Ruston Way Opening Delayed Again

A headline article in today's News Tribune about progress at Point Ruston (link here) includes notice from owner Mike Cohen that Ruston Way will not open until late May. Although the grand opening ceremony will proceed on April 21st with a 5-K run, the public will not be able to drive the road for at least another month.

The first leg of the $5  million waterfront walkway is set to open by June. Work continues on the Copperline apartments, which should be completed by September. A new condo building is scheduled to start construction on the waterside of the apartment building once enough new owners sign on. Apartments will rent from $900 to $2,000 monthly and condo prices range from a half million to $1.7 million.

Welcome Wren & Willow

Not all the construction around here is on big buildings, although the activity at Point Ruston and the Commencement is music to many local ears. Just across Pearl Street, a labor of love is transforming the former Oak Brother’s Antique building into a new home for Wren & Willow, Inc. Owner Laureen Skrivan started the company as an interior designer, but soon expanded to general contracting with the help of partner Cliff Kendall. She offers a unique perspective as a woman-owned business in a male dominated field. She not only carries a keen eye for design and space, but is passionate about staying true to the history of a building.

Laureen has put that passion to full use as she builds her own office. The space will be part gallery, part office, part meeting space, part showroom and all around beautiful. “When we are hired, our job is to tell our clients story. This building is our chance to tell our own story.” That story will transport visitors back to 1917, the year the building was first constructed. Laureen’s attention to detail is evident in her research into the building history and authentic design for everything from lighting to flooring.

The new office uses the full building, requiring the removal of a false wall that once cut the building in half. The new layout is shown below, with a wide entrance that will feature displays not only of Wren & Willow’s work, but a large fireplace and other pieces that take advantage of the big windows to attract foot traffic through the door. Laureen said her goal to make the office an inviting place to stop and chat. She hopes to eventually offer the space for small-scale community meetings, envisioning something like local history fireside chats and more.

Wren & Willow began in a small office in the Proctor district. They looked for bigger space in that area casually for a couple of years, but when the financing fell through on an offer near their old office Laureen decided to follow up on the “For Sale” sign in the Oak Brothers window. She said she was eating breakfast at Ruston Inn shortly after the Proctor deal collapsed, staring out the window across Pearl Street when the sale sign jumped out at her. The owner agreed to carry the contract and the new story for Wren & Willow is unfolding as time and finances permit.

The company is busy, but there is always room for more clients Laureen says. Wren & Willow focus on remodels, additions and tenant improvements, along with interior design. They hope to complete the front of the new office by summer with an awning and sign, and move into the building by late fall. They are excited to part of the Ruston-area and hope to grow their business as the community grows. Stop by to read the history page (copied below), watch progress and welcome our new neighbor.

 

School Building Study Session: March 5, 2012

The study session began at 6:05 pm. The mayor announced that Al Olson and his team would present their findings for 30 minutes (following the agenda their team had provided for the meeting), and then the public would be allowed to comment. Councilmember Hunt pointed out that the public is usually not allowed to speak at study sessions. They should only be allowed to comment after the council had asked their questions if there was time. Councilmember Hardin stated there would be at least one more study session where the public would be allowed to give input.

Mr. Olson then elaborated again on why he felt the town should sell the school building (this was his third presentation on the issue). He said the mayor had asked him to determine the highest and best use for the building, so he gathered the best of the best for the analysis. The team has not charged any money for their work (although Mr. Olson let them know the property may be for sale). He noted he did not have a formal relationship with team members, although he had worked with each of them in the past.

Olson then outlined in detail the qualifications of the team. He noted there is an emotional connection to the building for town residents, but the team operated without emotion – on the facts only. They first evaluated the costs to renovate the building.

Olson was struggling to read his notes without his glasses at this point, so Councilmember Hunt (his domestic partner) loaned her glasses to him. Olson then proceeded with his speech, noting the cost to fully renovate exceeded the current value of the school and would be more expensive than new construction. Keeping the school also incurs additional repair and maintenance costs. The town would have to meet current energy efficiency codes. Managing a rental property would be a hassle. If the public safety services are located in the building, the construction must be at 150% of safety codes. The building must meet seismic codes.

