ATTACHMENT 1

ATTACHMENT 1 MEMORANDUM Page 2 April 14, 2008

Another difference: there was no public review or approval process for a plat. Propertyowners were required only to have the land surveyed and to file the plat with the county auditor before they could sell lots. As a consequence, many of the nineteenth century plats in Olympia have streets and small lots laid out in a grid pattern that works well in most places, but is unworkable for steep slopes or wetlands. Some plats were even laid out on tidelands, in the expectation that some day they would be filled and developed (as with the Port Peninsula). In the mid-1930s, states throughout the country adopted new planning and subdivision statutes. Though the standards have changed, the process defined then for local government review and approval of plats is basically still in use today. The new process raised the issue of how to deal with the plats filed under the earlier statutes. Should such lots be grandfathered in, and accepted as still valid? With many of Olympia’s older neighborhoods already developed under the old plats, Olympia has until now grandfathered-in any lot that was ever legally created. In comparison, Thurston County has many nineteenth century plats that were never developed (e.g., the proposed towns of Puget and Gate). Since 1974 the County’s subdivision ordinance has provided that lots created prior to June 9, 1937 are valid lots only if they were already developed or under separate ownership (with a few technical exceptions). Unopened rights-of-way are allocated to the abutting property-owners. SCOPE. TRPC staff analyzed 63 plats filed prior to 1937. There are actually more than 63 such plats in Olympia and its UGA. We focused on those that a) had lots that would be substandard under today’s zoning requirements, and/or b) had street and lot patterns that conflicted with current critical area requirements, and/or c) were not fully developed, or might otherwise be potential sites for redevelopment using the original platting. We did not analyze any of the First Class Tidelands plats which were neither filled nor developed, and hence remain below the water line. METHODOLOGY. To support the analysis, TRPC produced two sets of maps of the subject plats: a) one with plat lines, parcel lines, and critical areas; and b) one with parcel lines and aerial photos. There are six “tiles” of two maps each covering the city and UGA. For the first map, TRPC staff overlaid a plat map 1 of Olympia and its UGA with a current tax parcel map to identify the degree of correspondence between the original platting and current ownership patterns. We measured the approximate lot and right-of1

It had not been updated since the mid-1990s, so it does not reflect any plat vacations or replats that might have since occurred.

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way dimensions from the maps, and tallied the numbers of original lots. From Assessor’s records we tallied the number of owners 2 and dwellings. The plat-and-tax-parcel map layers then were overlaid with critical area maps to determine where antiquated plats created a potential conflict with current critical area regulations. Within the unincorporated UGA we used Olympia’s definition of steep slopes rather than Thurston County’s, on the assumption that the City’s regulations would go into effect if the property was annexed. We found that in the residential locations being analyzed, 100year flood plains are almost entirely contained within identified wetland areas and their buffers. Therefore we left flood plains off the maps in order to create maps that were simpler and less confusing to read. All the plats that became the subject of analysis were highlighted with a red outline. For the second map, which compares antiquated plats with existing patterns of streets and development, the parcel map was overlaid on 2006 aerial photos, also with the subject plats highlighted. We did not conduct title searches to determine the current status of each plat; instead, we relied on map notations to get a quick indication of whether whole plats or individual streets had been vacated. In many cases the map suggested a possible street or plat vacation through placement of parcel boundaries along right-of-way center lines, but no notation of a vacation was present. These are noted in the summary tables with a question mark, as in “…vacated?” or “…vacated streets?” MAP SET 1: NORTH NORTHWEST Summary of Analysis
Plat #
7230

Name
Scammel’s Addition to West Olympia

Date
3/12/1890

Lots, Acres
Approx 325 lots, 35.6 acres

Lot Size
25x115

ROW Width
56

Devel Status
Very little developed; 21 DUs

Approval Status
County-voided (Cooper Pt UGA); vacated?

