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Capitol Hill Community Post | An open letter to PCC

Screen Shot 2016-06-27 at 5.04.42 PMFrom Save Madison Valley

Cate Hardy, CEO

Carol Binder, Tania DePue, Michael Hutchings, Julianne Lamsek, Maggie Lucas, Elin Smith, Alice Cho Snyder, Sandy Volt, Bruce Williams, Board of Trustees

An open letter to PCC

We look forward to welcoming you to the Madison Valley community.

Most of us in the greater community appreciate that we can shop at PCC and know we will get food that has been produced in a manner that supports sustainable agriculture, local farmers, fair labor standards, and practices environmental stewardship. These values, and a commitment to building community, are in your mission statement and are a part of your reputation. As a co-operative, PCC is known for putting community before profit.

We want to tell you about the building that is presently being proposed to house your new store in Madison Valley.

  • the height, bulk and scale of the building dramatically overwhelms the site (a mid-block triangle on a steep slope, two sides abutting single-family homes)
  • a mature urban tree canopy and green space will be removed
  • a two-story parking garage will be exposed on one-side, sending fumes, light, and noise onto single-family homes 23 feet away
  • a large blank wall will stand 15 feet from single-family homes on one and one-half sides
  • a hillside will be removed and replaced by a garage
  • on the side facing the Valley this 4-story building will actually measure 6 stories
  • a 158-car garage will open onto Madison Street, which is two lanes at that point and heavily congested at peak traffic times already
  • no affordable housing is being offered
  • no family housing is included (predominantly studio, and 1-bedroom apartments)

This building is misplaced because of its scale and scope, its impact on the area, and it is disrespectful of the community. It works only in so far as an attempt is being made to squeeze every possible dollar out of the property on the backs of the surrounding neighbors and the larger Madison Valley community.

This does not sound like the kind of project that PCC would choose to be associated with. You are now in the position where you appear to be supporting (even driving) the building of an “anti-green” building that the vast majority of the community thinks will change the character of the neighborhood in significant and negative ways – all outlined above.

We understand that you are not in charge of this project. However, sketches, flyers, and banners have announced the coming of “the PCC building.” This project and PCC are becoming synonymous. In the eyes of the greater community this project is about bringing PCC to Madison Valley.

We would ask that you exercise your voice and considerable power to help make this project one that PCC can be proud of. Just as you have established the need for PCC to have a larger sidewalk in front of the entrance, or large windows to bring light into your store, we hope you will see the benefit to advocating for a more responsible building that is in line with the values that you as a cooperative have until now demonstrated in your business.

Specifically, we would like to see:

*a smaller grocery, 10-15,000 square feet, in the space (something between your smallest stores, such as View Ridge, and your larger, suburban supermarkets, such as in Issaquah or Redmond)

*the minimal number of parking spaces allotted

*affordable housing for families (e.g., 3-bedroom units), which would also minimize the impact of cars on the already over-burdened Madison Street

*the green space and tree canopy preserved and the natural topography respected

Finally, we would like to extend an open invitation to any and all members of the Board and to the CEO to please come and view this site. We would welcome a chance to show you around and walk with you. It is a lovely part of Madison Valley and we would like to help you become an integral part of this thriving community.

Respectfully,

Save Madison Valley

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24 Comments
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Del
Del
7 years ago

Counting down the seconds until the usual suspects (who have no idea where this building site is nor know anything about its tragic history/the complexities of the site) chime in confusing madison valley with madison park (2 very different places, folks) and shouting “White! Rich! Nimby!”

MossyTown
MossyTown
7 years ago
Reply to  Del

If this data is correct, Madison Valley is fairly White and affluent. http://www.areavibes.com/seattle-wa/madison+valley/demographics/

Del
Del
7 years ago
Reply to  Del

Mossy – You could say that about most of Seattle with the gentrification that has happened, but that doesn’t mean the rest of us do not exist. We do. We are people of color, single parents, hourly wage shift workers, teachers, cops. Yes, the working class do still live here. The classist insistence that our opinions are invalid because we’re all rich and white just show how much people who say that have never actually walked around our neighborhood.

