Agreed: something needs to be done with the ghastly urban ruin -- the defunct Boise Cascade property -- lying along Salem's downtown riverfront.
But something is a long way from anything.
As noted in a previous post about Mountain West Investment's proposed Pringle Square development, the spin being put on this uncreative mix of rental apartments and a nursing home (otherwise known as a post-acute rehabilitation facility) is that anything is better than the nothing of the rubble existing now.
Well, that's the traditional negative Salem attitude.
Portland, Corvallis, Eugene, and other cool Oregon cities get the appealing stuff. Supposedly we don't have the demographics, the creative class, the per capita income, the vibe, the whatever for a truly first-class development.
In this case, a mixed use development that, if done right, would showcase Salem's riverfront, drawing both new and current residents to live, work, and play in a downtown area that has terrrific potential.
Sadly, much of that potential is being missed with the current uncreative plans being pushed by Larry Tokarski of Mountain West Investment, Marquis (the nursing home company), and the usual Chamber of Commerce gang spouting the "something is better than nothing" line.
For a glimpse of what could be, check out today's Salem Breakfast on Bikes post, "Here's one idea for Pringle Square access -- What's your idea?" It looks for alternatives to making the Carousel parking lot into a thoroughfare to the apartment complex. And to the overall current design.
Anyway, here's one idea for a solution. It accepts the basic deployment of the building units.
(A different site plan is almost certainly necessary for an optimal access solution. As one commenter pointed out on the paper's article yesterday, the development lacks a waterfront restaurant. It really seems like a better, more vibrant mixed-use scheme can be envisioned, and with that would come a different circulation pattern. It's likely in the community's interest to go slow and get it right; the developer, on the other hand, probably wants to build now. Somewhere in the middle hopefully there's a sweet spot of compromise.)
The idea here uses an already-planned driveway that goes underneaththe trestle. It then requires a footbridge across the creek for access to the apartments. It would be preferable to have a public footbridge and for the apartment complex to be less of a gated enclave, but if necessary, the parking lot and footbridge could be private.
The footbridge concept is - perhaps naively - premised on the notion that spanning pringle creek is much shorter and would be easier and cheaper than spanning the slough. The connection to the Carousel lot would be retained, but only for non-motorized travel (and emergency response). This would give people on bike and on foot a direct shot to State Street and downtown.
Creative.
For sure there are other creative ways to improve Pringle Square. Including ditching the notion of a nursing home being a centerpiece of Salem's one and only downtown riverfront area.
As I noted here, City of Salem planning staff concluded that a nursing home isn't an allowed use in the South Waterfront Mixed Use zone. But the Salem Planning Commission, which is stacked with "anything is better than nothing" folks, ignored the staff recommendation.
Only in Salem... would City officials consider that a freaking nursing home deserves to be a highlight of the area adjacent to Salem's Convention Center, Carousel, and Riverfront Park. Look, I'm about to turn 65. I'm all for great health care facilities -- for the elderly, for the young, for everyone.
But not on Salem's riverfront; not when a nursing home isn't even allowed there by the zoning code; and not when Marquis and Mountain West Investment are pushing a clearly illegal scheme to call nursing home beds "downtown multi-family housing" in order to get a tax break.
What bothers me about the way Pringle Square is being planned is the developers' unreasonable sense of entitlement. They appear to view the re-purposing of the Boise Cascade property as a one-way street: the public gives, and the private sector gets.
As noted in the Breakfast on Bikes post, a fence is planned that will wall off the Pringle Square apartments from the outside world. Residents will be able to pass through to use the publicly-funded amenties at Riverfront Park. The taxpayers who paid for those amenities apparently will be barred from Pringle Square.
Also, Mountain West Investment and Marquis want to avoid paying property taxes. The money lost by the City of Salem will be paid by other people. Or services will be cut by the City. More taking, not giving.
The developers of Pringle Square fail to sufficiently realize that they are a part of a community with mutual obligations, not private entrepreneurs who have the right to profit at the expense of those who laid the foundation for the success of a riverfront re-development.
Both the developers and the City of Salem need to slow down. Engage people. Listen to the concerns of those who want to preserve what Riverfront Park currently offers. Get creative. Expand your vision beyond the ordinary. Aim higher than mediocrity.
Yesterday the Statesman Journal ran a story about Pringle Square, "Boise Cascade project's fate rests on access." The comments on the piece were interesting. I'm including them as a continuation to this post so they don't get lost when the story moves into the newspaper's archives.
Here's one of the comments that I agree with:
Becky Custard
Once the developers of this site have acquired final approval for the planned apartment complex, the one single prime riverfront property in the downtown area of the city will have been designated nothing more than private apartments, and all opportunity for what could have been a jewel of a downtown destination/attraction will be gone forever.
Salem has not a single restaurant with a riverfront view. This area has all the potential to be a center of attraction for shopping and dining and enjoying the riverfront instead of shutting it off for a limited few apartment residents. The city of Salem has only this one chance to get this right. What a huge missed opportunity if the currently proposed plan is approved.
