Below are the questions and responses sent to Keven Rojecki, candidate for Tacoma City Council position.

The questions being asked to Tacoma City Council candidates this year from the Tacoma Sun are very specific and address such issues as the Winthrop Hotel, Parking Requirements, Tacoma Streetcars, and Felon Dumping Ground Issues.

1) Jail releases

Question: The media has reported that the Pierce County Jail currently releases nearly all of the people who have been arrested in Pierce County into downtown Tacoma even if they are arrested in Orting or a remote area of the county.  Would you support a plan which would transport some or all of the jail releases to the places where they were arrested or where they live when their sentence ends?

Answer:

Yes, I support plans to reduce the high burden of offenders who are released from the Pierce County Jail on our city streets and will work with the State, County and other cities to end this practice.  We should also go a step further; we must find solutions that reduce offender recidivism.  By improving the outcome of people released from jail, we are ensuring a safer community.  Both of these ideas would raise awareness to citizens who fear for their public safety and provide solutions so that the City of Tacoma is not a dumping ground for criminals.

Additionally, an idea would be for the City and County, and collaboration with other cities in the County, to enact ordinances that take from successful state legislation that promotes “fair sharing” of post-incarceration of offenders among Washington Counties.  Promoting a risk and deficit assessment of each offender prior to release will allow for more coordination at release with each jurisdiction involved. We should also work with many of the government and non-profit groups that work to provide assistance for transition from jail to the community they live within.

2) Growth management

Question: Over the last 30 years, Pierce County has been known for suburban sprawl which has caused the loss of farmland, pollution, traffic congestion, and disinvestment in Tacoma.

If you are elected, how will you address the effects of sprawl and growth management in Pierce County and the relatively low rate of investment in Tacoma?

Answer:

With passage of the Growth Management Act (GMA) in 1990, the City of Tacoma and Pierce County have made progress to reduce suburban sprawl, but more work is needed locally and regionally.  The GMA was state legislation that required local governments to develop comprehensive growth policies and has been the basis by which cities, counties and designated regional boards plan for urban growth relative to open space and environmental protection, economic development, affordable housing, sprawl and transportation issues.

We need reform in our city planning that develops strategies to apply public resources that stimulate private investment in our community.  Currently the City Council is reviewing a proposal by the Planning Committee to improve upon Tacoma’s mixed-use centers and reform their commercial and residential zoning restrictions in order to foster growth and expansion.  This plan causes the city to focus not just on downtown but on the multiple key business districts located throughout Tacoma’s neighborhoods.  The Planning Committee’s intent with this proposal is to concentrate our urban growth in not only our downtown but also in these mixed-use centers that will be used as transit hubs, local business centers, and office space for smaller businesses wishing to bring their services into neighborhoods.

The comprehensive plan resonates with the successful Urban Growth Area Planning established within the GMA.  Effectively, the state desired that counties establish specific urban growth areas that would become the focal point of urban growth by setting heavy restrictions on regions not labeled such, and therefore focusing business, commercial, and heavy residential growth in these urban growth areas.  In Tacoma we can use a similar plan on a smaller scale to effectively do the same.  We need to start developing not just our downtown, but our neighborhoods’ mixed-use centers so that we can foster the investment and development Tacoma needs, throughout our city.

The lack of investment and need for economic development opportunities are serious issues for Tacoma, and both are priorities in my campaign.  We need to reinvest in Tacoma and bring back the vitality and prosperity to our streets that were experienced with the rebuilding of Union Station, establishment of UW Tacoma and other great public and private investments.  We must also stimulate investment in each neighborhood mixed-use center; very few sustainable investments have been made in over a decade and the City Council needs strong leadership that works with our neighborhood and business leaders to improve our neighborhoods.

To address sprawl and lack of investment, we need to take action now.  The first thing city leadership must do is to stop treating Tacoma like a suburb and start treating it like a city.  Much of our city’s planning has been suburban in mentality yet we are not a suburb but rather a rapidly growing city.  Tacoma is a major seaport on the West Coast, we are the state’s third largest city – trailing Spokane only by a few thousand people – and Tacoma is the metropolitan center of Pierce County, which hosts a population of nearly 800,000.

In order to re-invest in our city the City Council needs strong new leadership that is bold as well as willing to look at every option.  For too long we have left things up to the market hoping that our city would prosper in due time.  This has not worked for America’s economy and it will not work for Tacoma’s.  We can also focus on simple goals that improve the quality of life for every citizen.  It’s time for us to take action and we must use every level and branch of government to do so and bring collaboration with business leaders for long-term development with these goals in mind.

3) Pierce County Felon “Dumping Ground” Issues

Question: As you know, Tacoma and Pierce County have a disproportionate number of released felons placed by the Department of Corrections as described in the Tacoma City Club report: 30 Years of DOC in Pierce County, Was It worth It?

If re-elected, what do you plan to do, if anything to reduce the number of felons placed in Tacoma and Pierce County?  Do you agree that Tacoma and Pierce County should have no more than their pro-rata share based on population?  How can the concentration of felons in Tacoma be reduced to the city’s pro-rata share?

Answer:

Yes, I agree that Tacoma and Pierce County should not have more than our fair share of felon’s released in pro-rata of its population.  In recent history, Tacoma and Pierce County had a higher population of felons on our streets because of Washington State Department of Correction facilities located nearby.  The practice of releasing felons at a higher rate than any other city or county must stop and is a serious public safety concern that will take leadership from the city, county and state government.

Since the Tacoma City Club report, Governor Gregoire signed into law Senate Bill 6157, which changed provisions affecting offenders who leave confinement.  This legislation is a step forward, but more work must be accomplished to bring safer streets and to reduce the recidivism of post-offenders who choose to stay near the inner city.  Many of the felons released from confinement are incarcerated by the city, county or state and coordination amongst these jurisdictions is necessary to provide long-term solutions.

We must address these critical issues now to support a more livable city and bring a greater sense of security for each neighborhood.  With city, county, and state support we can start re-proportioning our felon population throughout the state, rather than dumping everyone here in Tacoma and perpetuating our city’s crime problem.

4) Restoration of Winthrop Hotel

Question: A great many Tacomans would like to see the Winthrop Hotel restored as Spokane has restored the Davenport Hotel.

What is your position on this issue?  Do you support the goal of restoring the Winthrop Hotel back into a hotel as the News Tribune and others have advocated?

What ideas do you have to make this goal of many Tacomans a reality?

Answer:

Yes, rebuilding the Winthrop would be a significant step in reinvesting in Tacoma. The Davenport has been a huge success in Spokane and we should take a similar course of action to renovate the Winthrop.  The primary concern is of course money as the hotel’s renovation will cost millions.  The short-term investment would benefit the city with long-term stabilization on cleaning up areas of the city that deter private development opportunities.  The Winthrop project would also create new economic development opportunities as the Link light rail line is in close proximity.  Additionally it would turn what is currently blight upon our downtown into a symbol of revitalization and reinvestment in our city.

We have two overall options with the reconstruction of the Winthrop.  We can allow the Winthrop to be sold to a developer under conditions and guidelines that will ensure the building is transformed into the hotel or mixed-use center.  Alternatively, the city can utilize bonding or alternate revenue sources to create a public-private partnership and rebuild the structure in an effort to pull together a foundation of new opportunities for downtown development.  The first option allows the city to avoid making a major investment and distribute funds during a recession while the latter allows the city to take advantage of the low cost of land and building space to make a long-term and cost-effective investment.

Regardless of which route we end up choosing I will strongly advocate as a City Council Member to restore the Winthrop as I believe the City Council should lead the way for stimulating reinvestment in Tacoma.  Further, the state can also be an enormous benefactor to revitalizing the Winthrop and other properties; my experiences and relationships with State appropriation leaders will help bring capital improvement revenue to make this project a reality.