Tax Parcels
24, most do not use plat lines; 19 owners

Critical Areas
1. Steep slopes & stream buffer by E Fork Butler Creek; 2. Steep slopes on Pearl Beach Rd 1. Wetlands by unnamed lake; 2. Steep slopes above Budd Inlet None

8300, 8301

West Olympia (Plat of)

10/16/1869 425 lots, 160.0 acres

50x115

78

Partly developed; 131 DUs Undeveloped

County-voided (Cooper Pt UGA), some vacated streets Was County-voided, now in Olympia plat policy Was County-voided, now in Olympia plat policy; vacated streets

185, some use plat lines; 136 owners 13, all use plat lines; 2 owners 3, all use plat lines; 3 owners

5040

Gay’s Subdivision Townsend’s Subdivision

10/18/1890 112 lots, 9.8 25x100 acres 8/29/1890 36 lots, 2.7 acres 25x95

58

8020

58

One house

None

2

When we encountered two or more parcels in a given plat with apparent overlapping ownerships – e.g., “Blume, Robert,” “Blume, Robert et al,” “Blume, Robert & Mary,” and “Blume, Mary & Robert – we counted them all as the same owner. Thus the counts of owners may be a minimum.

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Discussion. There are several large antiquated plats in the far north-northwest side of Olympia and its UGA. Although extensive in area, they are mostly not developed. Scammel’s Addition and the plat of West Olympia are in the unincorporated UGA, where Thurston County has since 1974 not recognized such plats as still valid. Scammel’s Addition may have been formally vacated by Thurston County, though the legal descriptions for the parcels still reference the plat. Scammel’s Addition also has two remnant portions, one along French Road, and another along Pearl Beach Road. MAP SET 2: NORTHWEST Summary of Analysis
Plat #
5260 6010

Name
Harbor View Addition Lynwood Park

Date

Lots, Acres

Lot Size

ROW Width
60 58

Devel Status
Developed; 21 DUs Partly Developed; 24 DUs Developed; 9 DUs

Approval Status
Olympia plat policy Olympia plat policy; some vacated streets Half in County (voided), half in Olympia plat policy Olympia plat policy

Tax Parcels
24, all use plat lines; 22 owners 29, most use plat lines; 27 owners 8, most use plat lines; 8 owners 17, all use plat lines; 15 owners 17, which partly use plat lines; 5 owners 17, all use plat lines; 7 owners 19, all use plat lines; 16 owners 39, most use plat lines; 36 owners 83, most use plat lines; 78 owners 39, most use plat lines; 33 owners 31, some use plat lines; 23 owners 31, some use plat lines; 19 owners

Critical Areas
Surrounded by steep slopes None

12/30/1890 47 lots, 5.9 35x100 acres 10/29/1890 81 lots, 12.8 30x115 acres 3/28/1890 24 lots, 4.4 acres 50x125

7360

6780

Second Railroad Addition (Part of Blocks 7 & 8) Parker’s Subdivision Schneider’s Subdivision Bay View Addition to Olympia Railroad Addition to Olympia AD Wright’s Subdivision Young’s Addition Mottman’s Replat of Young’s Addition CH Hale’s Western Addition Reagh’s Addition

n/a

None

10/10/1880 46 lots, 5.1 acres 4/6/1891

25x120

7260

40 lots, 13.2 Mostly acres 25x125 36 lots, 4.0 acres 38 lots, 4.4 acres 59 lots, 8.4 acres 182 lots, 21.0 acres Approx 34 lots, 23.4 acres Mostly 30x110 30x130

3360

5/1/1890

7000

3/28/1890

8550

4/21/1890

40x100

8590

4/28/1890

25x115

6340

9/4/1918

45x105 and larger

5220

2/17/1872

77 lots, 14.4 38x110 acres 198 lots, 17.8 acres 25x92

7040

4/18/1890

Mostly Developed; 14 DUs 60 Partly Developed; No DUs Partly 30 Young Developed; 3 DUs St Mostly 30 Young Developed; 15 DUs St 60 Mostly Developed; 39 DUs 58 Mostly Developed; 91 DUs 58 and Mostly other developed plus park; 37 DUs 75 Developed plus park; 27 DUs 58 Mostly developed in commercial; 4 DUs

