One of the big challenges of talking about land use is that people talk at cross-purposes to each other. It’s almost as if the system is designed to create confusion and ensure money-making projects go through. But it also makes it personally frustrating for people concerned about land use. Let me explain.
For Exhibit 1 we turn to the recent decision by the Hearing Examiner to permit what I call the Barnes and Noble apartments.
The City of Lakewood’s hearing examiner – basically, a one-person combination of planning commission and city council – recently issued a decision about the 309 apartments planned for the Barnes and Noble site.
If you’re ever going to raise an issue about development, the hearing examiner decision has a very clear message. I encourage you to read it here. Yes, I know it’s long: https://cityoflakewood.us/wp-content/uploads/2025/02/10185-City-of-Lakewood-Alliance-Planned-Development.pdf
The hearing examiner notes that dozens of members of the community raised concerns about all the traffic that is going to be coming into this area two miles from I-5. And she basically said, twice, that the developer had a PROFESSIONAL TRAFFIC STUDY and neighbors and other concerned citizens did not.
The PROFESSIONAL TRAFFIC STUDY calculated that, by sheer coincidence, the Barnes and Noble that is going away from that particular lot generates just as much traffic as the planned apartments with 473 parking spaces. So – well there you go, no legitimate neighborhood concern to consider.
This is really funny enough to be on Parks and Rec or another TV show. The Barnes and Noble is just moving (thank God, as it’s a great place). So we’re going to have that existing traffic from the bookstore AND the cumulative traffic from the apartments. That is what you citizens were trying to say. However, you did not have a PROFESSIONAL TRAFFIC STUDY.
The other thing that’s a little odd is the amazing coincidence that a Barnes and Noble generates as much traffic as 473 apartment parking spaces. This is something I did not know. Presumably many people who live at the B&N apartments will have jobs. So get this. Apparently Barnes and Noble customers are super active during the morning commute, let’s call that 6 to 9, as well as during the evening commute, 4 to 6:30.
That’s pretty fascinating, since the Barnes and Noble is open 10 to 8. Maybe the evening commute squares up, but I’m surprised the customers start arriving at 6:30 in the morning.
Or – just maybe there’s a difference between a bookstore and a 309-unit apartment complex. But that cannot be so, since the developers, backed by City Hall, have a PROFESSIONAL TRAFFIC STUDY.
In case you’re wondering, I’m putting that in capital letters because clearly this study is more important than taxpayers and other voters.
Average citizens do not have access to thousands of dollars to pay for traffic studies. I’m not sure who they would hire, as any traffic engineer in their right mind is going to do business with money-making housing developers, not average citizens who just care about their neighborhoods and community.
I should also note, the developer did reduce the number of units originally proposed, and let’s be real – that giant empty parking lot was never going to be permanently maintained so we could teach our kids to drive there. Something was going to happen. I’m just talking about the disconnect in my example between the decision and citizens.
So this is what we’re up against
It’s really important that advocates for sensible growth understand the odds are stacked against you. You have two choices – one, find the money for expensive studies and an attorney. Two – Don’t be intimidated. You need to steel yourself. The people making money are going to have the money and connections that often carry the day.
It doesn’t mean you give up. Someone has to advocate for Lakewood, and I hope that’s you.
Be proud to advocate for common sense
Look, anyone with a brain knows that the Barnes & Noble apartments and the moved store are going to cumulatively add traffic to downtown, giving weight to neighbors’ concerns. You may not have a PROFESSIONAL TRAFFIC STUDY but you know it.
You need to keep advocating for sensible growth and development, to everyone you meet. The city belongs to citizens, and it always will — even if we don’t have a PROFESSIONAL TRAFFIC STUDY. We have common sense and a passion for Lakewood, and that should matter as well.
Exhibit 2 – trying to dodge the tough conversation downtown
Here’s another example of how people confuse each other. You all know I’ve been raising an alarm about a proposed tax incentive that would create a financial reason for landowners to displace small business.
My neighbors have raised concern about the zoning that makes it possible – the idea that we want to pack 5,000 more people two miles from I-5 in what the city calls downtown.
If you go to City Hall, they will express dismay that anyone talks about anything besides the tax incentive. The tax incentive is not about zoning, they say. The zoning decision is all done, thank you, apparently personally dictated by Jesus and even written in the Bible somewhere.
So here is what is going on: The city approved a downtown subarea plan in 2018 and reaffirmed it last year. I don’t think me and my neighbors fully understood what it means, for one thing, that it’s a plan in search of a vision – and how it could displace small businesses.
But we do understand the tax incentive – the manifestation of the downtown plan. And that’s what is getting people out to talk about, yes, the tax incentive, but also the downtown plan.