5) Rebuilding Tacoma

Question: Despite the progress made, Tacoma still has a large number of vacant lots, and empty and blighted buildings relative to other west coast cities.  What role can you and Tacoma take, if you are elected, to support the rebuilding of downtown Tacoma and Tacoma’s mixed use centers?

Answer:

When it comes to rebuilding and revitalizing our city we must make priorities.  Before we begin investing in new developments we need to look at the vacant lots and empty buildings throughout our city.  We must begin our efforts of reinvesting in Tacoma with these sites.  Let’s stop spending the city’s limited resources on pet projects and invest in revitalizing.  While I believe we have an amazing convention center in Downtown, I am saddened that I rarely get to see it used for the potential it was built.  We do not have the urban vitality or hotel space to support large events at the center.  As a leader on the City Council I will choose to rebuild, reinvest, and revitalize our dilapidated and empty buildings with strong leadership, partnerships with community business leaders, and state leaders ready to invest in our city.

Tacoma needs to jump start its economy and urban vitality with long term vision that promotes public investment and public/private partnerships that resolve problems, not complicate them further.  The lack of class A office space, hotel rooms to support thousands of convention goers and a lack of retail stores in our downtown has hindered and prevented further business investment in our city’s core.  As new “For Lease” signs show up in windows all over our city at an enormous rate, we cannot continue to ignore the harmful effects these have on our neighborhoods.

6) Building Walkable Neighborhood Centers and Downtown

Cities such as Portland, Seattle, Bellingham, San Francisco have removed their off-street parking requirements to allow parking to be built based on market demand.  This also has the benefit of reducing sprawl, reducing pollution and allowing the construction of walkable neighborhoods.

Do you support removing the off-street parking requirement in downtown Tacoma and in Tacoma’s mixed use centers?

Answer:

Yes, with provisions that periodically evaluate the reduction in off-street parking requirements.  By reducing the off-street parking requirements the city would effectively establish a plan that promotes higher density and pedestrian friendly mixed-use centers.  The reduced requirements would encourage alternate transportation choices such as bicycles, streetcars, buses, and light rail, all which I strongly support.  If these requirements are approved, the city must move toward a multi-modal transportation system and provide capital investment in high capacity alternatives while prioritizing transportation corridors in areas near mixed-use centers.  It is essential that Pierce Transit, Sound Transit and the City of Tacoma work together to find solutions that make the reduction in off-street parking sustainable for the future and meet the intended goals of reducing sprawl and developing neighborhoods we can walk in.

7) Restoring Tacoma’s Streetcars

Question: Many Tacomans support restoring Tacoma’s streetcar system.  Gas prices have recently been at record levels.  Do you support restoring the streetcar network in Tacoma?  What steps would be needed to be taken to make this happen?

Answer:

I strongly support any and all efforts to bring back our streetcar system.  Currently cars are our primary means of transportation throughout the city and we have an opportunity to reduce environmental concerns and provide economic development opportunities that create a more livable city for all citizens.  Tacoma is growing rapidly along with the greater Pierce County region.  We need to develop long-term solutions to an already overwhelmed transportation system.  I believe the City of Tacoma must provide the capital investment, build a coalition of economic partners, and bring mass transit options into our city.

VIII) Pollution Issues in Tacoma

Question: Parts of the City of Tacoma are currently failing the pollution criteria set by the State of Washington. What actions will you take if elected, if any, to reduce the pollution level in the city limits of Tacoma?

Answer:

Our environmental goals in Tacoma need to be: One, expansion in our light rail system from beyond Tacoma’s downtown and reach into each of our neighborhoods to lower CO2 emissions and improve air quality.  Two, continue to make progress and expand opportunities for green construction and sustainable design. Three, we must address the environmental concerns that contaminate Commencement Bay and make certain that our drinking water supply is safe and healthy for years to come.

We have been discussing the use of mass transit throughout Tacoma for over a decade.  The time for action in now; we need to begin construction of a viable streetcar/light rail system.  We can do this with strong leadership and public financing that will remove cars from the road and provide economic opportunities that also enhance the vitality of our neighborhoods.  We cannot simply wait for business interests to make green buildings and sustainable design principles through the normal route.  We can help businesses with leadership that shows reward and investment for a better Tacoma.  I would take lead as a City Council Member to work with the Office of Sustainability on programs and initiatives that set benchmarks for the reduction of green house gas emissions as one of my first actions in office.  The drinking water, by ways of rivers and streams, along with Puget Sound are not free of chemicals and pesticides.  We can further our education and work toward making each of our citizens aware of their actions and how this impacts our natural resources.  If we fail to correct standard behavior by most, we have failed to lead the effort toward reduction and elimination of the things that pollute our environment.

Through education, benchmarks, and immediate action I hope to bring resolution and change to Tacoma’s environmental challenges.

9) Crime Reduction Proposal by City Manager Eric Anderson

Question: City Manager Eric Anderson has set a goal to reduce crime in Tacoma by 50 percent in 14 months. What specific steps, if any, will you take if elected to reduce the crime rate in Tacoma

Answer:

The proposal to reduce crime by 50% in 14 months is unrealistic if our approach to prevention and early intervention programs remain unchanged or not funded appropriately.  We must look at a balanced approach to keep criminals from re-offending and deter our at-risk youth from wandering the streets.  The City Council must provide the resources for a multi-faceted program that includes prevention and early intervention programs as well as enhancements to prediction and response of criminal activities.  A citywide program that partners with citizens, community organizations, and city departments to create a citywide strategy is essential to a successful reduction in crime.

As a firefighter, I know the importance of public safety and the resulting impact on our community if citizens fear for their safety.  My plans would include looking to other communities’ plans that reduced violent crime, reduced gang activity, and created more livable neighborhoods.  Specifically, I would bring together new partners to develop a realistic plan that includes prevention, early intervention, new technologies, and promote volunteer opportunities in neighborhoods.  It has been shown that strategies which rely on close cooperation between the police department and the community result in decreased crime and improved relations.

Below are the questions and responses sent to Victoria Woodards, candidate for Tacoma City Council position.

The questions being asked to Tacoma City Council candidates this year from the Tacoma Sun are very specific and address such issues as the Winthrop Hotel, Parking Requirements, Tacoma Streetcars, and Felon Dumping Ground Issues.

1) Jail releases

Question: The media has reported that the Pierce County Jail currently releases nearly all of the people who have been arrested in Pierce County into downtown Tacoma even if they are arrested in Orting or a remote area of the county.  Would you support a plan which would transport some or all of the jail releases to the places where they were arrested or where they live when their sentence ends?

Answer: YES

2) Growth management

Question: Over the last 30 years, Pierce County has been known for suburban sprawl which has caused the loss of farmland, pollution, traffic congestion and disinvestment in Tacoma.

If you are elected, how will you address the effects of sprawl and growth management in Pierce County and the relatively low rate of investment in Tacoma?

Answer: When I was a kid I remember driving 15 minutes out of town and feeling like I was in the country. The trip to Northwest Trek used to seem like a true adventure. Today, the trip to Northwest Trek is not the same. Tacoma has built out. I see the effects of sprawl and I want to preserve the attributes that make Tacoma and Pierce County so rich. I support development and opportunities for people to LIVE in high density areas. I believe that mixed use and high density centers create great opportunities for sustainability. I will work to create incentives for high density and mixed use centers.

3) Pierce County Felon Dumping Ground Issues

Question: As you know, Tacoma and Pierce County have a disproportionate number of released felons placed by the Department of Corrections as described in the Tacoma City Club report: 30 Years of DOC in Pierce County, Was It worth It?