Olson said the team explored 4 or 5 alternatives and stressed again that not paving the parking lots right now was another way to save money (since a developer would likely take them out). He felt the town would benefit from selling now by generating cash, eliminating liabilities and the on-going maintenance costs.  Selling now provides money to the town to focus on future plans.

Dan Booth of HDL Engineering then discussed their findings about the structural integrity of the building. They were hired by Asarco in 1996 or so when Asarco did a major upgrade on the building. He confirmed that no seismic upgrades had been done at that time. Instead, the $690,000 remodel had focused on installing features that would provide basic life-safety, such as steel beams around the exterior walls to hold them in place during an earthquake. This would allow people to escape the building, but was not designed to preserve the walls intact.

Booth spent a lot of time outlining problems with the building, such as the unreinforced masonry of the exterior walls, which are load bearing. He noted the walls are not tied together well. He reiterated that any change of use of the building (such as using it for public safety offices) would mean it had to be brought up to current code.

Hunt asked for a guess on the cost for a seismic upgrade ($50 per square foot – about $1 million without any refinishing work). Booth also stated the town should save the money from the parking lot repairs. Hardin asked if Booth noted any damage from previous earthquakes that had occurred during the life of the building. Booth had not, but felt any damage could have been repaired and not noticeable when he did his inspection.

Jim Newman, project manager for Rushforth Construction, then outlined the projects he had worked on in the past. He reiterated the arguments against saving the school that Olson and Booth had presented. He noted that with an old building like the school, the budget needed to be 20-25% higher for the unknowns that might be discovered. He felt the best use of the property was to demolish the building and start new. Hunt estimated it would be a 24 month process to rebuild, but Newman thought it would be more like 10 months. Newman estimated the cost to renovate with full seismic upgrades at about $135 per square foot, whereas new construction is about $110 per square foot.

Dave Freeman from SFA Architects then presented a review he had performed of the town's comprehensive plan and how a feasibility study such as they are proposing would help the town plan for its future. 

Councilmember Hunt disclosed that she is domestic partners with Al Olson. She stated she had not been allowed to ask questions or discuss this proposal with the team when they had met in her house. She happened to see one of their worksheets during one of the meetings and confirmed that their first goal had been to keep the building if possible. She felt the town could require that any new building to preserve some of the iconic pieces of the building and they could ask the developer to design the new building with some of the same feel.

Councilmember Judd asked if any grants were available. No one knew of any. Mayor Hopkins asked the councilmembers to email any further questions to the town clerk and they would be passed to the team. He stated this decision would be a long process that included a series of meetings. He thought there might be some funding available through the USDA (the source of the loan for the sewer project). The meeting adjourned at 6:59 pm. There was not any time for public comment.

Commencement Building Details (+ Photos)

Tom Elmer, managing director and CFO for new owners Onward Investors called yesterday to chat in depth about their plans for the Commencement building. He graciously provided these photos of a model unit as well. Mr. Elmer confirmed the occupancy goal  of mid-June. They will focus on finishing the top two floors first, then work their way down, finishing a floor every two or three weeks after that.

The other focus will be to finish the model unit (seen here) on the second floor along with a common area that will feature an exercise room, lounge, large patio and other amenities. The building will house an on-site sales office in the lobby, scheduled to open by April.

Mr. Elmer noted that apartment dwellers only need a couple of months lead time, unlike condo buyers who typically take a year or more to shop and finalize their decision. Thus the marketing of the building will begin in earnest in April (two months before the first new resident can move in).

The new owners will carry forward the same vision for the project, using materials left by the previous owners where they can. They plan on keeping the same color scheme and layout (for instance each apartment will still have its own laundry room), as well as keeping the Commencement name for the project.Most of the remaining work is inside, although there are some roof parapets to complete and exterior siding repairs. All the units are painted with the electrical stubbed in and most of the hardwood floors and tile work is done. The finish work varies by unit, depending on where the unit was in the sales process when the most recent bankruptcy hit.

The two current building occupants will remain as tenants. For now, the full building will be apartments. If market conditions change, the owners may consider "stacking" condos, similar to what Point Ruston is doing with their current building under construction. Under this scenario, the top floors would be converted to condos while the rest of building remained rentals. Mr. Elmer did not think that was likely, given the additional requirements that go along with condos. Their vision for this project remains high-end apartments.