Comments of August 21 Statesman Journal story:
Boise Cascade project's fate rests on access
Stu Templeman ·
If the City Council approves any of this the citizens of Salem should be outraged. More traffic on Front St will only lead to more congestion which Front St bypass was built to eliminate, traffic flow will be slowed. 132 construction jobs will only last until construction is complete then what? 2.3 million in "new consumer spending" where are these big spending consumers coming from? Give up the $650,000 in taxes and charge $650,000 for easement to cross city property. How come these developers did not think of working out the problems before purchasing the property?
Elaine Jenkins ·
Stu, because they believe they are entitled to corporate welfare and that you and I should pay the bill.
Larry George ·
I fail to see how cutting an access road to this development is going to be a problem, regardless of those who are debating the amount of tax revenue the project will bring in. It sounds as if the alternative would be for the developers to abandon this project and leave the property as an eyesore like it is now.
Let me give you another case in point. The City in all of their "wisdom" approved the 275 acre Sustainable Fairview development covering the NE corner of Battlecreek and Reed Roads. The property, with the exception of Pringle Creek Community's 10 lots out of 160 lots developed is still undeveloped. It is a blight on the landscape of South Salem and will likely never get off of the ground, if the City is in charge of its development. So what do we want, another blight on the landscape of Salem? That's what is going to happen if people with personal self interests are running the show. Surprise me City of Salem and do some forward thinking for a change.
Kevin Reid ·
You dont think the developers have personal self interest?
This is not a charity.
BY the way i have nothing much against the plan other than i doubt they will attract enough of the income group they need.
The people they say they want live in PDX area..they dont live in Portland because of the accommodation ,they live there because there are plenty things to do on weekends and week nights.
I doubt the pleasures of Downtown Salem with the 9PM roll up sidewalks will having them flocking to The Residences.
Hay Jim ·
Larry if location, location, location is so important in the reality world why are we giving away a tax break to one of the best locations in town?
Next we invested in a major public park for events; what guarantee, once this project is done, do we have that we don't see a ton of problems create by the development, new businesses and new residents who suddenly don't want all that noise?
No if this is a prime project it can be developed taking both access and the park issues into a long term agreement and without tax breaks. Use the tax breaks to create real, long term, and good wage type jobs... plenty of property out there that need those tax breaks to attract good employers!!
I would not be surprised if this issue starts another petition and will have to come to a public vote as the City council and the the City Manager are not understanding what this community wants it to accomplish
Larry George ·
Kevin, Sure developers have self-interests. It's called making money on their investment. Typically, the people who oppose these things do not have a penny in the game. I've seen many projects in Salem die because somebody with no money involved makes a big stink and kills it. That's exactly what is going to happen on this development we are talking about. It's no wonder that developers don't want to do projects in Salem. The City speaks out of both sides of their mouth. They tell the world they want developments that will improve the city, but just try and get one through City Hall.
Larry George ·
Hey Jim Aiken, Speaking of prime property, I bring you back to my original note of the Fairview Training Center, being run by Sustainable Fairview that is sitting and doing NOTHING. No property tax from all of those homes that were to be built over 10 years ago. And let's not forget all of the Urban Renewal projects that have been going on for 30 years or so, with no money going into the general fund. So let's not single out this one in the article.
Elaine Jenkins ·
Yep Larry, Fairview is still undeveloped. Lets plant grass, make it a park and open it up for public use.
Elaine Jenkins ·
Hay Jim: The City has never considered what the residents want. They consider what the business community wants and then figures out a way to get around it. The Transit Center is the best example of this and we are still paying for it as they shoddy construction was always the fault of someone else- the partner with the County-the developer went broke and now the construction problem on the dead person. You and I will be paying for this for a long time.
Hay Jim ·
Larry George I will continue to single out this project as it takes advantages of what is already in place and still wants tax breaks...tax breaks in todays world need to go toward long term projects that actually create jobs that support families and not minimum wage retail jobs. This project does not need or deserve a tax breaks
Hay Jim ·
Larry George also Fairview project is a state and not city folly
Larry George ·
Jim Aiken, You're wrong about Fairview being a "State folly". I have lived in the neighborhood of Fairview, three blocks from this property since moving to Salem in 1978. The state sold this property to Sustainable Fairview. But Sustainable Fairview applied to the City of Salem for the master plan for the site, which had nothing to do with the State. The plan was doomed from the start, since nobody has wanted to buy property on this site, nor even build on it, due to the restrictions imposed on it. They are asking over $400,000 for a 1,200 square house with no garage. If you think this is such a good idea, then why haven't you bought a house there?
Lisa Richardson ·
Larry George Many of those you say "have not a penny in the game" are taxpayers. As such we DEFINITELY have a penny or two in the game. I see not a single reason that these developers can't figure out another access route, such as south on Commercial at the other end of the property, coming in from that side, and they don't need tax breaks. If this was low to medium income housing that might, might, be appropriate, but the developers around this town can't even {sarcasm here} give away their condos and apartments, so why in the world would they think another bunch will fare any better? Or possibly develop the property more in keeping with the nature of the park, such as a water park that brings in income, but coincides beautifully with the use of the area as intended. If it's not feasible, have it turned into a park and lease it to the city with a long term lease. There are a myriad possibilities without the taxpayers taking it in the shorts yet again.