If elected, what do you plan to do, if anything to reduce the number of felons placed in Tacoma and Pierce County?  Do you agree that Tacoma and Pierce County should have no more than their pro-rata share based on population?  How can the concentration of felons in Tacoma be reduced to the citys pro-rata share?

Answer: Tacoma does not deserve to be the dumping ground for released felons. I dont believe we deserve more than our fair share and I support legislation such as SB 6157 (2007-2008) which sought to change provisions of offenders who left confinement. Joint efforts with the Department of Corrections (DOC), local law enforcement, and state and local elected officials will be imperative. The strength of these collaborations can help examine statistics and determine our fair share. I will continue to work with the state legislators to create laws prohibiting more than our fair share of felons in Tacoma.

3) Restoration of Winthrop Hotel

Question: A great many Tacomans would like to see the Winthrop Hotel restored as Spokane has restored the Davenport Hotel.

What is your position on this issue?  Do you support the goal of restoring the Winthrop Hotel back into a hotel as the News Tribune and others have advocated?

What ideas do you have to make this goal of many Tacomans a reality?

Answer: I have visited the Davenport Hotel in Spokane and I recognize the value of this kind of historical landmark. Tacoma deserves to have a similar treasure in our community. Where funds are available I support the restoration of this hotel. In these tough economic times continued exploration of public/private partnerships will be the best way to make this goal a reality.

4) Rebuilding Tacoma

Question: Despite the progress made, Tacoma still has a large number of vacant lots, and empty and blighted buildings relative to other west coast cities.  What role can you and Tacoma take, if you are elected, to support the rebuilding of downtown Tacoma and Tacomas mixed use centers?

Answer: I remember when Downtown Tacoma had a department store & restaurants and few, if any, vacant buildings. I understand and have a real commitment to returning Downtown Tacoma to the place I remember. As a convener Id pull together resources to devise and implement a plan to turn Downtown Tacoma into the place it used to be.

5) Building Walkable Neighborhood Centers and Downtown

Cities such as Portland, Seattle, Bellingham, and San Francisco have removed their off-street parking requirements to allow parking to be built based on market demand.  This also has the benefit of reducing sprawl, reducing pollution and allowing the construction of walkable neighborhoods.

Do you support removing the off-street parking requirement in downtown Tacoma and in Tacomas mixed use centers?

Answer: Yes. Building walk-able neighborhoods creates successful opportunities to restore downtown and enhance our business districts into safer, greener, urban communities to be enjoyed by families, shoppers, tourists, cyclists, and diverse groups from the city.

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6) Restoring Tacomas Streetcars

Question: Many Tacomans support restoring Tacomas streetcar system.  Gas prices have recently been at record levels. Do you support restoring the streetcar network in Tacoma?  What steps would be needed to be taken to make this happen?

Answer: Yes. Sustainability comes from creating convenience. I believe streetcars are an opportunity to create transportation in areas that lack convenience. Public/private partnerships with Pierce County Transit, Sound Transit, as well as other transit organizations are key in the successful restoration of the streetcar network.

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7) Pollution Issues in Tacoma

Question: Parts of the City of Tacoma are currently failing the pollution criteria set by the State of Washington. What actions will you take if elected, if any, to reduce the pollution level in the city limits of Tacoma?

Answer: The Green Climate Taskforce has made recommendation to keep the City of Tacoma green and more sustainable. To reduce the pollution level in Tacoma my plan would include utilizing the aforementioned recommendations in collaboration with the expertise of the Office of Sustainability to work toward finding new and innovative means to address this issue.

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VIII) Crime Reduction Proposal by City Manager Eric Anderson

Question: City Manager Eric Anderson has set a goal to reduce crime in Tacoma by 50 percent in 14 months. What specific steps, if any, will you take if elected to reduce the crime rate in Tacoma?

Answer: In an effort to reduce the crime rate I would employ professionals in law enforcement who can research and explain reasonable endeavors toward reduction of crime and the increase of safety. Neighborhood watch groups and organizations such as Safe Streets will be paramount in

Today, the Tacoma Sun publishes the first of a series of questions and answers to candidates. Below is Tacoma School Board Candidate Chris Van Vechten’s response to critical questions affecting Tacoma School District from an urban perspective.

Chris Van Vechten

Question No.1 Location of Schools

Since the 1950s, many school boards have closed local neighborhood schools in favor of new remote suburban schools with large fields.

Do you support closing neighborhood schools in favor of larger modern schools on the edge of the city? To what degree do you support renovating existing schools?

Answer:

Schools of any kind serve a special kind of social role as a community center for neighborhoods, and a social club and safe haven for their children. Moving schools to the suburbs leads to an exodus of privileged families away from the urban centers, depriving urban schools – and their students – of critical parental support, role models and financial resources. Moreover, evidence continues to suggest that the age of suburbia may be coming to an end as rising energy costs and rush hour congestion make urban life seem far more appealing to middle class homeowners. Therefore, I prefer renovating existing schools rather than relocating them whenever possible.

The passage of renovation bonds relies strongly on school board leadership and community outreach, which the current Board has sadly neglected. I can attest to this fact having volunteered for the 2006 Replacement Levy Campaign, The 2007 Simple Majority 4204 Campaign, and the recent March 10 Capital Improvement Bond. I am committed to assuming the proper responsibility of a board Director, and engaging and involving the public at every step of the way.

Now as to cosmetic renovation, well….allow me to provide your readers with an anecdote. Not too long ago I was at the door of a voter who suggested that it was a travesty that the school district owned Stadium High School. He thought it was a waste of real estate that should be sold to condo developers. To quote him exactly “no school should have water-front property.”

While I recognize that pretty buildings don’t make students smarter, I also consider Stadium both an ornament to the city and a historical treasure. Having both earned a BA in history from Tacoma’s University of Puget Sound and served on the Pierce County Arts Commission – this all really matters to me.

That being said, we can’t sacrifice students’ access to pricy electives like theater and music simply for the sake of cosmetic renovation. It’s all about balance.

Question No. 2 Re: School Closure Issues

A few years ago, the Tacoma School District considered closing some local schools. Do you favor closing schools as a way to save expenses? If so, what criteria would you employ to decide what schools to close?

Answer:

No, I don’t support school closures as a way to save money. We should retain schools as much as possible for their vital social role in the community. I believe that the Board has a unique opportunity to employ its leadership in the community to generate revenue for the District, and that it is seriously under-utilizing this opportunity. But when cuts are to be made, they should be made as sparingly as possible to educators and schools. As a Director, I will partner with parents, teachers and community leaders to identify collaborative cost-cutting strategies that save as many schools and jobs as possible.

Question No. 3 Re: Communities and Schools

Many of Tacoma’s schools are used for a fraction of the week. To what extent do you support increasing community use of the school facilities?

Answer:

I strongly support community partnerships of any kind for our schools. Any kind of positive relationship between the School District and the community will yield massive dividends for both parties. The same community members who use our facilities for their social activities are more likely to be open to volunteering in their children’s schools, supporting levy and bond measures, and getting involved in other School District activities.

Question No. 4 Re: Surplus School Property
Rogers Elementary School closed a few years ago and was slated to become a homeless/treatment center. Do you support having neighborhoods have a role in how surplus buildings are used?

If local neighborhoods have no say over how their schools are to be used, then the School Board has failed in its mission. It is the role of any board Director to bring every community stakeholder to the table with important decisions as early as possible, regardless of how controversial some of those decisions may be. It is impossible to satisfy all parties – but it is vital to involve everyone.