52

None

Olympia plat policy

Steep slopes above West Bay Drive Steep slopes above West Bay Drive Steep slopes above West Bay Drive None

Olympia plat policy; some vacated streets Olympia plat policy

Olympia plat policy

Olympia plat policy

None

Olympia plat policy

Steep slopes (Garfield Nature Trail)

Olympia plat policy

Small areas of steep slopes on park land Small areas of steep slopes along 4th Ave SW

Olympia plat policy; some vacated streets

Discussion. Several plats in this neighborhood feature small lots and steeply-plunging

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street rights-of-way on the hillside above West Bay Drive. Several of these rights-of-way are unopened, and were evaluated for potential pedestrian connections in the recent past. Nearly all small lots (e.g., 25 feet wide) are actually held in groups of two or more, typically with a house spanning the parcel. Mottman’s Replat of Young’s Addition includes the Garfield Nature Trail, where the City owns several parcels in the ravine, as well as some unopened rights-of-way. MAP SET 3: SOUTHWEST and SOUTH CAPITAL Summary of Analysis
Plat #
6860

Name
Percival’s Addition Capital View Addition

Date
2/24/1870

Lots, Acres

Lot Size

ROW Width
60

Devel Status
Mostly developed; 157 DUs Mostly developed; 247 DUs Partly developed; 7 DUs Mostly undeveloped; 2 DUs Undeveloped

Approval Status
Olympia plat policy; some vacated streets? Olympia plat policy; some vacated streets

Tax Parcels
46, some use plat lines; 39 owners 273, most use plat lines; 222 owners 16, most use plat lines; 11 owners 18, most use plat lines; 6 owners 5, none use plat lines; 2 owners 76, almost all use plat lines; 67 owners 17, most use plat lines; 6 owners 52, few use plat lines; 41 owners 20, most use plat lines; 19 owners 27, some use plat lines; 23 owners

Critical Areas
Steep slopes above Deschutes Parkway Small areas of lots adjacent to steep slopes above Deschutes Parkway None

77 lots, 20.8 60x120 acres 573 lots, 73.7 acres 30x130

3870

4/21/1905

48

8240

Wellington Park

10/27/1890 92 lots, 10.1 25x105 acres 5/26/1890 65 lots, 12.2 Mostly acres 50x105 30x120 Approx 40 lots, 12.8 acres 79 lots, 17.7 50x95 acres

60

Olympia plat policy; some vacated streets Olympia plat policy; some vacated streets Olympia plat policy; some vacated streets; city-owned open space Olympia plat policy; some vacated streets?

5900

Lemon Addition

60

Some small steep slopes abut Auto Mall Steep slopes along Percival Creek Canyon Steep slopes east of Adams

3500

Billings Addition

5/20/1890

60

3940

Central Addition

4/29/1871

58

7630

Stevens’ Addition (part) Capital Park Schloss Park

7/19/1890

95 lots, 8.9 acres 144 lots, 19.1 acres 54 lots, 6.7 acres

25x95

60

3850 7250

9/23/1891 7/10/1890

25x115, 40x95 30x110

45 58

Mostly developed, except critical areas; 83 DUs Mostly undeveloped; 6 DUs Developed; 53 DUs Developed; 21 DUs Partly developed; 20 DUs

Olympia plat policy

Steep slopes above I5 Steep slopes above Capital Lake Steep slopes above I5 Steep slopes above I5 and Capital Lake

Olympia plat policy; some vacated streets? Olympia plat policy; some vacated streets? Olympia plat policy; some vacated streets?

4330

Crosby’s DLC

10/14/1869 Approx 45 lots, 19.0 acres

60x110

55

Discussion. There are a few unopened streets on the hillside above Capital Lake (in Percival’s Addition on the Southwest side, and in Capital Park in the South Capital Neighborhood), but mostly this is not an issue in these neighborhoods. On the Southwest side, Capital View Addition and Wellington Park 3 have large numbers of narrow lots.
3

Most – but not all – of Wellington Park was replatted in the last decade to become Wellington West.

