LACEY CITY COUNCIL AGENDA MARCH 22, :00 P.M. 420 COLLEGE STREET, LACEY CITY HALL

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1 CITY COUNCIL ANDY RYDER Mayor CYNTHIA PRATT Deputy Mayor LACEY CITY COUNCIL AGENDA MARCH 22, :00 P.M. 420 COLLEGE STREET, LACEY CITY HALL LENNY GREENSTEIN JASON HEARN MICHAEL STEADMAN RACHEL YOUNG CAROLYN COX CITY MANAGER SCOTT SPENCE CALL TO ORDER: 1. PLEDGE OF ALLEGIANCE 2. APPROVAL OF AGENDA & CONSENT AGENDA ITEMS* A. Council worksession minutes of March 1, 2018 B. Council meeting minutes of March 8, 2018 C. A motion to approve payment of claims, wages, and transfers for 2/27/2018 through 3/14/2018. * Items listed under the consent agenda are considered to be routine and will be enacted by one motion and one vote. There will be no separate discussion of these items. If discussion is desired, that item will be removed from the Consent Agenda and will be considered separately. 3. PUBLIC RECOGNITIONS AND PRESENTATIONS: A. Nature s Scorecard Presentation (Sophia Ressler, Puget Soundkeeper Alliance) 4. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA* *The City Council will allow comments under this section on items NOT already on the agenda. Where appropriate, the public will be allowed to comment on agenda items as they are addressed during the meeting. 5. PUBLIC HEARING: 6. PROCLAMATION: 7. REFERRAL FROM PLANNING COMMISSION: 8. REFERRAL FROM HEARINGS EXAMINER: 9. RESOLUTIONS: A. Lacey Crossroads Development Agreement (Samra Seymour) 10. ORDINANCES: 11. MAYOR'S REPORT: 12. CITY MANAGER'S REPORT:

2 13. STANDING GENERAL COMMITTEE A. Utilities Committee (3.05) B. Community Relations (3.05) 14. OTHER BUSINESS: 15. BOARDS, COMMISSIONS, AND COMMITTEE REPORTS: A. Mayor Andy Ryder: 1. Mayors Forum 2. Thurston Chamber Shared Legislative Committee 3. Transportation Policy Board (TPB) B. Deputy Mayor Cynthia Pratt: 1. Joint Animal Services Commission (JASCOM) 2. LOTT 3. Olympic Region Clean Air Agency (ORCAA) C. Councilmember Rachel Young 1. Economic Development Council (EDC) 2. Health & Human Services Council (HHSC) 3. Thurston Thrives D. Councilmember Lenny Greenstein 1. Emergency Medical Services (EMS) 2. TCOMM Thurston County Law & Justice E. Councilmember Jason Hearn: 1. Lodging Tax Advisory Committee (LTAC) 2. Olympia-Lacey-Tumwater Visitor & Convention Bureau (VCB) 3. Thurston County Coalition Against Trafficking (TCCAT) F. Councilmember Michael Steadman: 1. Lacey South Sound Chamber 2. Solid Waste Advisory Committee (SWAC) G. Councilmember Carolyn Cox 1. Community Action Council 2. Intercity Transit (IT) 3. Thurston Regional Planning Council (TRPC) 16. ADJOURN

3 MINUTES OF THE LACEY CITY COUNCIL LACEY CITY COUNCIL WORKSESSION THURSDAY, MARCH 1, :00 9:05 P.M. COUNCIL PRESENT: A. RYDER, C. PRATT, J. HEARN, L. GREENSTEIN, M. STEADMAN, R. YOUNG, C. COX STAFF PRESENT: S. SPENCE, T. WOO, D. PIERPOINT, S. EGGER, D. SCHNEIDER, J. BURBIDGE, R. WALK, C. BOCK, P. BROOKS, E. WATTS, E. QUINN- VALCHO, S. TONNELLATO ACTION: MOTION: APPROVE MARCH 1, 2018 WORKSESSION AGENDA. MOTION MADE, SECONDED, AND CARRIED BY COUNCILMEMBERS GREENSTEIN AND STEADMAN. HAZARDOUS WEATHER TASK FORCE STAFF: ACTION: BUD BLAKE, THURSTON COUNTY COMMISSIONER INFORMATION ONLY. Commissioner Blake briefed Council on a proposal from the Hazardous Weather Task Force (HWTF), which is a county-wide, multi-agency, multi-disciplinary group of individuals working together to expand services and outreach and to minimize illness and death among unsheltered homeless persons during seasonal inclement and extreme winter weather. THE PLAN Expands services and outreach and to minimize illness and death among unsheltered homeless persons during seasonal and extreme winter weather. Includes levels of response during defined weather conditions that are called respectively Seasonal, "Code Blue and Emergency. Is a living document to be revised through the experience of successive winters? Is initiated for review before each winter. This plan is drafted by a committee of community advocates on behalf of homeless, and county departmental staff with the intent of improving communications, clarifying responsibilities, and reaching agreement on procedures for Seasonal, Code Blue, and Emergency levels.