Anyway, joining in the conversation that evening was Tacoma gadfly and man-about-town, Teddy Haggarty. He mentioned an article he wrote for The Rocket magazine in the 80s. This blew me away that he had written for one of my favorite local rags! For those of you not around before the internet, The Rocket was not just “a” local music magazine, it was “the” local music magazine. For me, it was essential reading and I looked forward to each new issue every month. But I digress… Curious about Teddy’s article, I asked if he had a copy I could scan to share with Tacoma’s blogosphere. He obliged.

Here then is a copy of Teddy’s article originally published in August 1982.

-Morgan

A Day in the City of Destiny by Teddy Haggarty
The following is a day in the life of Teddy Haggarty, who—besides being a pillar of his community, Tacoma—manages Baby Knockors Strypes, and the Heroes in conjunction with his brother Leonard. The brothers Haggarty also work with comedian Earl Burks and dispense advice to No Cheese Please and the Names. Haggarty has published several books of his own poetry and prose and is currently working on a novella entitled Hawaii: Me And Harry, Our Life With the Stars. Of this article he says, “Everything is true.”

I GET UP TURNING OFF THE ELECTRIC blanket and fan. I like the fan noise and the idea of electricity flowing over my body. Bands call and want to know of new bookings, air play of songs, new reviews in papers and magazines. Sometimes people want meetings. I hate meetings. A friend came into over a million dollars and everyone wants a meeting with him now. He uses it for a free lunch. I’d do that, but I don’t like eating that much.

I have a meeting tonight with ex-Knockor Felix Penitrator, now of the Heroes. He says he wants to watch me dance at McGarver’s, a new disco near the water, after he gets through opening for Crown at the Back 40—my home away from home. My brother and I were in McGarver’s last week where Congressman Norm Dicks was dancing up a storm. Good way to meet girls; “Hi, I’m your congressman. Let’s dance.” Leonard complained to Dicks about the $24,000 temporary plywood Tacoma Mini-Dome sign. I talked to a contractor who put up a permanent metal sign with lots of neon lights, larger than the mini dome sign, for $20,000. He said he’d have done the dome sign for $5,000. Norm said he’d look into it. (We’d just seen The Thing for a dollar. My brother and I sat with our arms over our faces and our knees up. I looked over at four 12 year old girls. They were sitting the same way.)

After I get up I work on promo and take it to the Post Office where a clerk tells me that John Lennon is burning in hell for rock music inspired by Satan like what she says I’m sending out. I tell her it’s beautiful music for angels in heaven. I like to torment her. I watch the religious shows at night and ask a pastor who works across from me when I have questions. Jan on PTL was crying telling people Jesus fixed her washing machine after she prayed for it. I imagined millions of people praying over every object in their house. The pastor told me this does happen and he knows someone that prayed over a can of oil and made their car stop burning oil. He is very optimistic about my soul. If he doesn’t know the answer he tells me I’ll have to ask God after we are raptured.

I told Penitrator about a date I had who made me dance with her at the Black Angus. She was pretty drunk, fell down flat on her back and started gatoring. Everyone in the place watched. I didn’t know what to do. After that she wanted me to dance “wild” with her. I think that’s why Penitrator wants to watch me dance. Dancing is embarrassing but it’s kind of fun. I’m also meeting with Robert Richolt of Strypes tonight at McGarver’s to discuss some long range band strategy. I try to help regional acts get international attention. Sometimes Geffen Records calls to tell me what they thought of a demo tape. I feel like a big shot after I’m through talking. Someday they’ll tell me to get on a plane to discuss some contracts.

I’m worried about running into Arrogant Boulder. Some girl I ran into at The Raintree asked me to call him, ask for him and hand her the phone. Turned out he hates being disturbed by her. I’m afraid of getting a lecture.

BAND BUSINESS IS FRUSTRATING.
Poets, artists and writers know it might take a lifetime to get anywhere. Musicians know it can and does happen overnight to groups with or without talent.

I work in a foundry located across from a tombstone factory and a casket company. The Java Jive, a big tea pot, the world’s most psychedelic twilight zone that gets a crowd ranging from preppies to bikers, is down the street. The boss said I did a good job, was on time and had a good attendance record: “That’s what it takes to get ahead around here.” He said that five years ago. I have the same job. College educated mind rots in plant. It’s my own fault. John Foster of OP Magazine said he didn’t blame Olympia, just himself for living there.

Sometimes on the way to work I pass policewoman Leona Ellis who sued and got $150,000 for sexual harassment on the job. She’s suing again for something. I think about handling her career and directing her towards Playboy or Hollywood. I figure a cop with all that publicity might have a shot at a cameo on CHIPS or something.

I tell the bands the difference between winning and losing is quitting. Take a step at a time then jump. Keep putting in the money and eventually when you pull the lever you’ll win something. I hang out at the Back 40. The late night bartender is my guru and mentor. He says people make too big a deal over nothing and that once a person starts believing their own b.s. they are in trouble. He explains what’s really going on with politics and economics. He tapes up drawings I do on the wall. I call it the TMH Memorial Gallery.

I wind up at a lot of little parties where everyone is asking if they can borrow a beer. I read in the Enquirer how Joyce DeWitt locked herself in a bathroom and wouldn’t come out until she’d snorted all the lines of cocaine on a mirror. I wrote her a letter saying I thought the story was a cheap shot by a bunch of geeks and that I didn’t want her to think I read the Enquirer much (I read it all the time). She wrote me back a nice thank you for the support letter. I’ve noticed people locked in rooms and overheard stuff like, “It’s so good I had to put cut in it or your nose would bleed. Any other stuff in it was done by the farmers in South America who can buy duff cheap down there because it’s a foreign country.”

Organized crime hurt night life in T-town. The City of Destiny might have been one big strip joint if the mob had its way. I’ve heard Tacoma had a nickname among crime figures as “the little Chicago of the west coast.” The Back 40 used to turn away crowds four nights a week before it was torched three times.

I don’t feel much like a poet or artist unless people want to talk to me saying things like, “I can talk to you, you understand things, you’re a writer, you’re sensitive, you’re a poet, you understand.” Then they want to borrow money or something. I felt like a poet in Seattle a while ago. I came out of the Virginia Inn and asked this girl laying on the sidewalk if she was ok: “You wouldn’t ask me that if I was a bum would you!?” I found a nice piece of sidewalk and laid down then Leonard came out and laid down, then the girl we were with came out got mad and went to get the car. All we talked about was laying on the sidewalk with Joan Vee.

I was visiting in Montana. My cousins introduced me as being from Seattle figuring no one knew where Tacoma was. The people I met from Montana apologized for being from Montana. They all had excuses and were going to leave sometime. When I meet people I start with the worst and work down from there. If I feel obnoxious I’ll say I’m a poet and band manager. Sometimes I want to apologize: “I’m sorry I’m not a movie star or a rich and famous person but things haven’t worked out so I’m a foundry worker that went to college once…” I read in the Enquirer every now and then how men are trapped in women’s bodies or vice versa. I think a lot of bands have the potential of the Beatles or the Rolling Stones but are trapped by fate and circumstance in a local band.

My brother and I get letters now and then from our friend Carta. She’s always the guest of kings and queens or playing tennis with Hefner at Wimbledon. They depress and inspire me. I love them and reread them all the time. She says the next party she has that a lot of movie stars will attend she’ll invite us. I’m thrilled by tinsel town.