City Hall will tell you that people testifying about the tax incentive should stick to talking about the tax incentive.
The community of Lakewood – and by that, I mean taxpayers, business and homeowners, are waking up to what the downtown plan actually means. So if they bring up concerns, I would humbly suggest the city should listen.
Because if you got a downtown plan that City Hall is thrilled about, and citizens are dubious about – is that maybe something to be concerned about?
Do the citizens matter?
I guess we will find out.
Brilliantly written article, Walter. Thank you.
Thanks, Walter.
Walter has again captured a bit of what is failing citizens in this democracy of ours. No one can fight City Hall (except possibly City Hall if the citizens get lucky), so the best we common folk can do is deflect its impulses towards a more logical outcome and a more livable future for all citizens, not just those with the money who can coerce (or buy) the answers they want.
Good letter. Thank you Walter. It is my perception that the City has become far less interested in citizen input and involvement over the years. Our first leaders were interested and open to discussion and ideas. Now it seems rater more like one way communication
They have “hearings” and open meetings but do not hear.
Great to see your name, Alan. The reduction in the number of advisory boards is troublesome, and folding REDAB into the planning commission is pretty much telling it to gift developers. I will say what’s different from cityhood times is the pressure from unaccountable state, regional and county forces for Lakewood to put untold housing somewhere. What I would do differently is make Lakewood citizens an ally in this struggle, not a pointless appendage.
We appreciate your articulate article Walter. The Planning Commission will make their recommendations to the City Council regarding the Downtown development and the tax incentives tonight. If more concerned homeowners attend the 6:30 meeting at the City Hall tonight perhaps the Commission will realize we have a voice.. and it should be heard.
Thanks for this Walter! What you say is definitely how a lot of us have felt. My kids own The Moonrise Cafe. Right now there is never any place to park to go there. The signs that were put up(don’t know by whom) are sort of silly … it makes no sense. The little bakery next door to Moonrise , do they even have a chance to-make it? It doesn’t seem like independent businesses are welcome in Lakewood. The planners have no vision of small businesses in their “downtown”.The visions seem to be $$$ .. tax revenues from chain stores.
Great minds think alike, Debbie. This is a theme I hope to bring up with the planning commission tonight. But you speak from experience, and that’s more valuable. Please thank your kids for having a business downtown.
Meanwhile, your letter got me off my couch and I walked over to that new bakery and bought some cookies! We all have to support each other.
Walter once again you nailed it. Thank you! The apartments will most likely have a minimum of two drivers per household – okay, perhaps just one but most likely two. Good God look at what that means traffic-wise. Currently, Bonney Lake is a lot worse traffic-wise than any place I’ve been lately. I work from home for an Enumclaw office and at times go out there. Good Lord! Bonney Lake traffic is horrible 24/7. That is what they are doing to Lakewood and it is not something anyone wanted. I was told many years ago that to be allowed to become a city we had to increase housing for I think it was 30,000 more people (don’t quote me it’s been years since I was told that). No one that I know said they knew about this when they voted for cityhood and it would have changed how they voted. Go figure!
Thanks, Susan. I think you’re calling it right about traffic. Meanwhile, if it helps – I’m not sure who told you that, but I was around for the start of cityhood and there was nothing like the pressure that there is today to locate housing. What we’re seeing now at the Washington State level is a coalition of progressive officials and liberal lawmakers with housing developers and conservative lawmakers to force cities to do things in the name of profits/more housing. I plan to write extensively about that after the City Council makes a decision one way or another about the tax incentive.
The way it worked in the 90s is that in order to get cityhood, citizens had to vote for it. It was necessary to negotiate transition agreements with Pierce County government, which is a whole other story. Pierce County government then was like the Pierce County government today, the people who “gave” us the Lakewood Library situation. So that transition had messy parts, but again, I don’t remember housing being part of that.
But perhaps the person(s) you spoke with were describing something I’m not aware of.
One thing I remember is that to propose cityhood, its backers had to agree with government entities to include certain boundaries, for example, Tillicum and areas along I-5. Perhaps someone calculated the potential housing growth in those areas, and that might be what your source is thinking of. But I’m glad we included Tillicum and have the boundaries we have.
Thank you for the thoughtful letter. I browsed those documents and immediately that jumped out at me, the part about the opposition not having a traffic study to back up their concerns. I laughed out loud. We have common sense, which tells you that adding that many apartments is going to make traffic worse. A number of the apartments will be 2 or 3 bedrooms, which means many units will have multiple drivers, multiple vehicles.
Walter, I think we should make sure city has stays exactly where ir is and have only work in office no remote work. Let them live with their decision.