4 SCOPE OF OPERATIONS Seasonal Area normal weather temperatures, wind, and rain with a normal volume of people seeking warm shelter from November 1- April 30 Support provided by Salvation Army, Family Support Center, and CYS Code Blue Harsh weather lasting 96 hours or less, exceeding contracted seasonal capacity, immediate increase in beds, and increase in facilities and transportation. Director of Public Health determines Code Blue. Support provided by Salvation Army, Family Support Center, CYS, Union Gospel Mission, Interfaith Ministries, and multiple jurisdictions Emergency Severe weather is 96 hours or more, most of county impacted, and immediate increase in facilities and transportation (400 people). Involves Director of Emergency Management, Health Officer, and County Commissioners or Elected. Support provided by Emergency Operations Center, multiple jurisdictions, school districts, state agencies, and other counties. FUNDING OPTIONS The County has budgeted $200,000 to cover existing contracted agencies during normal area weather conditions from November 1 to April 30. The County is requesting funding contributions from Lacey, Olympia and Tumwater for services provided through April 30, o Olympia $50,000 o Lacey $40,000 o Tumwater $25,000 Following discussion about future funding sources, there was general consensus to move forward with drafting an interlocal agreement to determine baseline amounts for participating jurisdictions. Council discussed city facilities that may be appropriate sites during hazardous weather. ALTERNATE DAY IRRIGATION POLICY ENHANCEMENT STAFF: PETER BROOKS, WATER RESOURCES DIRECTOR EMILY WATTS, WATER RESOURCES SPECIALIST ACTION: AMEND LMC RELATED TO WATER IRRIGATION STATUS: UTILITIES COMMITTEE APRIL 2, 2018 Staff presented Council with a proposal to amend the Alternate Day Irrigation Policy to reduce peak day demand.

5 The City s goal is to increase the percentage of people who actively choose to follow the current policy from 22% to 34% by implementing enhanced enforcement. Achieving this goal can result in reducing peak day demand by 0.5 million gallons per day. The Alternate Day Irrigation Policy allows water customers to irrigate three days a week. Friday is a non-watering day for all water customers, allowing reservoirs to completely fill for peak demand on Saturday and Sunday. Exemptions are provided for publiclyowned facilities with active playfields, newly seeded lawns or landscape areas, and plants inside residential or commercial greenhouses. The policy does not apply to car washing, pressure washing, or filling swimming pools. Water Shortage Response Plan 2017 Stage 1: Advisory Stage activated every summer Stage 2: Internal Action Stage 80% P3 for 3 days 13.7 MGD Stage 3: Mandatory Stage 95% P MGD or 97% P MGD Stage 4: Emergency Stage 100% P3 for 1 day 17.1 MGD A violation would be a signed affidavit from a member of the public or City staff citing the non-compliant watering. Under the new policy the following actions would be taken: 1 st Violation Warning Letter 2 nd Violation Certified Mail Warning Letter 3 rd Violation - $125 Fine 4 th Violation - $250 plus Water Shut-off Staff is also proposing an increase in utility fees to offset charges for NSF checks, shutoff notices, and meter tampering. HISTORICAL COMMISSION 2017 ACCOMPLISHMENTS & 2018 WORK PLAN AND UPDATE ON THE NEW LACEY MUSEUM PROJECT STAFF: ACTION: MOTION: JEN BURBIDGE, PARKS & RECREATION DIRECTOR ERICH EBEL, CHAIR OF LACEY HISTORICAL COMMISSION ERIN QUINN VALCHO, LACEY MUSEUM CURATOR ACKNOWLEDGE THE HISTORICAL COMMISSIONERS 2017 KEY ACCOMPLISHMENTS AND ACCEPT THE 2018 WORK PLAN. MOVED, SECONDED, AND CARRIED BY DEPUTY MAYOR PRATT AND COUNCILMEMBER STEADMAN