Before I go to bed I thumb through a stack of books: John Fante, Morse Peckham, Blaise Cen-dars, books on Bible prophecy, National Enquirer, the Tacoma News Tribune and rock mags from all over. The TNT gets very excited over all drug busts except heroin. A retired doctor was arrested in Tacoma who had been turned in by his neighbors who complained of finding syringes in their yards: “Honey I don’t mind the doc dealing dope but this is the third pair of Florsheims I’ve ruined this month from stepping into a pile of those used hypos. We’ve got to put an end to this!” The judge kicked the doctor out of town, told him to go peddle his stuff elsewhere. I was reading Morgan Fairchild had trouble getting dates in Hollywood. I wrote her saying I also had trouble getting dates and that we should get together. A few weeks later I received a wallet size pfidtb of Morgan from Hollywood. I’m still waiting for the date.

Epilogue: I never made it to my meeting with Penitrator or Robert. Got side tracked. Ran into Boulder and he just thought the call was funny and was in a good mood because he was with a beautiful girl who’d done some singing for the album. My brother and I met this older lawyer woman and two of her friends and they wanted us to dance with them in the parking lot of the Lobster Shop at 2:30 in the morning listening to an Eddie Rabbit tape from her BMW. We dance the night away.

Original Rocket article

My work in Tacoma’s commercial real estate market has made me acutely aware of obstacles and opportunities for revitalization. Coupled with my interest in local historical architecture, one topic presents itself over and over again: the under-utilization of space or more specifically the under-utilization of upper floors in multi-storied commercial buildings.

Tacoma has seen a great deal of disinvestment since the 1960s. The gains of the recent real estate boom could revert back unless property owners are especially diligent and creative. The community also has a responsibility in maintaining awareness of conditions and not accepting blighted conditions – applying pressure to property owners if necessary. While I don’t see the City of Tacoma instituting a Vacant Property Registration Program for this particular issue, there may be incentives that could be more aggressively marketed to property owners.

Granted, even if all the square footage in the buildings that contain vacant (or missing) upper floors were suddenly made available, it probably wouldn’t be enough to save Russell. But at the same time, it makes me wonder what the potential of this space could be: studio space for artists, office space for community groups, not to mention market rate office and retail. A little bit here and there adds up to a substantial amount. And right now, in this economy, we need every little bit we can muster! Better utilizing unused space and replacing formerly existing space could contribute to more people using neighborhood business districts. It would also contribute to better cash flow for the owners who could then be in a better position to contribute to civic improvement projects… such as streetcars.

Based on my conversations with property owners, the reasons for not utilizing space vary from a simple lack of interest (more common with non-local or absentee owners) to a perception that the costs involved outweigh the benefits. Another common link is property owners who own the buildings they operate in. Often they are too close to see the opportunity, are too busy to make it a priority, or are cash strapped (real or perceived) to make the investment necessary for occupancy of the unused space.

Horsfall Building (aka Big Vac), 809 South 38th

One of my favorite business districts is the Lincoln District. I like the food, the stores, and the old buildings. Did you know a streetcar used to go from downtown to the Lincoln District?

One of my favorite buildings is the Horsfall on 38th and Yakima. It looks like a massive building because of all the frontage on 38th, but it sits on a shallow parcel. The building is owner-occupied and has been a janitorial supply house for as long as I can remember.

Status: entire upper floor vacant.
Potential square footage: 8,000

Vien Dong building, 38th & South Yakima

One of my favorite restaurants is Vien Dong also at the corner of South 38th & Yakima Avenue. Even though the owners aren’t Thai, I think they make some of the best phad Thai in town (not to mention their pho!). As you stand outside, notice the wide radius of the street corner – this is where streetcars used to turn and go down Yakima Avenue.

Status: entire upper floor vacant
Potential square footage: 5,700

Fraternity Hall, 1111-1115 Tacoma Avenue

One re-occurring theme in downtown Tacoma is the number of historic buildings that had upper floors damaged by fire or earthquake that were never rebuilt. The classic Waddell building on Pacific Avenue housing the Pacific Grill is one such example.

In the 1926 photograph taken above from 11th Street, you can see the Fraternity Hall building in background with “A. Gehri & Co.” painted on it. As you can see, it was quite a bit taller than it is today. A fire destroyed the upper floors and were never replaced.

Status: missing upper floors never replaced
Potential square footage: 10,000-20,000

The Lorenz Building, 1552-56 Market Street

The Lorenz Building was built in 1889 in the heart of Tacoma’s then Japantown. From 1899-1914, it was home to the Astor House, also known as the Hiroshimaya Hotel, the first major Japanese Hotel in Tacoma. In the mid 1920′s, the building housed the Columbus Hotel and the Tacoma Ju Jitsu School. The Lorenz Building today, minus three stories, is home to the Tahoma Indian Center.

Status: upper three floors never replaced
Potential square footage: 11,700

Bradley Block building, 701-03 Pacific Avenue

This old building (1890) has been home to a hotel, apartments, and an architects office (Liddle & Jones). It currently houses Suite133 and Capers. However, the upper floor has been vacant for a few decades. On a recent tour, layers of wallpaper and paint revealed the fashions of the early 20th Century.

Status: entire upper floor vacant
Potential square footage: 2,625

The Rock Pizza building, 1918-1926 Jefferson Avenue

Here’s another building that used to be taller. Sad.
Status: missing upper floors never replaced
Potential square footage: 6,700

Lincolnshire Hotel, 901-907 Pacific Avenue

The building on this corner at 9th and Pacific has only a few retail shops occupied. The upper floors have sat vacant for years. This property was mentioned as part of a redevelopment proposal to house a new Russell Investment headquarters.
Status: entire upper floor vacant
Potential square footage: 10,000

This by no means is a complete list of buildings with underutilized or missing upper floors. The intent of this article is meant to illustrate that sizable opportunities exist today all around us. By increasing the intensity of use in our existing assets we can place greater pressure on developing properties such as surface parking lots to create more walkable and sustainable neighborhoods.

Archive photos: Tacoma Public Library

What does the Martin Luther King Housing Development Authority (MLKHDA), an affordable housing non-profit organization, have to do with one of the richest companies in the country? They both called the Lorenz Building at 1147 Tacoma Avenue South home.

Built in 1904, the Lorenz Building has played host to a number of companies over the years including a bakery, a floral shop, and a candy company that would eventually become the largest candy company in the world, Mars.

Frank Mars started the Mars Candy Factory, Inc in 1911 out of the family’s Tacoma home kitchen at 3312 North 27th Street. It was while Mars was in Tacoma – and possibly in the Lorenz Building – that the idea was developed for the company’s first blockbuster product, the Milky Way candy bar.

Unfortunately, success was elusive in Tacoma and the Mars family skipped town to return to their native state, Minnesota, to the city of Minneapolis. It was here that they hit their stride and quickly outgrew their facility. Next, the company moved to Chicago to take advantage of its central location and rail access for distribution across the country where, for most of the past century, Mars has had a mostly friendly rivalry with Hershey’s.

Last month, Mars announced it had purchased the William Wrigley Jr. Company, the world’s largest chewing gum producer, for $23 billion cash deal. The two companies together are expected to generate annual sales in excess of $27 billion to unseat Cadbury Schweppes as the world’s largest confectionary manufacturer.

Maintaining a long lasting tradition, Mars remains a private family owned business with family members consistently ranked on the Forbes List of “The World’s Billionaires”

Meanwhile, the future of the Lorenz Building remains uncertain. MLKHDA wants out of the homeless shelter business and the city recently posted a “do not occupy” notice on the front door.

Take the Mars tour of Tacoma! While living in Tacoma, Frank & Ethel Mars called these addresses home: 952 South Sheridan Ave, 504 South Ainsworth Ave, and 3919 North 35th.

The city has a survey of historic buildings and is in the process of updating it. There’s an interesting story about the builder, Edward A. Lorenz:

Edward came from a pioneer Northwest family. He took profits from growing hops in Orting to buy up property in Tacoma. Finding the Tacoma market more lucrative than farming, he sold his 160 acre farm to the town of Orting who wanted to build a Soldiers’ home.

