Citizen Skagit,

The parcel you’re talking about that Banner Bank bought is around 12,000 sq ft which is way too small for a modest size retail store.  But, it’s just right for another bank which we most desparately need.

With our codes today, you’d have to have around 65,000 sq ft of land to replace the old JC Penney store and provide the necessary parking.  That’s at least a full city block...from Commercial to either O Ave or Q Ave.

Retnfo,

The Banner Bank property is 10,000 sqft, and yes too small for big retail and in fact too small for most banks; they want 30,000 sqft in general. It’s very surprising that Banner bought it, and they have tried to pick up the piece next to it but have been unsuccessful to date. There are pieces on Commercial Ave available from 24,000 sqft up to over 40,000 sqft, but like I said the asking prices are too high. Currently those are available for $61.00 to $66.00 per square depending on the property; then you have to demo the existing buildings which will increase the cost. These same types of properties you can buy for $15-30.00 a sqft on Burlington Blvd, Riverside or College Way.

retnfo,

Thanks for answering my question, sort of.  You do bring up good points, as does CitizenSkagit regarding the access and the cost of land, but I maintain that when the market conditions change in Anacortes so will businesses.  A hypothetical example would be that if building slows to a crawl with build out, Frontier Industries may scale back their building supply business and look for other ways to maximize their property.  If people get tired of Bowling, revenues go down, then maybe the owners will find another way to maximize the property. It didn’t happen overnight, but West Marine filled the gap left by the old Safeway building filling the need for marine supplies as the boating industry picked up, even with other outlets available in town.  As the economy changes and spending changes, so will the existing business. Even at $58/square ft and with less square footage than they want, someone is willing to put in another bank because they see a need. It may not be what someone who is happy with their current bank thinks we need, but they see an opportunity to do business here. 

Yes, historically the citizens have spoken out successfully against rezoning for larger retail.  That’s how a city is to function when a significant change is before those we elect.  It shouldn’t be any other way.

Thanks for providing more details regarding I-747.  However my point remains the same in that if essential services have to be cut this option is still on the table and it will take a good strong Mayor to work with the city council and community to take these steps if necessary.  This is an option that was not on the table when the 1st phase of the Berk Study was complete and their analysis put forth. 

You are correct in that the successful fiscal stewardship should be shared equally among those who work hard to spend our money wisely, past and present.  My apologies to those who may have felt slighted by that.

We can agree that building will slow down to a crawl when build out and the subsequent tear downs/new builds are finished.  When that will be is anybody’s guess as conditions are ever changing.  You are correct in that we need to be looking ahead and determining what the correct balance of revenue streams should be to keep the city solid during different economic climates. (There are groups who see this as a community problem and are working on this), but to advocate retail growth for revenue sake alone without defining a need does not provide a reasoned or sound methodology for justifying a change in our zoning.  It’s a little short sigted, like saying we need to rezone the MJB land to build more houses to pad the tax rolls so we can have covered bleachers on the football field. 

Speaking of MJB, this discussion has centered on retail/commercial revenue.  You claimed there are those waiting for another industrial revolution to happen upon us.  Do you think industry and jobs (which proved income to spend on retail) will play a role in increasing tax revenues or should we focus on retail/commercial/tourism only?

This is a very interesting discussion and I’m tuning in quite late in the game, but....
I’ve formulated my own extremely biased theory on how a prospective or current resident can determine quickly the relative desirability of moving to or staying in a given town:
A) consider the proliferation of art galleries, real estate offices and crack houses within city limits as being in geometrically inverse proportion to desirability of living there.
B) Divide the current population by the elevation above sea level in feet plus 10 thousand. The further your answer is above 1.0, the less desirable is the town.
Very simple. Guess I’ll be leaving--too bad real estate market is in a slump.

You must be new to Anacortes, they’re meth houses.

Anacortes in the fifties and early to middle sixties was a great place to live.  What the hell happened to it?

Irtnog, Anacortes still is an amazing place to live.

Hadenough, I can refer you to a great Realtor.

CitzenSkagit - 09 July 2008 03:19 PM

Irtnog, Anacortes still is an amazing place to live.

Maybe so, if you’re retired and like a slow, quiet life. 

Not so, if you’re trying to support a family and don’t want to work out of town.

To follow up on comments #22 and 23, there are three things which have kept “market forces” from causing expansion of commercial and industrial activity in Anacortes: (1) price of land is prohibitive; (2) lack of supply due to ownership being in the hands of a very few; and (3) wrong zoning in the wrong places. 

As for redevelopment of businesses and property, I don’t think there is much of a gain when one business leaves a building and a new one moves in.  Sort of a status quo situation.  In the twenty-some years I’ve lived here, I’ve seen a high number of buildings downtown each house several different businesses.  I’ve seen the residential population double but the commercial sector has remained constant, at least in terms of its boundaries, other than the move to March Point of two car dealerships.  The city had to annex that whole area to get the much-needed tax revenue back but it was almost forced to maintain the annexed area for good old industry, which seems to mostly be mini-storage.

I have never advocated retail growth for revenue sake alone.  In fact, I have never just advocated more retail.  I have simply said that of the three major revenue streams, the only one which can potentially be enhanced given our particular set of circumstances in Anacortes, is sales tax and sales taxes come from retail sales as well as from many service businesses. 

Charlie 42 asked me if I thought industry would play a role in increasing tax revenues or whether we should focus on retail/commercial/tourism ony.  Here’s my answer:

I think we need balance for a sustained local economy.  If we’re talking industry which makes things sold at wholesale or mega-yachts which aren’t taxed, then you need housing those employees can afford so most of them can live in the town where they work.  That’s not the case today.  You also need the commercial outlets for them to spend their paychecks.  If you don’t have this balance, you’re simply hosting the industry and other places are reaping most of the tax benefits.  I think we should strive to improve our position in retail, services, tourism, and industry and we should diversify as much as possible.  That’s what Phase 2 of the economic study should have looked at.  We pretty much know what the problems are. Now we need to brainstorm options and strategies to consider.  Above all, we have to be honest with ourselves and realistic about what is possible.  It’s very easy to say there’s fat in budgets and cuts can easily be made.  I don’t agree...at least as far as Anacortes is concerned.

Finally, I’m a big believer in “market forces” but I see no reason why we necessarily have to wait for them to force changes and take the risk that those changes might not really be what we want.  That’s why I advocate study, evaluate, develop options, inform the people of the potential upsides and downsides, and then see what they want.  I just want educated choices made, not emotional ones or unforseen ones which are forced on us because we didn’t realistically plan.

I lived in Gig Harbor for many years. We had to drive across the Narrows Bridget to Tacoma to buy a pair of underpants. Gig Harbor was featured years ago on national television as one of the only communities in the country to keep WalMart out. I agreed...not the right place for a WalMart.
The small downtown businesses were convinced that any big box stores would ruin them. Over the years, the growth was tightly controlled and there was little commercial construction. About 5 years ago, Target and Home Depot opened. They had to meet strict requirements as to design, visibility from the roads and landscaping. Their signage is very discreet. You have never seen so many happy people as the residents in and around Gig Harbor. Now there is an Albertson’s, a brand new YMCA (largest on the West Coast), Costco and more. It is very attractive and convient. Residents were always gouged for gasoline and even food, becaust the other choice was to drive across the bridge.
Downtown is beautiful and healthy. It attacts tourists and locals, but for many different reasons. The tax base has increased tremendously, leading to many civic improvements. It is not the same sleepy, fishing village it used to be, but neither is Anacortes. The discussions around big box stores is very familiar . It can be done, without giving up the beauty and uniqueness of a community. Go visit Gig Harbor.