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Capital View has some undeveloped ones here and there, while Wellington Park has large undeveloped blocks still held by investors. Central Addition and Stevens’ Addition have undeveloped land on steep sites above I-5. Capital Park has similar sites along Old Oregon Trail above Capital Lake. Crosby’s DLC has steep sites between Capital Way and Capital Lake, south of I-5. MAP SET 4: NORTHEAST Summary of Analysis
Plat #
4930

Name
Galliher’s Addition Sebree’s Addition Sebree’s Subdivision Block B Simenson’s Subdivision Block A CH Hale’s Addition PC Hale’s Subdivision

Date

Lots, Acres

Lot Size
50x100

ROW Width
60

Devel Status
Partly developed; 124 DUs Mostly developed; 218 DUs Mostly developed; 25 DUs Mostly undeveloped; 7 DUs Mostly developed; 20 DUs Mostly developed, except critical areas; 236 DUs Mostly developed, except critical areas; 202 DUs

Approval Status
Olympia plat policy; some vacated streets? Olympia plat policy; some vacated streets (school) Olympia plat policy; some vacated streets Olympia plat policy

Tax Parcels
140, most use plat lines; 109 owners 212, most use plat lines; 195 owners 24, most use plat lines; 23 owners 17, most use plat lines; 10 owners 45, most use plat lines; 20 owners 246, most use plat lines; 219 owners

Critical Areas
Steep slopes and ravines above East Bay Drive Steep ravine above East Bay Drive Steep slopes above East Bay Drive Steep slopes and ravines above East Bay Drive Steep slopes above East Bay Drive 1. Steep slopes above East Bay Drive, 2. wetlands between Fairview & Wilson Wetlands draining to Bigelow Lake

7320

12/31/1871 Approx 262 lots, 49.4 acres 1/31/1890 285 lots, 61.1 acres 5/9/1890 115 lots, 11.6 acres 47 lots, 5.4 acres

40x115, 50x115 25x115

60

7325

60

7440

7/5/1890

25x115

56

5200

2/8/1872

52 lots, 14.4 60x115 acres 668 lots, 85.4 acres 30x120

60

Olympia plat policy

5210

6/4/1890

58

Olympia plat policy; some vacated streets?

6890

Phoenix Park Addition

4/4/1889

374 lots, 74.6 acres

50x100

58

229, most use Part County (voided), part Olympia plat policy; plat lines; some vacated streets? 164 owners

Discussion. Most of the issues in the Northeast Neighborhood are either 1) on its west side, on the hillside and in the ravines above East Bay Drive; or 2) on its east side, in the wetlands at the head of Mission Creek. Most of the unopened rights-of-way plunge down steep hillsides and ravines, or cross through wetlands, and are not vacated. The platting pattern is fairly convoluted in this neighborhood, where C.H. Hale platted much of it in 1872, and P.C. Hale (perhaps a son or daughter?) replatted much of that in 1890 from 60-foot lots into 30-foot lots. Phoenix Park Addition includes undeveloped wetland property at the headwaters of a sub-basin that drains north, to Bigelow Lake, before the basin drains south again into Indian Creek.

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MAP SET 5: EASTSIDE AND NEAR SOUTHEAST Summary of Analysis
Plat #
8110

Name
Union Subdivision Bloom’s Subdivision Summit Park Addition Carpenter’s Addition Fourth Street Boulevard Addition

Date
2/3/1891

Lots, Acres
42 lots, 4.9 acres 48 lots, 6.4 acres

Lot Size
30x110

ROW Width
76, 30

Devel Status
Mostly developed; 15 DUs Developed; 18 DUs

Approval Status
Olympia plat policy

Tax Parcels

Critical Areas

15, all use plat Steep slopes along lines; 12 owners un-opened 11th Ave None

3540

5/29/1890

30x110

60

7730 3920

4880

12/27/1890 80 lots, 10.0 30x120 acres 25x125 1/7/1891 Approx 43 lots, 10.5 acres 8/2/1890 Approx 183 50x90 lots, 45.0 acres

5290 7830

Hawley’s Second Addition Swan’s Addition (part)