Edward liked to keep busy. In addition to developing commercial real estate in downtown Tacoma, Edward was also owner of a lumber mill, a steam boating company (part of the Mosquito Fleet), and a boat building company.

Related links -
Yahoo News: Mars Announces Merger Agreement with William Wrigley

Wikipedia: Mars, Incorporated

The News Tribune: Tacoma shelter’s future in doubt

The critique has been in Hollywood for years, but it’s recently become much more prevalent. Look to the many recent television shows and films that have aimed to “pull back the veil” on suburbia—The X Files, Desperate Housewives, American Beauty, last year’s Little Children and Disturbia (which so obviously wants to indict suburbia, it starts its critique in the title). As far as Hollywood is concerned, the horror is in the suburbs, masked by the cookie cutter houses owned by people desperately trying to fit the mold.

Writing off the suburbs, or painting them all with the same brush, is a bad idea. Those in Tacoma who, like me, want to create a healthy downtown core should recognize that our success downtown is greatly affected by what happens in our suburbs.

I don’t want to get rid of the ‘burbs in favor of high rises. I want to make sure the urban core has a good relationship with them and encourage smart suburban growth. To do that, we need to draw distinctions between the good and the bad suburbs.

The NIMBY Problem

To the suburban dweller, the distinction between a good suburb and a bad suburb is easy: the bad suburb is the development that has leapfrogged past their own and is even farther from the city center than they are. They point across the street, “It’s that development that unnecessarily bulldozed a forest!” and “It’s that development that caused the roads to be filled with traffic.” Many move to the suburbs to “get away from it all,” and once they’ve moved out there, no one else should be allowed to come clog up their little slice of paradise.

I’m exaggerating a bit here, but the point still stands: most suburban communities want further growth curbed. It’s part of a strong NIMBY sentiment common to many suburban dwellers (the very phrase “NIMBY”—Not In My Back Yard—assumes the very suburban concept of a backyard).

The worst form of this NIMBYism results in the creation of a suburban municipality. These new suburban cities usually immediately create zoning laws that prevent the creation of multi-family housing like apartments and duplexes. It doesn’t take long before the city and the suburb are stratified along race and class lines. The city gets poorer, the city’s schools start to decline because their property tax base has dropped, and then even more suburbs want to break away. Consider Detroit: in 1950 it had 1.8 million people. Today it has one half that population (918,000 estimated), even though the entire metropolitan area has grown to 4.4 million. Is it surprising it has a high crime rate and blocks and blocks of abandoned buildings?

This is not necessarily a problem that is either liberal or conservative. Democratic mayor David Rusk in Albuquerque helped launch an aggressive annexation bid that kept Albuquerque growing faster than the city itself, ensuring that suburbs couldn’t break away and take their tax base with them. The Republican-run government in Indianapolis consolidated the City and County government in 1970. In 1975 Anchorage did the same thing and as a result the city became larger than the state of Rhode Island (apparently everything must be XXL in a state the size of Alaska).

Density & Transit

Again, not all suburbs are bad. Older, denser suburbs are more likely to be on historic mass transit lines, or will be good candidates for mass transit in the future. Their age also means that commercial development is more likely to be closer, possibly within walking distance. They are also less likely to secede from their central city.

That’s not even to say all newly-built suburban communities are bad by definition. The town of Dupont, Washington, has worked hard to create a suburban town that also avoids many of the pitfalls of suburban design (or lack of suburban design, if you’re a cynic).

It’s important to point out, too, that living in the suburbs is a trade that suburban residents accept. They are choosing a commute so they may have a backyard, choosing higher transportation so they may have lower housing costs, and choosing to be away from active nightlife so they may have a feeling of security for their family. These are not necessarily bad choices, as many suggest. I would call it a “bad choice” only when it is an unexamined choice. When is the commute so long you never get to play with your kids in the backyard? Is saving 6 hours a week commuting worth a home 700 square feet smaller?

The Future of Suburbia

The April issue of The Atlantic contained an interesting piece on one of the problems that will begin to afflict many suburbs in the coming decades: too much supply. Christopher Leinberger writes, “Arthur C. Nelson, director of the Metropolitan Institute at Virginia Tech, forecasts a likely surplus of 22 million large-lot homes (houses built on a sixth of an acre or more) by 2025—that’s roughly 40 percent of the large-lot homes in existence today.” This is due to smaller families, rising fuel costs, empty-nesters who are “right-sizing,” and young people who are less likely to seek a home in the suburbs.

Leinberger calls his piece “The Next Slum?” and suggests that the suburbs on the fringes of cities are going to hurt the worst—too much supply will send prices down dramatically in the suburbs, vacant properties will be common, and transportation costs will still be high (without the trade off in “quality of life” to make it more palatable). It’s a startling forecast, but in some parts of the US it’s already started to occur. In a development 7 miles outside of Charlotte, North Carolina, 81 of 132 houses are vacant and in foreclosure; vandals and squatters have begun taking over. In Elk Grove, California, 10,000 homes were built in 4 years—some of them valued at $500,000 just a few years ago. Many are empty and the residents still there are starting to see gang activity.

With that in mind, it makes me very happy that Washington State adopted the Growth Management Act in 1990 and that Pierce County followed up this past year by adopting Transferable Development Rights to help protect farms and forests. By designating large tracts of land that may not be further developed, the State has taken the first step to curb sprawl. This is actually good for homeowners, suburban homeowners especially. It means that a new development can’t leapfrog past you anymore, unless it had filed its permits more than 10 years ago (which, admittedly, many did). It means that while the local housing supply will keep expanding, the number of large-lot suburban house will not, which will help your property values. It also means that it gets easier for the City and the County to plan where people are going to be, which will help mass transit options improve and become a more viable option for the suburban dweller.

Pierce County expects to add another 250,000 people in the next 12 years according to Washington’s Office of Financial Management. That’s a 40% increase in our population in 12 years. With the limits on growth, we will house those residents by building infill projects within the City of Tacoma and its neighboring towns. More density, more multi-family housing, and (hopefully) better transit to link them all together. Even with that growth, Tacoma’s suburbs won’t go away. But they won’t get bigger either. Creating better transit options into them will help suburbs remain a viable option for certain families and tie them to downtown.

So I don’t want to disparage suburbs or those who want to live in them. I do wish that some of Tacoma’s neighbors—Fife, Lakewood, University Place, and Ruston—would someday consider annexation into Tacoma instead of walling themselves off from us, but I also know that’s probably a long way off. We need to encourage good suburbs and better mass transit options into the densest suburban communities. We need to make sure that sprawl stops, too, and that the forests and farmland in Pierce County can stay rural. If we can effectively keep the suburbs from expanding even farther, Tacoma’s downtown core will grow that much stronger for it.

Erik Hanberg lives and works in downtown Tacoma. He blogs regularly at erikemery.com.

I’ve been thinking about alleys lately. This topic came up about a year ago over on exit133.com and again in some recent articles. I’ve always been a fan of alleys but became very interested in them several years ago while taking an urban planning course at the University of Washington. Since then, alleys have become one of my (many) obsessions. Especially after learning that public right-of-ways (streets, alleys, sidewalks and parking strips) make up about a quarter of the land mass in most cities – Tacoma included.

Of these right-of-ways, alleys receive the least amount of thought and attention. Out of sight, out of mind. As a result, not much thought has been given to include alleys in the broader context of issues such as sustainability, urban revitalization, and the environment.