Dan
Dan
7 years ago
Reply to  Del

Someone should let the black folks living right next to the proposed PCC know that only white people live in Madison Valley. And someone should tell the people living in the ancient studio apartments right next door how rich they are, right before the green space in front of their apartment is destroyed to make room for $3000 a month apartments. Of course, I’m sure those apartments will be bulldozed any day now to make more “affordable housing.” Give me a break…

Reg Newbeck
7 years ago
Reply to  Del

I have a lot of concerns about the project. I really hope they just walk away from the development completely so we can keep City People’s in Madison Valley.

Julius
Julius
7 years ago
Reply to  Del

It’s funny how people living nowhere near the new development can’t put themselves in the shoes of people living nearby. Can’t we have a little bit of empathy?

It’s not like people in Madison Valley are asking for too much. Preserve some green space, respect the neighboring properties, and don’t overwhelming the site with pollution and noise. How can people live in a green city like Seattle and oppose those objectives? As a co-op PCC should go the extra mile to be a good neighbor.

Froward Jason (@JasnTru)

As a Madison Valley homeowner, I’m pretty enthusiastic about this project to bring more housing into the neighborhood. I don’t love PCC, mostly because I have never been super impressed with their produce quality, but it would be convenient to have something more than a convenience store within a short 5 minute walk.

Save Madison Valley made it pretty clear they weren’t interested in involving homeowners who are comfortable with the proposal unmodified, so I hope people aren’t fooled into believing they represent the neighborhood in any way except for those folks who want their home values inflated by restricted supply.

James Thomlin
James Thomlin
7 years ago

I totally agree Jason. I also live in the neighborhood and it’s been disheartening at the least to watch SMV completely control the conversation, ignore and lambaste those of us who are for the development as is and try to convince us that they have our best interests at heart. I’m not sure who chose them to “save” us, but I don’t want to be saved from this development. I like it.
Hopefully the developer and PCC understands that SMV is very much in the minority when it comes to this project. They just happen to be a very loud and vocal minority.

Del
Del
7 years ago

I’m a homeowner. I haven’t seen the conversation “controlled” by the SMV folks at all. Instead I’ve seen them reach out to the community in the form of meetings, site tours, Facebook, Nextdoor, paper flyers on my porch. They’ve reached out and tried to talk with us 200% more than our community council ever did. I appreciate the work they’re doing in trying to shape the scale of this development, particularly the huge store and mega parking lot.

As for wanting my home value “inflated by restricted supply” – a handful of $3000/mo. apartments aren’t going to change my single family home value at all. In fact, I only wish apartments would lower my home value since I, as an hourly worker making far less than the city’s median income, am being taxed right out of the home I hoped to grow old in.

J
J
7 years ago

SMV was formed because we have many concerns about the project. It has nothing to do with restricting supply or inflation of house values. Velmeir (the developer) has deep pockets and a paid PR firm and lobbyist. I would argue that it is Velmeir who is controlling the conversation. If you want to speak out in support of Velmeir’s project, go ahead and write letters or form your own group. There’s nothing wrong with those of us who have concerns coming together to have a voice.

Dan
Dan
7 years ago

Jason, lots of people in Save Madison Valley welcome a grocery store. That’s a red herring. And yes, there are lots of different opinions in the group.

However, the group was formed so that the developer would address a few key issues, such as preserving green space in Madison Valley. If that’s not something you care about, that’s fine, but don’t complain when a nonprofit group with a mission doesn’t promote opinions that go against their mission. That’s just a silly complaint.

If you’d like, you’re free to start your own nonprofit organization that supports the development. In fact, there are many groups already in Seattle that support unbridled development, so go join one of them instead.

Reg Newbeck
7 years ago

Totally agree Dan and J.

James Thomlin
James Thomlin
7 years ago

200% more than most of us would like them to reach out and a “huge store and mega parking lot” is your opinion Del. I don’t think it’s a huge project at all and I saw the plans the architect put together at the meeting (the meeting that the community council put together by the way) and I thought the project looked fantastic. I also felt as if the architect and the developer really put some thought in to making sure the building fit in very nicely in the community. At the same time he addressed some safety issues with the fill and water that I thought were fantastic. Sure, there will be more traffic. Sure, taxes are rising, but there are plenty of places to live where your taxes won’t rise and you can grow old very comfortably. You live in a growing neighborhood and a thriving city right now Del. This is a good thing.