Kevin Reid ·
No "at grade" crossings , if this complex is going to be fabulously great that it would raise $22 million for the City alone maybe a bridge can be constructed over the tracks?
BY the way I was trying to figure out what revenue the City would get from the apartments and for fun took the $22 million and divided it by apartment per month..every one of the 118 apartments would need to generate $1553 PER MONTH for the city for 10 years to hit $22 million.
Daniel Dean ·
Going under the tracks at Pringle Creek would be a good alternative, the gravel road there looks as if it had some recent use from construction crews. The bridge there is long enough and high enough to accododate a 2 lane road and the creek. The RR allowed Boise at grade access over the tracks in two areas, too bad that access did not come with the property.
Hay Jim ·
Daniel Dean A parking garage that goes over the railroad tracks (creating a tunnel for the train) provides parking and access and allows for more open space. If done right more parking now becomes available for city hall (permit parking) and City Employees who park at Pringle Parkade may find this to be a better option thus opening up more parking at Pringle for Saif employees.
Elaine Jenkins ·
Kevin-we need you and your calculator on the city council! $1553 is a restaurant bill of $52.00 a day-- I can't imagine eating out that often.
Hay Jim ·
The needs of the many out weight the needs of the few or the developer
Elaine Jenkins ·
The City Council, local developers and the editorial board of the Statesman Journal have never seen a piece of asphalt they don't like. This project is part of the fantasy of having a "vibrant downtown" that is nothing less that a delusion of grandeur and the reflection of the greed sometimes associated with property developers. The previous attempts at building downtown living spaces have failed.
The Meridian is a fine example of such failure. The condo development across from Willamette took years to sell. And then there was the scheme to build apartments out of part of one of the parking structures for foreign students from WOSU so they could add to the vibrancy of downtown Salem-not considering that the point of attending a university in another country is to actually experience that university community. Unfortunately local developers have lots of schemes but not the finances and ability to carry them forward.
Keizer Station is unfinished and now the problem of the city of Keizer, the "public-private partnership" courthouse, business district and transit center is again the problem of Marion County and the transit district. I recall the accolades by the Statesman-Journal when it was first announced and their scolding of government decision makers when the private part of the partnership went bankrupt.
The demise of Fairview was promoted by the city and a group of investors and is still undeveloped. Mr Tokarski has a track record of lots of good ideas that never quite work out as planned. Who gets stuck with the bill- the taxpayer-you and I pay for the boondoggles of all of these folks who have a good plan to make money for themselves while you and I pay for their mistakes and the use of public property that taxpayers have created (remember the need for additional parking on the Liberty Street dual use housing and business that uses the parking facilities at Pringle Park Plaza). Perhaps it is time to cut our losses as taxpayers, plant grass, trees and some flowers, add a splash fountain for the kids and create some oxygen for planet.
Jackie Miller ·
Sounds like they need to solve the access problem before they spend another m/trillion or so on this project. Kind of like the new bridge, they suck up millions before they ever get off the ground with studies.
Becky Custard ·
Once the developers of this site have acquired final approval for the planned apartment complex, the one single prime riverfront property in the downtown area of the city will have been designated nothing more than private apartments, and all opportunity for what could have been a jewel of a downtown destination/attraction will be gone forever. Salem has not a single restaurant with a riverfront view. This area has all the potential to be a center of attraction for shopping and dining and enjoying the riverfront instead of shutting it off for a limited few apartment residents. The city of Salem has only this one chance to get this right. What a huge missed opportunity if the currently proposed plan is approved.
Bob Mulkey ·
Are people going to spend that much money to live in downtown Salem? I mean, the amenities are truly limited after a few days. Traffic is horrific and should be re-routed (which will never happen in our road-hating state). It seems that you have to have upscale amenities to attract the hoi polloi. I have yet to find a truly exceptional restaurant in Salem, for instance. What else is downtown?
Daniel Dean ·
Have they explored the option of making a road under the RR tracks at Pringle Creek. There is a fairly long bride there with enough room to build a 2 lane road under it. That would open the option to use Bellevue to access the appartments without affecting a public park. (It might mess with the Bridge to Minto-Brown plan).
Kevin Reid ·
Sounds reasonable.
Melvin Dinsmore ·
Let me see now. Boise Cascade is wanting to sell Salem the land at Minto Brown Island. The are selling the land at top price and want a 10 year tax brake. That sounds like something the city council will go along with. They could make a lite rail from the big airport to the new project.
The Marquis facility is NOT a nursing home. It is only for short term rehabilitation when you can no long stay/afford the Salem Hospital but are not ready to go home where care is not offered.
Posted by: Katie Weaver | August 29, 2013 at 03:06 PM
Katie, actually it IS a nursing home. The Marquis web site says so:
http://www.marquiscompanies.com/services/postacuterehab
Line two says that a Post Acute Rehab Facility is a nursing home.
Posted by: Blogger Brian | August 29, 2013 at 11:19 PM