6 Members of the Lacey Historical Commission presented 2017 Key Accomplishments. Highlights included the new Lacey Museum Project, the Depot Trail Amenity, the City of Lacey 50 th Anniversary Celebration, 3 rd Annual Midsummer s Ice Cream Social, updates to the Historic Commission and Museum Policy Handbook, Lacey s Historic Neighborhood Tour, Thurston County through the Decades, online access to the museum collection, and receiving the Thurston County Heritage Grant. The Lacey Historical Commission Work Plan for 2018 includes: Assist in the development of the new Lacey Museum Project. Continue to promote activities, collections and events at the Lacey Museum. Approve nominations and selection of Lacey Historian of the Year. Develop geocaches around historic neighborhoods, sites, and historic register properties to raise awareness of Lacey s history. Update current policies and procedures for the Lacey Historical Commission. Participate in Thurston County through the Decades and explore options for a new framework. Continue research and preservation opportunities for the Chamber Prairie Cabin. Identify projects for the Valerie Sivinski Grant, Thurston County Heritage Grant, and CLG Grant. Identity and catalog properties on the historical property inventory. Open communication with the Nisqually Tribe to discuss mutual interests. NEW LACEY MUSEUM PROJECT STAFF: ACTION: STATUS: JEN BURBIDGE, PARKS & RECREATION DIRECTOR ERIN QUINN VALCHO, LACEY MUSEUM CURATOR INFORMATION ONLY. APPLYING FOR MATCHING GRANT OF $1M FOR EXTERIOR OF BUILDING. COUNCIL TO REVIEW AGAIN AT A WORKSESSION IN JUNE OR JULY Staff provided Council with schematic drawings of the interior and exterior of the new Lacey Museum Project. Council discussed design options for the exterior and interior of the building, public space for indoor and outdoor events, adequate parking, Lebanon Street, an outdoor play structure for children, and flexible spaces for museum exhibits, programming, and lobby/event space. The next step is to finalize plans for the exterior and apply for a matching grant of $1M to move forward.

7 MINUTES OF A REGULAR MEETING OF THE LACEY CITY COUNCIL HELD THURSDAY, MARCH 8, 2018, IN LACEY COUNCIL CHAMBERS. CALL TO ORDER: Mayor Ryder called the meeting to order at 7:00 p.m. PLEDGE OF ALLEGIANCE: Mayor Ryder led the Pledge of Allegiance. COUNCIL PRESENT: A. Ryder, C. Pratt, J. Hearn, L. Greenstein, M. Steadman, R. Young, Carolyn Cox STAFF PRESENT: S. Spence, D. Schneider, S. Egger, T. Woo, D, Pierpoint, R. Walk, J. Burbidge, P. Edmonds APPROVAL OF AGENDA AND CONSENT AGENDA: Mayor Ryder requested an amendment to the Consent Agenda by removing Item 2.E. relating to the removal of a Lacey Library Board Member. The Board Member notified City staff of his resignation from the Library Board. ALLOW LACEY FOOD BANK ALLOW PRESENTATION FOR SENIOR CENTER Consent Agenda Items: A. Council Meeting Minutes of February 8, B. Council Worsksession Minutes of February 15, 2018 C. Council Meeting Minutes of February 22, D. A motion to approve payment of claims, wages, and transfers for through E. Recommend removal of Lacey Library Board Member. COUNCILMEMBER GREENSTEIN MOVED TO APPROVE THE AMENDED CONSENT AGENDA AND AGENDA. DEPUTY MAYOR PRATT SECONDED. MOTION CARRIED. Page 1 of 9