J
J
7 years ago
Reply to  James Thomlin

So because you like this development those of us who don’t are supposed to keep quiet? Seattle is growing but that doesn’t mean people should just sit back and not speak up when they have concerns. From the City’s website “Our review process includes an opportunity for public comment and involvement.”

James Thomlin
James Thomlin
7 years ago
Reply to  James Thomlin

Nope J. No problem with you speaking at all. Speak up as much as you’d like. Just know that SMV is not the only voice in this conversation and does not speak for many of us in the neighborhood. It feels like SMV is trying to create that image at times though. That you guys speak for Madison Valley. You don’t. You speak for your group. The rest of us don’t have time to create groups and such to support the project as is, so we don’t have the same voice you have. I understand we all care about the neighborhood and I also understand that SMV is not a group of crazed lunatics, I just think it’s important to make sure that all sides are heard.

J
J
7 years ago
Reply to  James Thomlin

It’s interesting you feel that way. I don’t remember SMV ever claiming to speak for everyone. If anything the group was formed because those with concerns about the project had no voice. And the Madison Valley Community Council statement which included “Everyone at the table agreed to work together to ensure the success of the project…” made it clear that those with concerns shouldn’t count on the CC to take our concerns into account. Frankly, we don’t really have the time either, but we’re making the time because otherwise the developer (with their PR firm) controls all of the messaging and gets to put in place something that SOME (not all) of us don’t think is a good fit. So far the mainstream coverage (Seattle Times, Madison Park Times) has been very favorable to the developer and this project. So I’m still not sure where you get the impression that you don’t have as much of a voice. If anything you (supporters) have had a much stronger voice from the start.

James Thomlin
James Thomlin
7 years ago
Reply to  James Thomlin

Then there you go J. I guess I haven’t seen anything from the developer or it’s PR firm stumping for the development. All I’ve seen or heard on the positive side is a very nice architect standing in front of a group of people presenting a design for a beautiful building and I’ve heard we’re going to have a PCC in the neighborhood. I’ll dig a bit deeper and see if I can find any other positive press about the project. All good with me! Perhaps we have a nice balanced conversation and my perceptions are wrong. I guess we’ll see how it all plays out.

Bring Back the Bubbleator
Bring Back the Bubbleator
7 years ago
Reply to  James Thomlin

It’s 5x the size of Berts. It’s a huge grocery store and the parking lot has more spaces than 5 much larger mixed use buildings going in up and down Madison and nearby. So your not agreeing that it’s disproportionate to the site and street is your opinion, but many disagree.

As for the architect meeting, did you stay until the end? 100+ people left en masse because the promised Q and A ended at 5 questions and the answers to the questions posed have never been published as the CC promised they would be. Yes, the 4 person council helped put together that meeting but with the guidance of the builder’s PR firm right down to the signage and advertising. The room was packed with people concerned about the project who were completely shut down in their efforts to participate in the advertised Q and A, and so everyone left!

Why not just be honest and say “I want a PCC in my neighborhood and I don’t live adjacent to this building or its open lighted garage towering over a quiet, residential street, and I don’t care about the tree canopy being removed or the traffic nightmare because I, James, don’t live close enough that it impacts me.”
Heck, neighbor, I’d respect you a lot more if you were that honest.

Penelope Karovsky
Penelope Karovsky
7 years ago

It is a huge project. It is 4 times the size of Madison Lofts which is across the street and outstrips even Bailey Boushay House.

James Thomlin
James Thomlin
7 years ago

Again Penelope, many of us don’t think this is a bad thing. It’s a beautiful design. I think it’ll be a great addition to the neighborhood.

Reg Newbeck
7 years ago

The following opinion piece was passed on to the PCC and has been printed in the July issue of the Madison Park Times. This opinion piece was censored by the Facebook SMV group.

Change can be good!

Yes, change can be hard, but sometimes change can be positive. I believe that the closure of City People’s and sale of the property on East Madison presents an opportunity for positive changes for those living in or driving through Madison Valley.

There are several givens: City People’s is closing; the property is being sold to a developer who wishes to build a 75 unit apartment complex with two retail businesses including a PCC (Puget Consumers Cooperative). We are currently in the design review process.The community has several options; we can accept the changes, try to influence the change by working with the builder/PCC or try to get the city to change the current zoning for the site. I support the second option for two reasons. The PCC is a responsible local Coop that works with communities where they have a market, and the contractor proposed to make the landfill under East Madison earthquake resistant and stable.