5/1/1890 1/17/1871

28 lots, 5.3 acres 13 lots, 3.2 acres

50x115 Approx 60x150

Developed; 31 DUs 60 Mostly developed; 16 DUs 60, 140 Partly undeveloped (County), partly developed (Olympia); 103 DUs 58 Cemetery, 2 DUs 65 Developed; 5 DUs

60

18, most use plat lines; 17 owners County-voided 30, all use plat (unincorp. Island) lines; 24 owners County-voided 17, most use (unincorp. Island) plat lines; 12 owners 112, most use Part County (voided), part Olympia plat policy; plat lines; part of Woodland Trail; some streets vacated 96 owners

Olympia plat policy

Small steep slope between 11th and 12th Steep slopes above I5 and above Woodland Trail Steep slopes above I5 and above Woodland Trail, some wetlands, stream buffer along Indian Creek None Steep slopes above I5 and along Woodland Trail Steep slopes above Watershed Park Some small steep slopes

County-voided (unincorp. Island) Olympia plat policy

7450

Simmon’s Addition Central Park

7/2/1890

11 lots, 1.0 acre

30x110

n/a

3950

10/21/1891 20 lots, 4.7 acres

45x110

n/a

Partly developed; 2 DUs Partly developed; 11 DUs Mostly undeveloped; 2 DUs

Olympia plat policy

3, all use plat lines; 1 owner 10, few use plat lines; part of Woodland Trail; 7 owners 4, use some plat lines; 4 owners 16, all use plat lines; part of Woodland Trail; 16 owners 9, all use part of block outline; part of Woodland Trail; 9 owners 17, most use plat lines; part of Woodland Trail; 8 owners 4, all use plat lines; 2 owners

Olympia plat policy

3270

Ayer’s Addition (part)

3/2/1885

Blocks only, 13.7 acres

n/a

76

Olympia plat policy

Steep slopes and wetlands

8330

White & Maris Subdivision of Blk 9 Wheeler’s Subdivision of Blk 11 Church’s Subdivision of Block 26

5/5/1890

Approx 32 lots, 8.9 acres 16 lots, 5.1 acres

50x110

60

Mostly undeveloped; 3 DUs

Olympia plat policy

Steep slopes and wetlands

8320

2/20/1889

56x130

60

Undeveloped; Olympia plat policy No DUs

4070

5/16/1890

Approx 45 lots, 11.2 acres

40x105

60

Undeveloped; Olympia plat policy No DUs

4030

Champe Addition

8/20/1890

Approx 70 lots, 11.4 acres

40x110

60

Mostly undeveloped; 5 DUs Mostly developed; 43 DUs

Olympia plat policy

8410

Wilson’s Addition

2/20/1889

63 lots, 16.0 60x102, acres 50x105, 48x100

60

Olympia plat policy; some vacated streets

21, all use plat lines; includes part of Woodland Trail; 9 owners 25, all use plat lines; part of Woodland Trail; 8 owners 49, many use plat lines; 46 owners

Steep slopes and wetlands, stream buffer along Indian Creek Steep slopes and wetlands

Steep slopes and wetlands

Small area of steep slopes at far NE, some wetlands

ATTACHMENT 1 MEMORANDUM Page 8 April 14, 2008
Plat #
6630

Name
Park Addition

Date
9/6/1892

Lots, Acres
384 lots, 76.1 acres 163 lots, 30.6 acres

Lot Size
50x100

ROW Width
60

Devel Status
Mostly undeveloped; 112 DUs About half developed; 54 DUs Developed (residences & church); 3 DUs Mostly developed; 9 DUs Mostly developed; 12 DUs Mostly undeveloped; 7 DUs Mostly undeveloped; 13 DUs Partly developed; 6 DUs Partly developed; 11 DUs Partly developed; 83 DUs

Approval Status
Olympia plat policy; some vacated streets Olympia plat policy; some vacated streets

Tax Parcels
178, most use plat lines; 114 owners 75, most use plat lines; sliver of Woodland Trail; 60 owners 10, all use plat lines; 1 owner

Critical Areas
Extensive steep slopes and wetlands Wetlands and stream buffer along Indian Creek, some steep slopes None

