I confirmed with the town planner that public comment is allowed on this issue. So if you have something to say, come by the council meeting tonight at 7 pm and let your elected leaders know what you think about this issue or anything else on your mind. 7 pm at Town Hall ~ 5117 N. Winnifred. See you there!
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There are usually at least two sides to any issue. That is certainly true for the debate over how to handle the zoning on the last two blocks of Pearl Street. To summarize, there is a conflict between Ruston's comprehensive plan (our long-range plan) and the current zoning map that controls the actual zoning. The comprehensive plan denotes these two blocks as part of the COM-P zone (Pearl Street commercial), but the zoning map shows them as residential.
The planning commission considered a proposal to bring the zoning code into alignment with the comprehensive plan under the assumption that was the intention when the plan was last updated. But the petition signers proposed a new idea - change the comprehensive plan to residential so this issue won't come up again. A public hearing was held on the initial proposal with testimony asking the planning commission to take a new direction. After closing public input, the commission voted to recommend changing the comprehensive plan. No hearing or formal input has been allowed on the new proposal.
When the commission began their deliberations, there were several misconceptions that I was concerned about. I wrote this letter to the town planner in hopes that the information could be shared with the commission before they made their decision. I share it with you now as just another piece that should be considered when making important policy decisions like this. The viewpoint of the petition signers was posted last month here....., now for some another viewpoint. I'm happy to post anyone's opinion, just email me at kpickett22@yahoo.com.
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Hello Rob and Planning Commissioners:
I wanted to get some additional information to you after some of the questions and comments that came up at your last meeting. I hope this email and attachments can be provided to the commission prior to their meeting on Wednesday.
The current debate is about not only the zoning along Pearl, but about how Ruston will deal with, encourage and build (or not) it's business core - and about our long-range planning as a community. Regardless of the decision on this proposal, I hope the planning commission will take the lead on bringing the community together for a comprehensive look at our future and what this evolving town wants.
This area is a logical place to plan for growth. Steps can be taken to mitigate potential impacts. This decision should not be based in emotions or fear. I hope you will consider what is what is best for the town as a whole, not unfounded rumors that were clearly answered at the last meeting.
If the decision is to change the Comprehensive Plan rather than the zoning code, please use this opportunity to focus on updating the Plan. There is a lot of momentum right now. We could hold a series of neighborhood meetings to get ideas flowing, gather the priorities from residents, even educate folks about what the town's priorities are. It might be nice for each commissioner to hold a meeting in each section of town - have one person invite their neighbors in for a "coffee hour" and brainstorm about what makes Ruston tick, what we need, where we want to be in 10 years. Then hold a town-wide meeting to present a summary of what discussed.
Just an idea, but the idea of some kind of community "vision" process or strategic planning has been talked about for years now - please use this opportunity to turn that talk into something useful (not only the plans, but the chance to come together and dream rather than disagree when specific proposals come up).
Tacoma has based its Neighborhood Districts and Business District programs on the Main Street development principles (available at http://www.preservationnation.org/main-street/about-main-street/the-approach/). I hope you will consider these principles in your decisions. This approach focuses on encouraging development in core areas (downtowns) that offer a mix of retail, housing and axillary support businesses. This approach offers important information on making your business area walkable and attractive - something that I hope you will consider for our current businesses.
I am very concerned about the discussion at the last meeting that seemed to indicate that the future Point Ruston retail area should be our focus, and alluded to there being no chance for commercial success anywhere else in town. I've attached an email from Metro Parks and the zoo - this major attraction brings at least a million visitors into Ruston each year. We are not a dead-end road with no development potential, we sit next door to a major destination. There is so much more we can and should be doing to harness some of that potential to help Ruston survive.
The question was raised about what commercial business had to offer over residential homes. There is a need to balance our neighborhood needs for quiet with the very real need to sustain the services to provide that quiet neighborhood. In Ruston, we pay a property tax rate of 9.7138 per thousand of assessed value for residential property. Commercial property is often assessed higher, but would pay at least the same amount of tax as a house.
One of the advantages of having even a small business is the additional tax it would generate. I've attached Ruston's B&O tax rate, that any business with quarterly gross receipts over $5,000 pays. For retail, a tax of .00153 is charged on all gross receipts, regardless of profit. In addition, out of the 9.3% sales tax, 2.8% comes back to Ruston's general fund.
Having a vibrant retail/commercial core adds to the quality of life for the neighborhood too. Being able to walk to shop, eat and find entertainment is good for a community. Having people get out of their cars on the way to the zoo or ferry to pay taxes here is a good thing.
I've also included a survey of the two blocks you are considering (both sides of the street). You'll note that none of the Tacoma side has any homes directly on Pearl, although some are close. Almost half of the Ruston side is already vacant or multi-family use, and I believe several of the houses in this area are rentals as was mentioned by one of the property owners at the last meeting.
If you cannot see your way to supporting this proposal at this time, I hope you will use the interest it has generated not only as a catalyst for a long overdue community-wide planning effort, but to enhance our current businesses who give so much to help Ruston survive. We need a balance - we cannot have just a quiet neighborhood without an economic engine to support it.
Thanks for listening. Please contact me with any questions at (253) 228-8529.