About the PCC

The PCC is a member-owned cooperative with ten natural markets around the Seattle area. The Co-op is known for healthy food. I would be willing to bet that a lot of people have a PCC card and that they will frequent a PCC on East Madison. The PCC will be within walking distance for many living on or near East Madison. It is not a Super Market like a Safeway or QFC. It features natural healthy local and organic produce, quality meats and sustainable seafood. If you haven’t been to a PCC, you may wish to visit a store, check them out on Facebook (PCC Natural Markets) or visit their website at http://www.pccnaturalmarkets.com.

Their outreach to the communities they serve is commendable and includes:

• Healthy Kids – Engages kids in nutrition and fitness through programs, activities, classes, recipes and tips for the entire family.

• Community Grants – Provides support for schools and organizations in the communities they serve. A recent example is a grant for Meals on Wheels for seniors.

• Food Banks – They purchase nutritious bulk foods for local food banks.

• Script – Offers local nonprofits easy ways to raise funds when their supporters shop at the PCC.

• Donations – $50 donations to local qualifying nonprofits.

I will gladly take the PCC, given the possible alternatives of a fast food restaurant, a drug store or other retail. The PCC is a well-known entity, and they appear to have the ear of the communities they serve. Hopefully, they will expand their garden area to help offset the loss of City People’s.

Earthquake Proofing and Site Stabilization

On May 17, 2016, there was a presentation by the architect of the new structure to be built replacing City People’s. A most interesting part of the presentation was the plan by the developer to make the site safer by improving the long-term stability of the fill under East Madison. East Madison was a wooden trestle until the 1930’s when it was replaced by a landfill which we have today.

Residents living south of East Madison in the Valley and those using East Madison face an earthquake or major weather event that could erode the stability of the fill under East Madison. I’ve been told by City People’s employees that the concrete floor is resting on pilings that are not in the best of shape and that there are cracks in the concrete. One can see from the back how the existing building is cantilevered out over the hill. City People’s has instructed employees to “run west” in the case of an earthquake since the building could slide down the hillside!

There have been recent articles in the Seattle Times about the neglected earthquake proofing we’ve done for buildings. Given that our government leaders are hard pressed to meet current infrastructure needs, and we know the current City People’s building, and the slope is tenuous at best. Residents should be happy to get a stable hillside which will protect life and property for the long term.

The PCC and potential earthquake retrofitting and stabilization for the new structure will be good for our area and the residents living south of the hillside. I’ve been told by a real estate agent that this development might increase property values of the area too. Yes, the developers and the PCC need to continue to listen to and work with the community. Those against the project should recognize that there are some positive aspects to the proposed building. In conclusion, this proposed development will make East Madison St, and the Valley residents safer while providing housing and a good retail tenant in the PCC.

The PCC development has also been good for the community in that it has engaged a lot of people for and against the project. This activism and participation are needed. Hopefully, it will continue once the current issues are resolved.

How to comment on the proposed land use actions

Comments must be submitted in writing to the Public Resource Center even if they are presented at the public meeting below:
Email: prc.gov (preferred method)
Fax: (206) 233-7901

Postal Mail:
Seattle Department of Construction and Inspections

ATTN: Public Resource Center Assigned Planner

700 Fifth Ave, Suite 2000 

P.O. Box 34019

Seattle, WA 98124-4019

Public comments regarding this development will be heard by the city’s design review board on Wednesday, July 13, 2016, at 6:30 PM.
Seattle University
1000 E James Way
Student Center 210 – Multi-Purpose Room

Reg Newbeck
7 years ago

The architect has released new versions of the building design. The renderings, concept models, details, and links are available here: http://madisonvalley.org.

Reg Newbeck
7 years ago

Please submits your comments whether you are FOR or AGAINST the project and Reference project number 3020338.

Again, all opinions count and only a few people will be able to comment publicly!

Bring Back the Bubbleator
Bring Back the Bubbleator
7 years ago

Huh. The Design Review Committee overwhelmingly agreed with Save Madison Valley. Go figure!