May 2008
Introduction
When OLY 2012 formed, the members of the steering committee pledged to conduct independent reviews of the issues impacting the revitalization of downtown Olympia.
Over the past several months the steering committee has met with and talked to dozens of individuals and groups interested in improving Olympia’s downtown. We have confirmed that the majority of our area’s residents love downtown and most are passionate about wanting it to be even better. Our community places a high value on access to the waterfront, including substantial view corridors between Budd Inlet and Capitol Lake. There is a clear desire for a “walkable” downtown with continuous streets of small retail shops, trees and flowers, good lighting and signage, adequate parking, nightclubs, and sidewalk cafes. Creating downtown housing for all ages and income levels will significantly increase the downtown economy and reduce the need for automobiles to get us to where we work, shop, and dine out.
We have listened carefully –to urban planners, environmentalists, downtown business and property owners, outdoor recreation enthusiasts, City Council members, State Legislators, private developers, members of the arts community, and many local civic activists. Based on these conversations, the OLY 2012 steering committee has compiled many of the ideas we have heard into a collection of preliminary recommendations for downtown.
Because there is a proposed comprehensive plan amendment to re-zone height limits downtown coming before the City Council -- a proposal which has already divided our community -- we also feel a responsibility to weigh in on this proposal now. Thus, this document presents an initial vision for how the proposed re-zone might fit within a more comprehensive set of downtown proposals. OLY 2012’s intent is to offer innovative ideas that will unite the community, not polarize it. Looking for compromise and consensus is consistent with our mission and belief statements.
Improve Public Access to Shorelines
The City of Olympia and the State of Washington have set aside significant public space and public access on Capitol Lake, West Bay, East Bay, and almost all of the downtown Olympia shoreline except the working port. While residents and visitors now have access to much of the waterfront, they will eventually have free access to almost all of the shoreline and its water views in downtown Olympia. Percival Landing, home for many community events, and its underlying sea wall, needs repair or replacement. West Bay needs to be developed from its industrial past to its future as public parks and trails. These projects will take considerable public funds to complete and deserve our support. We also encourage residents to support the private effort to develop Rotary Point Park on West Bay.
Strengthen The City-State Partnership
Olympia is known for having one of the most beautiful settings for a capital city, as well as one of the most beautiful Capitol buildings in the country. Thousands of visitors come to the capitol every year, and improving the linkage between downtown and the capitol campus will benefit both the State and the City.
However, state government, Olympia’s major employer, is exempt from local property and B&O taxes. This puts an undue burden on the rest of the City’s economic base to fund city services and facilities, and leaves the City with an insufficient tax base to meet even some of its basic needs, such as downtown parking garages and repair of Percival Landing. The small, locally-owned businesses downtown cannot afford the additional fees and taxes required to bridge this funding gap.
To remedy this inequity, a “Capital City District” should be created to encompass all of downtown Olympia and the Capitol Campus. The State and City should develop a revenue sharing plan to fund the needed improvements in the District. This can be accomplished in a number of ways. For example, the State collects a 6.5% tax on every dollar of retail sales. The City could ask the State to dedicate one cent of its 6.5 cents per dollar in sales tax revenues collected from within this “Capital City District”, and the City, as a partner, could pledge some portion of its own tax revenue in the district to improvements in the district. There are other mechanisms that could be employed, such as joint bonding, land swaps, LIFT programs or other creative financing ideas. The revenue generated through such a State-City partnership would accomplish some or all of the public amenity projects envisioned for a revitalized downtown.
Enhance the Isthmus for View Corridors and Community Events
The Isthmus – the land between Heritage Park and Budd Inlet, and Water Street and the Westside bridges -- is home to, among other properties, the vacant Capital Center building with its adjacent parking lot and annex.
The City should expand the view through the center of the isthmus by acquiring the Capital Center block, removing the buildings, and replacing them with a performance plaza for outdoor concerts, art fairs, or other entertainment with public parking underneath. The City should complete the linkage between Heritage Park and Percival Landing by also acquiring the vacant lot in front of the Olympia Yacht Club and building a park and visitor center, with public parking underneath. The City should also expedite its acquisition of the buildings immediately to the east of the fountain park, so the fountain is in the middle surrounded on all sides by the park.