Sincerely,
Karen
11 comments:
This is balderdash, Karen.
Businesses here do not 'give so much', because how can they? Their customer base isn't big enough. They'd go broke. Some of them claim they already are going broke.
Can't solve the tax base problem by implementing what you are recommending.
Balderdash right back at ya (I love that word!).... I wasn't trying to say that our local businesses are a strong source of income for Ruston, nor that allowing commercial development on these two blocks of Pearl will solve our tax base "problem". Please allow me to clarify....
Our local businesses give their time, energy and risk their livelyhoods here. I think they deserve our support. We should shop there, take visitors and support legislation helps them succeed - in balance with our residential needs. It takes a variety of development for a good quality of life, including commercial development within easy walking distance.
The customer base of at least a million visitors next door is more than enough. The business district is looking at ways to get people out of their cars (improved streetscape, more crosswalks, curb bumpouts). We should support those efforts and work on some ideas of our own.
These two blocks are part of a comprehensive approach to building a strong tax base - not the only solution. But how we approach this is an indication of our willingness to solve the larger problem. It sends a message to potential business owners that we don't want them, tells developers that we are difficult to work with and they should look across the street at Tacoma (who is very aggressive about encouraging development wherever they can get it).
Thanks for the chance to clarify - and for using that wonderful word!
Well, your explanation would be fine if we wanted Ruston to be a business; but we don't.
We, the people on Highland and that two block stretch of Pearl Street are far more important to maintaining Ruston's small town character than commercial interests are. We want to continue to live in our residential environment undisturbed by parking problems, noise, lighting distractions, etc.
There'll be a big and exciting commercial area when Pt Ruston gets built with tax revenue and with a business friendly environment throughout. Everyone can be happy with that arrangement and we current residents on Highland and Pearl will be among the thousands of people patronizing those businesses while going home to enjoy our delightful Ruston neighborhood.
and "we the people", where would you like the gates placed, HOA dues and bylaws mailed?
There are many that prefer to choose for ourselves.
I have been a business owner here in Ruston for the past 26 years and have enjoyed being in Ruston. Working with the Town is so much easier than working with the City of Tacoma ( have also had a business in the Tacoma city limits). Over those years I have generated alot of income with a limited customer base so customer base does not have to be large. It really depends on the type of business. In talking about commercial, it doesn't mean a business that needs the day to day people coming in through the door. You can have a business that just has a need for an office somewhere or has 1 person at a time for appointments.
I would much rather help to support someone in our town with their business (self-employed small business) than a medium to large corporation. The "little guy" is how everything got it start.
No it won't solve the tax base, but it can certainly help it along. The taxes that come in every quarter from business help to support the general budget of the town. We also provide jobs for people.
Bev Wombacher
Owner Ladies Workout Express
Owner Good Beginnings Childcare Center (19 years)
Therein lies the schism: pro-commercialism folks vs residents whose neighborhood's future is in question.
Wombacher is right when she says that Ruston's businesses won't solve the tax base. There isn't enough coming from B&O taxes to come close, if you look at the budget.
Ruston is in seemingly eternal deficit spending, but should the neighborhoods pay for law suits galore and staffing it can't afford, not to mention the coming infrastructure's costs?
It seems very unlikely that by adding a few more businesses along a two block stretch that the cost of running Ruston will be supported in any significant way.
B&O tax is not the only measure of what business brings to our community. Retail would generate much more in sales tax than B&O, and having services close by, enhancing our image to the rest of the world are a few more benefits. It is not either commercial or residential, a few more businesses along a very busy road like Pearl can co-exist with the neighborhood. There are many safeguards built into our system to ensure that neighborhood needs are met.
I don't think anyone is saying that allowing commercial development on these two blocks is going to save the town. But a walkable seam from the entrance of the park helps all the businesses on Pearl. Every little bit helps, and we should be looking at ways to build our tax base, not reduce it.
That's your pro-business opinion but it doesn't add up to most of the people whose homes are on those two blocks of Highland and Pearl.
How much in sales tax has the Town received? Has it made a dent?
Isn't it amazing how this small town just loves multi million dollar lawsuits and out of sight legal expenses.
This anti business attitude isn't surprising for a town council who voted their largest taxpayer, $30 thousand dollars per year, out of business.
Bus it is no secret it was a campaign pledge four years ago and they are sticking to it.
Bedroom community or annexation to Tacoma, pure and simple.
The answer is 'No', the sales tax hasn't made a dent in returning significant revenue to the Town, unfortunately.
Businesses don't do enough trade here to pay much - just check with the Town Clerk-Treasurer or the Mayor and look at the last few years' budgets.
We're struggling to stay alive as a separate town, but after living here for 14 years, I don't really see the odds for succeeding as that good. I know some do not agree with me, but that is my thought. I think we will know the answer about our future in the next year, maybe two.
Just read about the LID increase that Pt Ruston wants. So are Ruston business owners willing to kick in and get assessed along with residents for $14,000,000 if that big business (Pt Ruston) fails to do what it's supposed to?
Small chance of failure, I agree, but can you business owners who own the land you do business on, assume your share of a mulit-million dollar assessment, in the event of...?
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