Green Alleys
A New York Times article last year declared Chicago the alley capital of America and went on to outline Chicago’s plans to retrofit 2,000 miles of alleys with environmentally sustainable materials under a Green Alley initiative. The article continues, “In a green alley, water is allowed to penetrate the soil through the pavement itself, which consists of the relatively new but little-used technology of permeable concrete or porous asphalt. Then the water, filtered through stone beds under the permeable surface layer, recharges the underground water table instead of ending up as polluted runoff in rivers and streams.”

Tacoma is sometimes referred to as “Little Chicago.” Reading the New York Times article immediately brought to mind Tacoma’s effort to clean up the Thea Foss Waterway. A former designated Superfund site, many years and many millions of dollars have been poured into cleaning up this long abused waterway. Officials thought they were good to go when tests revealed that whatever polluted the waterway in the first place continues to do so today. One can only imagine the state of the soil underneath much of downtown from 100 years worth of dumping toxic chemicals directly into the ground.

One solution to help flush the pollution out of the soil could be by converting our alleys to permeable concrete like Chicago is doing.

Alley Density
Another way we can make better use of alleys is by utilizing their potential to create walkable neighborhoods. Mother-in-law apartments – or Accessory Dwelling Units as they are called in planner-speak – are nothing new. Yet for some reason, whenever the topic of increasing density comes up, NIMBYs rise up and scare Tacoma’s politicians, who generally have weak constitutions anyway.

Here’s an example from Toronto of a “laneway house” built in an alley. True, it’s not the prettiest house, but it’s better than nothing! According to the website, “one estimate puts the amount of units that could be added if the city’s 2,433 alleys were all opened to residential construction at roughly 6,000.” While this number seems optimistic, serious consideration should be given to this idea as it is a low impact way of adding density to our neighborhoods.

Only by increasing density will we be able to create walkable neighborhoods with thriving business districts that have the amenities we need.

Urban Alleys
Tacoman’s hate references to Seattle, but here’s another one: Post Alley. Most people are familiar enough with this iconic little alley that runs through the Pike Place Market. In just a few blocks it features a dozen restaurants, bars, two theaters, a travel hostel, and other shops. The closest thing Tacoma has to it is Opera Alley which doesn’t even come close. But it has the potential to.

My mother-in-law loves to tell the story of how her dad would give her a nickel and she would head over to an ice cream shop that used to be located on Court C between 9th & 11th. It’s hard to imagine Court C as a thriving commercial alley, but it once was. Now, its buildings are vacant and boarded up. Waiting.

Opera Alley’s narrow street and zero lot line adds character and is helps create a walkable neighborhood.

No chains here. Over the Moon Cafe, has strong presence despite the size of its small storefront.

Embellish (aka “The Purple Building”) moved to this alley location on Court D after its former building was converted into condos.

The new Roberson Condo building on Court D off of 7th Street looked to the past for inspiration and incorporated live work units in the alley.

Boarded up alley retail at 11th & Court C.

Another view of 11th & Court C.

More underutilized space on Court C (between 9th & 11th).

The building with the red door has been for sale on the market for a number of years. More potential retail could be there.

Former location of the now defunct African-American Museum. This retail space is on the alley side of the Pythian Temple.

Side view of Pythian Temple showing “ghost billboards.”

This alley used to be filled with life. Will Tacoma’s turn come again?

During my recent obsession into the world of sourdough bread making, I found myself in the market for an oil mister. This gave me a perfect excuse to pay a visit to the Urban Gourmet store on 6th Ave.

While going through the ins-and-outs of different models with the knowledgeable staff, I happened to peak through a door in the rear of the store. Inside the room was a brightly lit kitchen fit for a TV show, theater style seating, and a fully loaded kitchen with a gas range at the center of it all. “What is that?” I asked. “That’s our cooking class kitchen,” I was told. Then I saw the overhead camera focused on the range broadcasts out to two flat screen televisions. A ceiling mounted mirror ensures there is not a bad seat in the house.

When asked about the kitchen, one of the owners, Robin Jensen, said the plan to offer cooking classes was there from the start. But they had to wait for the kitchen build-out until last September when the space became available. By November, they were off and cooking. Since then, the kitchen has been getting a good work out. Besides classes, the kitchen is rented out for private events and parties. I was told that there’s even a TV show called “Cooking with Ros” that is recorded on site. The show is shown on Comcast. “Unfortunately, I haven’t had a chance to see it since we have Click!” Robin said.

There have been many offerings by chefs and owners of local favorite restaurants including Stadium Bistro in the Stadium District, Marzano Italian Restaurant in Parkland, and Gateway to India on 6th Ave. Other demonstrations include tea tastings and knife sharpening and knife techniques. They are even thinking about hosting kids cooking classes or even a kids cooking camp in the summer.

When I stopped in to take pictures on the evening of February 27th, Chef Peter Weikel of Stadium Bistro was well into working his way through the menu. Entitled, “French Country Elegance,” the menu included Pacific Day Boat Black Cod Wrapped in Prosciutto and Cowl Fat with Fresh Tarragon, Caramelized Fennel and Leak Risotto with Petite Bask Sheep Milk Cheese, and Scratch Made Eclairs with Fresh Lemon Curd and Noel White Chocolate. Wow!

With a glass of wine poured for me I settled in to watch the Pete show – and what a show it was! To my left was Cheryl Tucker, editorial writer for the TNT, and a couple chairs to my right sat an elderly woman who was celebrating her birthday (note to self: wife’s birthday is coming up). The dozen or so people in attendance had a great time and ate some amazing food. It was especially entertaining bantering with Pete as he narrated the class and learning about his fear of the non-rising eclairs (it happened recently).

Alas, the Urban Gourmet is currently sans website. They took it down for updating, but it should be back up in about a month or so. They are also in the process of putting together their Spring 2008 newsletter which will have class listings and other special events.

Upcoming classes (call for confirmation):
March 6: Baking with Kris O’Leary
March 7: Mastering Salmon with Troy Reich
March 11: Chef William of Babblin’ Babs Bistro
March 17: Gateway to India

Urban Gourmet
2602 B 6th Ave
Tacoma, WA 98406
253-272-3111

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Not your mother’s kitchen: the chef’s island easily seats a dozen people and two wall mounted flat screen TVs make sure you don’t miss any of the action. Another nearby island seats six to eight people while a few smaller islands fill out the space.

Chef Pete wraps the cod in waffer thin prosciutto.

Notice the ceiling mounted mirror.

The fish gets a massage.

Almost done! Out of the pan and into the oven.

Putting the finishing touches on.

Touch my puff pastry.

One of the side effects of being in the shadow of the Seattle-metro area is that an abundance of older buildings, many eligible for historic status, have been spared the fate of the wrecking ball. Love them or hate them, Tacoma has a LOT of old buildings.

Some are quite significant and have names you may have heard: Winthrop Hotel, Elks Temple, Luzon, and of course Union Station. Still, there are many others that aren’t quite as stately, yet no less significant: the Horsfall Building, built in 1919 in the Lincoln District or the Pochert Building at 1110-1112 Martin Luther King Jr. Way, designed by C.A. Darmer in 1904. Darmer is better known for other projects including the Tacoma Hotel, Harmon, the original Pierce County Courthouse, Columbia (Heidelberg) Brewery, Pacific Brewing & Malting Co. Complex, Olympus Hotel, Waddell, Meeker Mansion, Tacoma News Tribune, Carnegie Library, Carlton Hotel, to name only a few.

Heritage Tourism
Many Tacomans may take for granted how many fine old buildings we have, but visitors don’t. Many visitors during the last Tall Ships Festival were overheard commenting on all “the neat old buildings.” However, for many Tacomans there remains a perception that old buildings are a reminder of the past and that it’s time to move on, which is too bad. Indeed, some cities capitalize greatly on their history and incorporate it into their marketing – Port Townsend is a great local example. In fact, last year the State of Washington Department of Archaeology & Historic Preservation released a report indicating that heritage tourism contributes hundreds of millions of dollars annually in this state.