Commendable as always, Walter. Thank you indeed.
Between code and comment, we, City and hearing examiner are left with a withering array of data assertions fulfilling procedural compliance resulting in a crazy quilt downtown that lacks unifying vision. A future Barnes & Noble becomes flotsam on a sea of space and ownership, profit interests and city budgets, state mandates and planning restrictions in apparent conflict. And, as noted by city representation and comment at the recent meeting of the Downtown Association, realistic consideration for a central city park or siting for a future permanent library remains so much deferred dander, swept from possibility and defining consideration.
It is regrettable that Pierre Charles L’Enfant wasn’t around in 1937, with Norton Clapp, to visualize a Grand Towne Center acknowledging Ponce de Leon Creek, a magnificent boulevard, parks and promenade, perhaps a library. It’s difficult now to imagine how fulfillment might better achieve realization of a more coherent elaboration of inspired place.
Beyond utility and function, art and horizon make for memory and celebration. Whether by nature or design, we gather remembered inspiration through shared conversation with our surroundings. We should therefore attempt, and never forget, the importance of pedestrian experience that welcomes lingering return to the affections of place, our journal of time and compass for life. That may not be explicit in municipal code, but it deserves imagination in applied application, hopefully with unifying endeavor, hopefully by everyone able to imagine Lakewood our best city possible.
Mr Walter Neary,
It is obvious that many citizens appreciate your efforts to encourage the City of Lakewood to harness some common sense before ruining Lakewood.
We moved to Lakewood 56 years ago back in 1969. In 2021 we decided to move out of Lakewood from our last Lakewood home of 43 years which shocked everyone.
One of the key reasons for abandoning Lakewood was the huge increase in traffic. The traffic on Gravelly Lake Drive near Clover Park High School had become so objectionable it made me think Lakewood was becoming like California-style crowding. I did not want to live in a California-style traffic mess.
For many days I was held prisoner at the end of our residential street with an inability to access Gravelly Lake Drive SW within a reasonable time frame. This bumper-to-bumper traffic condition was obviously before the Barnes & Noble Apartments were up and running.
If I still lived in Lakewood once the 309 Barnes & Noble Apartments were occupied along with all the other additional housing threats being made, I would probably need to pack emergency food and a 2-man tent in case I became stuck in traffic at the end of my road.
While it is difficult for ordinary citizens to control and spend the money for a TRAFFIC STUDY, I am donating my common sense one-man TRAFFIC STUDY for free.
Joseph Boyle – Former Lakewood resident 52 years.
I’ve thought about this situation. Thank you Walter Neary for trying to move the ‘troops’ to where they should be. At City Hall meetings, reading material they put out, try to make sense of it all. I don’t feel qualified to have a voice, I live next door now, but I know many who do. I will tell all that if you take the time to ask, the city is (and even to me) sent to me exact copies of requests by these builders and the city’s demands they have asked of them.
Residents of Lakewood have to take the time to care what is going on around them, the city council are NOT your bosses, they are who you elected to work on YOUR behalf. But you have to take the time to tell them where you want to go. IF if is not too late!!!!
Thanks to all who showed up to last night’s meeting. It’s important for the planning commission and the city council to literally hear from the city as hard as it is to get up there and stand at the mic and talk for three minutes. Thanks to all who stood up to show your presence. Your city needs you! Your neighbors need you! The more people that show up the the more they have to hear and understand – bring solutions if you can, they need ideas for what will work, but most importantly just bring yourself. Written comments also help, but in person truly shows that we’re clued in and care about what is happening and about the decisions that are being made. Cheers to Walter for all the work you’ve done to get the word out, and cheers to all our neighbors who truly care about the impacts that these changes will have on Lakewood, and neighborhoods. People are fighting back against these same issues in city halls all over our state. It’s now our turn.
Loading “downtown” Lakewood to the brim with ugly box apartments that look like government housing and will surely be tomorrow’s slums will not save Lakewood as much as the city staff and city council believe it will.
Lakewood was incorporated by folks who had a vision and city council members carried on that vision – at some point the vision has blurred and the council has veered off course. Maybe swayed by developers and that tax money, or by Pierce Transit and that transit money. I wish it didn’t feel like smoke and mirrors “look at these great parks…….but go ahead and try and ignore the bad traffic, crime, empty lots, lack of grocery stores, polluted lakes, and streets barren of trees.” Lakewood has always had the potential to be so much better, but it will take all of us standing up, writing comments, having our voice heard in these meetings. Once person, even as great as Walter, will not do it. It will take all of us, tell your neighbors, tell your friends, tell the lady in the grocery store line. Now is the time to be heard.