League of Women Voters of Thurston County

WATERFRONT HOUSING

In June, 2001, the Olympia City Council approved a project to develop mixed-use housing in downtown Olympia within three years, via a public-private partnership, because "Lack of infill continues to encourage sprawl, poor use of land and pressure on growth boundary and rural areas to develop."

The Board of the League of Women Voters of Thurston County understands what the city is trying to achieve and we value city principles, including following the Growth Management Act in efforts to infill the downtown with mixed income housing. Infill can occur while the waterfront and all of its shorelines are not only protected, but enhanced. The value of downtown properties will increase if recovery of the shoreline occurs. The Board agrees that mixed-use housing in downtown Olympia is needed and desirable, but not on the waterfront!

The board of the League of Women Voters of Thurston County has agreed to oppose the proposed height amendments to the Comprehensive Plan for downtown Olympia housing and the location of that redevelopment on Olympia’s waterfront. In this article the LWV positions used for this action are cited.

The city’s housing market study confirmed that development of "high amenity blocks" could not occur under current zoning regulations which allow two or three stories of office with surface parking. Those "high amenity blocks" are those on either side of 4^th Ave. between Yashiro and Columbia Streets, plus four more on the west side of Columbia. (See map and explanation of Numbers 1A through 9C at end of this article.)

The League board believes that the proposed housing plan will damage the public’s view and accessibility of Percival Landing and the waterfront. It is also contrary to the Comprehensive Plan limiting buildings to 35 ft. that was arrived at after much citizen input and hard work of a former planning commission, based on issues and concerns which are still valid. Finally, it does not conform to 80 to 90 year-old State Capitol plans to have an unimpeded view of the waterfront from the Temple of Justice. (The tall Capital Center building on 5^th St. should come down).

It should be noted that there are no tall buildings around our nation’s capitol building. Both Washington D.C. and Washington State plans are designed so that the Capitol building can be seen from anywhere in town.

Assumptions: The City of Olympia plan is based upon a number of assumptions. One of the most questionable is that people who want to live downtown will recreate and shop downtown, and therefore will not need automobiles, thus reducing auto emissions and the need for parking spaces. An equally valid assumption would be that people who can afford waterfront condominiums will have at least one, and probably two, cars which will need parking and will increase the auto emissions downtown. Whether housing is built on the waterfront or more toward the center of the peninsula, Olympia does need parking garages!

So, what does the League propose? We agree that the Comprehensive Plan should be amended to increase density downtown, especially for mixed-use housing. We believe that such housing can be built on the peninsula, with the higher buildings toward the middle, with stepped-back buildings such as the office building on B St. between Columbia and Capital. The Boardwalk, a four-story housing complex for seniors, is a good beginning. There are a number of lots west of LOTT with shabby old warehouses, etc. on them that should be investigated as lots for housing; there is an empty lot between Columbia and Capital, and A and B Streets; there is an ideal spot for multiple housing where the old senior center used to be, and there are several lots already owned by the city where low- to middle-income housing could be built (a requirement of the GMA). All of these locations could fulfill the Growth Management Act’s mandate for city center infill, sprawl reduction, and redevelopment of downtown Olympia.

In 1971 the legislature passed the Shoreline Management Act to preserve the natural resources, character and ecology of the shoreline; to increase public access to publicly owned areas of the shorelines, and to regulate development upon the shorelines in accordance with public interests. However, since it was passed local governments have issued about 26,000 permits statewide for shoreline development projects, not including single-family homes, bulkheads, docks, etc., which have serious detrimental, cumulative effects on shorelines, fish and wildlife. Despite shortcomings of SMA enforcement statewide, the local master program has protected our downtown shoreline and limited development such as condominiums on the waterfront.. And we have been able to build good public access such as Percival Landing.

Shoreline access: Because so many Washingtonians are avid recreationists and prefer water-related activities, access to water is important. Only about 17 percent of the state’s shore is accessible to the public, and if ocean beaches are not included, the available access drops to 10 percent.

The League board is basing its opposition to the construction of five to seven story condominiums on the waterfront on national, state and local League positions. Under Land Use, the LWVUS says: "The League supports…regulation of areas of critical concern; … where development could result in irreversible damage (such as shorelands of rivers, lakes and streams, estuaries and bays;...unique scenic or historic areas…)" Under Public Participation, the LWVUS says "Promote public understanding and participation in decision making as essential elements of responsible and responsive management of our natural resources." (The public has not yet had a chance to understand or participate in the new downtown housing plan.)

Under Parks, Open Spaces and Green Belts the LWVWA supports "Comprehensive planning, acquisition , development and preservation of parks, open spaces and green belts both public and private, to provide a wide variety of facilities for all age groups" and "Citizen information, education and participation…"

Under Urban Growth Management, the LWVTC states: "Programs should encourage protection of agricultural, aquacultural, environmentally sensitive areas and should address citizen needs for open space and recreation." The local league also supports "citizen information, education and participation" in planning.

The vision we see for downtown Olympia is an urban waterfront with access to the public from East Bay to West Bay. Buildings adjacent to the walkway must be limited to 35 ft. and be water-related businesses, or restaurants, to maintain consistency with our natural resources laws and principles. Further inland there will be multi-story housing with parking garages, shops and offices on the ground floor. From nearly anywhere in this more viable downtown one will be able to see the capitol. From the capital campus one will be able to scan the downtown waterfront. From Heritage Park, views toward Budd Inlet will not be blocked by buildings over 35 feet. Park areas and green spaces will be enlarged.

Based on the positions and concerns cited above, the Board will take action on the new downtown Olympia housing proposal in the name of the League of Women Voters of Thurston County. We urge League members to add their voices to this effort as individuals.

For more information, and to express your views, you can attend Vision for the Waterfront, a public forum from 7:15 — 9:00 p.m., March 27, at the Olympia Community Center.