Mr. Elmer confirmed that they have agreed to repave both parking lots and the alley around the school building. This was in exchange for staging material on the south lot and to meet some of the obligations of the previous owners. He was not sure of the timing for that work, but said discussions are underway with the town.

Mr. Elmer stated very clearly that "they are for real - with real money." They have the project capitalized and are excited to move forward. They are committed to being good neighbors. He hopes to overcome any lingering neighborhood resentments over time by staying connected and committed to the community.He points out that the building manager and maintenance folks will live close by and be neighbors. The marketing team will be involved with the local business district. For now, the project brings construction jobs and will eventually add new residents to shop our stores and build our tax base.

Noise and activity will once again be the norm for the neighborhood as construction gears up. With the sewer work and Point Ruston build-out underway, Ruston is 'the happening place' to be!

Finally - Commencement Building Underway Again

Ruston mayor Bruce Hopkins announced at the council meeting Monday that building permits had just been issued for the Commencement building as the third set of owners take over the project. The next morning, trucks were busy delivering equipment and haven't slowed down since.

The owners have hired SUHRCO Residential Properties of Bellevue to market the new apartment units. Regional property manager Kathlyn Muller confirmed that Saco will be the general contractor. They hope to have their first unit completed by mid-June.

More details will follow as the project gears up. You can read the press release and background on the new owners and their plans here.... 

Winter's Whispered Goodbye

Unlike our last snow, whose strong grip ground us to a standstill and destroyed so much despite its beauty, this morning’s unexpected greeting of white seemed fragile and delicate. It’s almost as if winter offered a parting gift by painting our world clean and white one more time.  

 

It’s been a long and challenging season for many of us.  As winter bids us a beautiful farewell, I hope for warmer days and vibrant life for Ruston and all her citizens…

 

Karen

 

 

Get Yours Today!

Did you know that anyone can join our local Ruston-Point Defiance Business District? Home based businesses, retail stores, or residents within the district - all are welcome to help shape the vision and improve the health of our local economy. Meetings are the first Thursday of each month at Don's Ruston Market (corner of N. 51st and Winnifred) at 6:15 pm.

Please add your support, vision and creativity! We are a stronger community when all parts of the neighborhood thrive, including our small local businesses. Plus you get this great window cling for your car or store front!

Annual Memberships:
Store Front:       $50
Home-based:      $30
Resident:           $25 (non-voting)

Sign up at Don's Market or Jungle Fever Nursery at 51st and Pearl. And don't forget to check out the new district web page at www.explorenorthpearl.com!

New Day For Council Meetings?

One of the issues the Ruston council will consider at tonight's meeting is a proposal from the mayor to change the day of the week the council meets from Monday to Wednesday or Thursday. Since holidays are often observed on Mondays (meaning the meeting is rescheduled for Tuesday that week), it causes confusion at times.The council will also consider the ordinances proposed by the police department at the last meeting. The full packet of information is available here...

The regular meeting starts at 7 pm, but a study session begins at 6 pm - both at the community center at 5219 N. Shirley St. The study session will focus on the school building.

Council Meeting Notes: Feb. 21, 2012

The meeting began just a few minutes after 7 pm. Councilmember Hedrick arrived late. The agenda was approved as presented 3-0. The minutes were approved with a change requested by Councilmember Hunt that the discussion about the new councilmember planned for this meeting not be referred to as “would select” but “would interview”. Councilmember Hardin asked that the minutes go back to using the last name of the person rather than using “he” or “she” to avoid any confusion.

Staff Reports

Fire: Among other things, Chief Torbet said there were 5 medical aid calls last month and the CPR training will continue. He invited all the council members to get CPR certified.

Police: Chief Kunkel thanked Kevin Moser for installing security cameras in their office. He said the agreement with Metro Parks had been approved and they will start limited patrols March 1^st in Point Defiance Park. He also listed general stats for the department and other details.

Public Comment

Loren Cohen of Point Ruston gave an update on the grand opening event planned for Ruston Way on April 21^st.

Dick Shores protested Ordinance 1358 regarding further restrictions on parking recreational vehicles on Ruston streets.

Kevin Moser offered more suggestions on how to make the school a viable building so the town could maintain ownership.

Edie Talllman agreed with Mr. Moser with a few added questions.

Beth Torbet gave an update on the business district and talked about how glad she will be when Ruston Way opens up because of the detrimental impact the closure has had on their business.