Jump Start Market Rate Housing
The City’s Comprehensive Plan has been calling for downtown market rate housing in locations near amenities since it was adopted in 1994. At that time, the City estimated that more than 2,500 housing units would be needed in downtown Olympia to accommodate its 20-year share of County growth projections. While the plan was updated in 2005, the housing needs remained virtually the same.
And yet, an entire generation has passed with very few private developers stepping forward to actually build a substantial amount of market rate housing downtown. Investors and developers currently have little incentive to develop the needed downtown housing units since they can safely realize a steady profit through the rental of office buildings to state agencies. A variety of downtown housing for all ages and income levels will continue to remain elusive until some regulatory burdens are addressed, unnecessary fees reduced or eliminated, and someone can solidly demonstrate that developing downtown housing is as good of an investment as renting office buildings to state agencies. Today we have two developers with the resources to take the risk of “going first”, with an apartment project on Columbia Street and a condo project on the isthmus -- projects that should spur other developers to invest in the downtown housing we need.
With respect to the current application for an Urban Waterfront Housing rezone for nine parcels of property on the isthmus, only two of the nine parcels should be considered for additional heights by the City Council. Those two parcels are now occupied by former public service buildings and parking lots, just west of the Capital Center building. If the Council determines that the mixed-use development proposal (Larida Passage) for these two parcels is consistent with the City’s comprehensive plan, it should require a binding site plan and rigorous architectural review -- and the City should commit to the proposal to remove the Capital Center building and acquire the vacant parcels across the street, and construct the park/performance space to expand the view corridor. This action will prevent “walling off the waterfront”, and actually enhance the views and use of the isthmus.
Build Parking Garages
The City has told us that the most heavily walked block in downtown is bordered by Capitol Way, Washington Street, Legion Way, and Fifth Avenue. One of the main reasons for this is that this block is the only block in all of downtown that provides a “continuous” street uninterrupted by any surface parking lot. (see map) The reality is that most of downtown is dedicated to surface parking for automobiles, and people don’t like walking past parking lots. Requiring each business to provide parking for its employees puts a tremendous burden on the small locally owned businesses that are the hallmark of downtown.
The City needs to begin establishing a system of downtown parking garages where business owners can buy parking for employees and patrons can pay reasonable fees to visit downtown. The ground level of each garage could be developed for retail to provide a continuous street and a more appealing structure. The availability of one or more parking garages ultimately will make the current overabundance of surface parking lots more attractive for higher and better use -- possibly for housing with structured parking for tenants.
Create a Downtown Entertainment Zone
Many nights the crowded streets, active arts venues, and busy restaurants in downtown Olympia would be the envy of any small city. However, as more housing is developed downtown it is important to designate an area where late night activity can be protected, including live music performance. Downtown residents want entertainment opportunities like nightclubs and theaters close by, as long as they are not disruptive. The goal should be to minimize conflict among competing uses and to provide lively entertainment to residents and visitors.
The City should designate an entertainment zone, possibly in the historic district. The City could contribute capital funding for non-profit theatre organizations to restore and repair their facilities and provide adequate sound proofing from adjacent performance spaces. The businesses and organizations in the entertainment zone would need to work together to create an area where all patrons feel welcome and safe.
Conclusion
While this is a beginning in our effort to create a large community of informed citizens who believe in OLY 2012’s mission and values, it is by no means the “whole vision”. We hope these initial ideas spur a community conversation that is cooperative rather than adversarial. While our conclusions may appear ambitious, we are confident that everything is realistically achievable.
PLEASE share this information with others, by sending them the link to the OLY 2012 website, and asking them to sign up to receive further information. If you have questions, please see our FAQ’s. Then send us your comments, suggestions, and any additional questions to OLY2012@OLY2012.ORG.
For more information, please see our Downtown Vision FAQs page.
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