“The National Trust defines ‘cultural heritage tourism’ as traveling to experience the places, artifacts and activities that authentically represent the stories and people of the past and present. This is a broad definition, but it’s fair to say that the interests of heritage travelers generally include visits to historic districts and privately-owned historic buildings, including hotels and bed and breakfasts, as well as museums and sites with guided tours and central admissions. Heritage sites in Washington range from historic homes that are entirely staffed by volunteers and open only part of the year to large federally-funded National Historic Sites administered by the National Park Service. Historic districts and vibrant historic downtown areas also serve as important heritage tourism attractions.”

“Heritage and other forms of tourism generate economic benefits for local economies because visitors to the area spend money on entrance fees, food and drink, transportation, gas, and lodging, among other things. These direct expenditures represent new money for the area and support local jobs and income, as well as generating additional employment and income through local multiplier effects. The heritage tourism portion of this study is primarily concerned with identifying the total (direct, indirect, and induced) economic impacts associated with spending by heritage tourists visiting Washington State.”

“Heritage tourists spent an estimated 8.7 million visitor days in Washington State in 2004, with average expenditures per day of $72.40. This resulted in total annual spending statewide of about $633 million, with much of this spending concentrated in the lodging, eating and drinking, and retail sectors.”

“Almost half (48.5 percent) of all visitor spending in Washington was in King County in 2004, with about 6.2 percent in Pierce County and 5.9 percent in Spokane County.”
* Washington Sate Department of Archaeology & Historic Preservation

Neighborhood Vitality
By their nature, old buildings have an easily overlooked advantage to new buildings: they’re cheap! New construction, on the other hand, is not cheap. In Tacoma, you can expect to pay $25-$30 per foot to rent new office or retail space. Older buildings range from $9-$18 per foot – about half that of new construction. What does this mean? It means older buildings are more affordable to small local businesses and entrepreneurs. National chains can afford the more expensive space because they have the power of a brand name but also because they have the wherewithal to weather a down economy much longer than a small local business.

Retaining and re-using older buildings creates a rich urban fabric and is crucial to local entrepreneurs and businesses. For example, if I wanted to rent a 1,500 square foot retail or office space on MLK today, I could either pay $650 a month for renting in an older building, or I could lease space in a new building, such as the one proposed at 11th & MLK, for $2,250 a month. If you were starting a new business, which would you choose? But it’s not just about money, many people desire the character, simplicity, and integrity that are only found in older buildings.

In a study commissioned by the City of Tacoma, the Browne’s Star Grill Building on MLK was found to be structurally sound, though in need of some TLC. This building played a significant role in the development of the historic “K” Street business district. And it may be hard to tell in its current state, but under the grime and boarded up storefront sits a proud building with more character in its two stories than in many of the high-rises going up today. Many cities dream of having classic old buildings like this! And there are many other examples like this. While other local cities such as University Place and Mill Creek struggle to create walkable main street neighborhoods from scratch, Tacoma’s old commercial centers silently wait to rise again.

It has been said that tourists don’t go to Europe to see new buildings – they want to see the old! Old buildings give neighborhoods character. They stabilize neighborhoods and encourage economic development. If historic preservation can turn our downtown around, then wouldn’t we want to do the same for our neighborhood business districts?

Going Green
There is more value to old buildings than just nostalgia. In many cases, they are irreplaceable. The materials and craftsmanship simply are not available to today’s developers. You can’t build another Browne’s Star Grill building because the brick they used is not made any more. Even if you could find the brick, today’s zoning would not allow it to be built – it has no off-street parking. Why would the original builders not feel compelled to incorporate parking? Because streetcars used to run right in front of the building! But that’s another topic.

Jane Jacobs wrote in her seminal book, “The Death and Life of Great American Cities,” “The economic value of new buildings is replaceable in cities. It is replaceable by the spending of more construction money. But the economic value of old buildings is irreplaceable at will. It is created by time.” While there is much talk these days about “green building,” we sometimes forget that the “greenest” buildings are the ones we already have. Building materials constitute the single largest category in our landfills.

Following the plight of a little nail shop has got me thinking about how we think about growth.

Growth comes in two forms: incremental and punctuated. Incremental growth occurs gradually over time and is more organic. Punctuated growth is marked by sudden and dramatic change. Humans, by our nature, are mesmerized by punctuated change – as long as it’s not happening to us! Think of cities evacuating due to a volcanic eruption, the devastation of a community from a major flood, earthquakes wrecking havoc on a region’s infrastructure, or a six story building going up where most of the surrounding buildings have only one story. You get the idea. Conversely, humans like consistency and gradual change, if any change at all. It is safe to say that humans generally don’t like a great deal of change, especially when it’s happening to us.

How does this relate to the recent case of a Vietnamese family filing for a change of land use for their home-based nail salon in the Proctor District?

This home business in particular exists in a single family dwelling located at the corner of N. 26th & Madison Street. The other three corners are all commercial structures with fairly low impact businesses operating in them- two banks and financial service company. While it is understandable that we would want to keep commerce from encroaching too much on neighborhoods, we must ask ourselves what our aim is.

Without a doubt, the Proctor District is one of the more stable and successful business districts in Tacoma. Rental rates are high and vacancy rates are usually near zero and the availability of commercial zoned properties for sale are also quite rare. However, the last significant development in the Proctor District occurred nearly a decade ago with little new development since. This is a classic case of pent-up demand in the marketplace.

Through the Growth Management Act, the State of Washington mandates that the City designate urban growth areas and plan accordingly. According to the City’s Growth Strategy, the population is predicted to increase to 255,240 by the year 2022. Based on the current population of 201,700, the city of Tacoma should be adding 3,569 new living units every year.

Clearly, increased density in many of our neighborhoods is not happening as was expected from our land-use zoning system. While some of the business districts have witnessed a revival of sorts, we have added very little density. Density is necessary in order to create vibrant business districts, walkable neighborhoods, and sustainable transportation systems such as streetcars.

There is a fear in Tacoma that there needs to be some sort of buffer between commerce and residential.

Commerce and residential do not need to be mutually exclusive. They can peacefully exist and even prosper side-by-side. The perception that there needs to be a line dividing commerce from residential is one inherited from 50 years of suburban-based urban planning – a one size fits all approach that only works in suburbia.

There are examples showing the symbiotic relationship between commercial and residential all over town. The Rosewood Cafe is a great example of a business with a fiercely dedicated neighborhood following within a single family neighborhood context. If they were to build the Rosewood Cafe building today and open for business, it would be illegal. Why? Because our policies declare it so. Since the build sat vacant for so long, it had lost its “right” to be zoned commercial. Get it? I don’t. As it was explained to me by a city planner, the Rosewood Café is only open today because of lax enforcement from a previous era of city government. It would be a tough sell today.

Back to the nail salon. One of the arguments brought forth against allowing expanding the home-based nail salon business into a regular business operation were concerns about signage, parking, and exterior building modifications. Seems reasonable. However, it appears that the use of the building is being confused with the building itself. One solution is to address these topics through a policy update. If the use is low impact and family friendly, which is desirable in this location, it shouldn’t be too difficult to create guidelines addressing neighborhood concerns for a win-win situation.

Somehow, all of our historic business districts evolved without the tight zoning controls that have been in place for the past 50 year. They grew naturally over time, not overnight. That’s the way it is around the world – even London, Paris, and New York started with small home-based shops. With an awareness of how our business districts came to be, we gain an understanding of the way to grow them: incrementally.