Business

1. Ordinance 1345 – Zoning Violation Procedures (2^nd Reading): The ordinance was passed 3-0 with some minor edits.
2. Ordinance 1354 – Medical Marijuana Dispensaries Moratorium (1^st Reading): The town attorney encouraged the council not adopt this ordinance because the legislature had clarified state law to confirm dispensaries would stay illegal, so no action was needed at the local level.
3. Ordinance 1355 – Collective Gardens Interim Zoning Standards (1^st Reading): This is a way to control growing medical marijuana near sensitive populations like schools and daycares. It was decided not to require a permit since that implied permission under recent court rulings.
4. Ordinance 1358 – Recreational Vehicle and Trailer Parking (1^st Reading): Kunkel explained this ordinance had been presented by the police department to address some specific problem areas where they have difficulty enforcing the current code. There was lengthy discussion with Hunt noting this was similar to covenants and restrictions used in gated communities, which she felt were needed in Ruston. Hardin was concerned that any ordinance be uniformly applied at all times, not just when there was problem or complaint.  
5. Ordinance 1359 – Impound (1^st Reading): Kunkel stated this brought Ruston code in line with state law. Hunt and Hardin had questions that were addressed by the chief.
6. Ordinance 1360 – Adopting Model Traffic Control (1^st Reading): The last time Ruston adopted traffic codes was 1977. This ‘cleans up’ the books and brings the town up to date.
7. Ordinance 1361 – Parking of Unlicensed Vehicles (1^st Reading): This brings Ruston’s fees current with the state.
8. Council Member – Discussion/Appointment: The mayor noted that no council members had submitted any questions for the single applicant for the vacant council seat, so he assumed they were all satisfied with the application as submitted (which the town refused to make public). Councilmember Hedrick moved to appoint Bruce Judd as councilmember until the next regular election. Hunt seconded and the motion passed 4-0. Judd was sworn in and took his seat.
9. School Building – Discussion/Al Olson: Mr. Olson said the mayor had requested that he come to give a brief report on his team’s finding about the future of the school building. He outlined the qualifications of his team and then reiterated his team’s views that the building should be sold and the money be used to hire his team for strategic planning to handle the town’s projected growth as well as improvements to the current town hall.  He noted his team did their research and prepared their report without any payment or contract and it resulted with a valid purchase offer from the team. After about 10 minutes, the mayor suggested the discussion be moved to a study session so they could have more time. It was agreed to meet at 6 pm before the next meeting on March 5^th so Mr. Olson could continue his presentation. Hedrick promised more study sessions at a later date to take public comment (which is not allowed at a normal study session).
10. Budget Discussion – Salary Review: Ruston employees have voted to de-certify their union. The mayor said how glad he was that the town does not have to go thru collective bargaining. The mayor requested a 3% salary increase for 2012. Hedrick confirmed a budget amendment would be presented for approval.

Claims and Payroll: approved 5-0

Mayor’s Time

Hopkins thanked Hedrick for agreeing to give the speech for the town at the Ruston Way ribbon cutting. He welcomed Judd to the council. He encouraged the rest of the council to take the tour of Point Ruston. He is working on the plans for the landscaping in the new roundabout located in Ruston at the bottom of N. 51^st, including getting pricing for his ideas. He has the town planner working on securing a separate zip code for Ruston to ensure all sales tax comes to the town that is due. He will try to keep the meetings to one hour to limit consultant costs (because they attend the meetings). He expressed his appreciation about hearing from the public about the school building.

Council Time

Hedrick welcomed Judd and noted the willow tree damaged in the ice storm at Winnifred and Pearl had finally been fully removed. He also noted his new baby girl.

Hunt welcomed Judd and asked the council pull out the council rules and start following them again. She said she had nothing to do with her partner Al Olson and his bid for the school building. She wasn’t sure she even agreed with him.

Hardin congratulated Hedrick on his new daughter and welcomed Judd to the council. He welcomed input from the public on the school. He will check with a friend who works for Tacoma about getting a used garbage truck.

Kristovich welcomed Judd and Hedrick.

Judd had no comment.

The meeting adjourned at 8:37 pm.

In The News

The Tacoma Weekly has a great summary article on the progress at Point Ruston and the hope to open the waterfront walk by this summer. You can read the article here....