4560

East Side Addition

4/17/1890

40x120

57

6610

Olsen’s Subdivision

6/10/1890

28 lots, 5.4 acres

40x120

60

Olympia plat policy; some vacated streets

6750

7380

Parker & Jordan’s Subdivision Sharpe’s Addition Doane’s Subdivision Garden City Addition

10/4/1890

27 lots, 5.2 acres 32 lots, 5.4 acres

35x120

60

Olympia plat policy

6/5/1890

40x115

60

Olympia plat policy

4450

4/16/4890

5000

5/14/1890

25x90 Approx 52 lots, 5.4 acres 82 lots, 14.7 37x125 acres

60

Olympia plat policy

None 17, most use plat lines; 17 owners Some wetlands 12, some use plat lines; 4 owners 9, some use plat Wetlands lines; 9 owners 18; most use plat lines; 18 owners Wetlands

60

8210

Warbass Homestead East Park

5/8/1890

48 lots, 8.1 acres

40x125

58

Part in County (voided); part in Olympia plat policy; some vacated streets County-voided (unincorp. Island) Olympia plat policy; some vacated streets Olympia plat policy; some vacated streets

6, none use plat Wetlands lines; 6 owners 20, most use plat lines; 10 owners 128, most use plat lines; 72 owners Wetlands, some small steep slopes Wetlands, some small steep slopes

4550

8/24/1891

80 lots, 10.0 30x125 acres 314 lots, 63.4 acres 50x100

58

7600

Squire’s Addition

3/5/1890

58

Discussion. This part of the city has the largest concentration of antiquated plats subject to this analysis. The south side of the Eastside hill has several subdivisions that were never quite finished, with unopened rights-of-way at 11th Avenue and 12th Avenue, where steep slopes interrupt the street connections. In addition, much of the Eastside and near Southwest side was originally platted into large blocks by Mr. Ayer (“Ayer’s Addition,” 1885), but not into lots. Others then replatted them into smaller blocks and/or lots – or not. As a consequence, some of the lack of street connections is because streets were never platted, not because they were platted but not opened (e.g., 12th Avenue and Union Avenue). Another key feature: part of the south side of the Eastside hill, adjacent to I-5, is an unincorporated island (Summit Park Addition and Carpenter’s Addition). Hence it is affected by Thurston County’s policy on pre-1937 plats. A large area between Wheeler Avenue and 22nd Avenue has generated much discussion about how to deal with antiquated plats. Straddling much of the Olympia Woodland

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Trail, this area has many individual plats laying a geometric pattern of streets and lots over a convoluted topography of steep, narrow ravines and scattered wetlands. There are a few houses scattered through the woods – mostly around the periphery – and there are multiple owners of the parcels. MAP SET 6: EAST SOUTHEAST Summary of Analysis
Plat #
6510

Name
New State Addition Boyd’s Addition

Date
2/3/1891

Lots, Acres
Approx 330 lots, 72.1 acres 55 lots, 9.9 acres

Lot Size
50x115

ROW Width
58

Devel Status
Mostly developed; 100 DUs Mostly developed in commercial; 9 DUs Mostly developed; 5 DUs

Approval Status
Olympia plat policy; some vacated streets? Olympia plat policy; some vacated streets?

Tax Parcels
99, some use plat lines; 41 owners 18, few use plat lines; 11 owners

Critical Areas
Small steep slope next to Pacific Ave. None

3620

4/4/1889

50x95, 90x95

50

7760

Sunnyside

7/2/1890

48 lots, 4.6 acres

25x120

50

Olympia plat policy; some vacated streets?

5, none use plat None lines; 5 owners

Discussion. New State Addition is a very large plat along Lilly Road between Martin Way and the Burlington Northern Railroad right-of-way south of Pacific Avenue. Part is in commercial development and may have been vacated, and part is in residential development (between Interstate 5 and Pacific Avenue). Within the residential part, about one block was replatted in 1957 as Sunset Addition. Boyd’s Addition is developed in commercial uses, and has a mix of some remaining streets, and apparently some vacated ones.
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