, the 20th. Will the County planners be here when you meet? At this time, we don’t know where it will be held. Last time we met on the update to the Land Plan there were over 200 people. So we may have it at a place like St. Martin’s Pavilion. We’ll send out a notice to those who have attended previous meetings and it will be in the paper.
Mr. Edmonds: I wanted to make one last comment. We have assembled a fine team. We mitigated the concerns of City Council that the residential would not be built until years later. Dave has agreed to build residential simultaneously with the commercial. It was at Council’s suggestion that we come before you to get the zoning changed, and that they would then be open minded in approving it.
Paul declared the public hearing closed and thanked all for coming.
4. Announcements or Communications: Dave is giving a presentation to County Planning tomorrow. The staff did provide some feedback on our update to the Land Use Plan. They are going to recommend to the County Planning Commission that Blume and other property owners be removed from the Draper Village Center. They discussed changing the Mixed Use Moderate Density on Sleater Kinney to Low Density.
Paul talked about a joint meeting for all Thurston County Planning Commissions, tentatively set for April 14. It was decided to try to schedule for a later date.
5. Next Meeting: Tuesday, April 1, 5:30 p.m.
6. Adjournment: 7:45 p.m.
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