8 PUBLIC RECOGNITIONS AND PRESENTATIONS: Eileen McKenzie Sullivan, Executive Director of Senior Services of South Sound, presented Council with an update on the programs at the Virgil S. Clarkson Senior Center. Jill Rector, Manager at the Virgil S. Clarkson Senior Center, noted there are 754 active members at the Senior Center. She provided information on the Senior Nutrition Program, and some of the classes that are well attended by the members. Paul Taylor, Director of the STARS Adult Day Care Program, noted the program provides an opportunity for loved ones to get a chance to participate in a safe, fun, and nurturing community. They currently serve 15 seniors per day. Barbara Worley, member of the Senior Center, joined in She noted it has been the best thing that has ever happened to her. Scott Spence, City Manager, presented Robert Coit, Executive Director of the Lacey Food Bank, with a check in the amount of $5,434. The money was raised by City staff through various competitions during the holiday season. Historically, staff would donate food in support of the Thurston County Food Bank. This year the City adopted the Lacey Food Bank as the Compassionate Communities project. Instead of donating food, staff raised money to help build the Lacey Food Bank. PUBLIC COMMENTS: Rose Gunderson provided information relating to human sex trafficking in Thurston County. In 2016 the Washington State Patrol, with coordination from local authorities, performed a sting and arrested 23 people for knowingly buying or selling sex from children. A non-profit human rights coalition was formed a few years ago called Washington Engage. They recently changed the name to Washington Trafficking Prevention. The coalition helps to Page 2 of 9

9 prevent the sex and labor trafficking in Washington State and provide early intervention initiates. Prevention will be the best investment. She requested $41,000 from the City to help with these efforts. Shawna Stewart, Executive Director with the Lacey Olympia Tumwater Visitor & Convention Bureau spoke about the recent 2018 Quidditch Regional Championship held at the Regional Athletic Complex. The VCB is excited to promote Lacey s sports business, and continue last year s success where they achieved $400,000 in economic impacts specifically for the City. ORDINANCES: Ordinance No approves the 2017 Budget Encumbrance Carryovers. Despite all the extensive budget planning and efforts to complete projects and purchases prior to the year-end closing, staff is not always able to complete all of the projects and purchases. The projects and purchases are expected to be completed during 2018, so it becomes necessary to carryover previously approved budget appropriations into the next year. These proposed amendments are limited to carryover encumbrances and capital projects. DEPUTY MAYOR PRATT MOVED TO ADOPT ORDINANCE NO APPROVING THE 2017 BUDGET ENCUMBRANCES CARRYOVER. COUNCILMEMBER STEADMAN SECONDED. MOTION CARRIED. MAYOR S REPORT: Mayor Ryder recognized Planning Commission member Mike Goff. Page 3 of 9

10 CITY MANAGER S REPORT: Scott Egger, Public Works Director, presented Council with a request to authorize the City Manager to sign the Cooperative Service Agreement with USDA for wildlife management on Lacey-owned property. The United States Department of Agriculture Animal and Plant Health Inspection Service Wildlife Services (APHIS- WS) provides wildlife management services, which will help reduce human health and safety threats, and reduce damage to publicly owned property. The General Government Committee reviewed the current proposal at its February 27, 2018, meeting and recommend approval to the full City Council. COUNCILMEMBER GREENSTEIN MOVED TO AUTHORIZE THE CITY MANAGER TO SIGN THE COOPERATIVE SERVICE AGREEMENT WITH USDA (APHIS-WS) FOR WILDLIFE MANAGEMENT ON CITY- OWNED PROPERTY. COUNCILMEMBER STEADMAN- SECONDED. MAYOR RYDER, DEPUTY MAYOR PRATT, COUNCILMEMBER GREENSTEIN, COUNCILMEMBER HEARN, COUNCILMEMBER STEADMAN, AND COUNCILMEMBER YOUNG VOTED YES. COUNCILMEMBER COX VOTED NO. MOTION CARRIED. Scott Spence, City Manager, presented Council with a request to adopt proposed additions to the Boards and Commissions Standards, Protocols, and Ground Rules Handbook. In 2015, the City adopted a Handbook for Boards and Commissions. The Handbook addresses basic information about all of the City s appointed boards and commissions as well as interpersonal standards, protocols and ground rules. The Handbook doesn t address issues around open government requirements including public records and open meetings laws. The Handbook also doesn t address issues around external communications and use of social Page 4 of 9

11 media. The recommendation is to add a new chapter to the Handbook to address these issues. Additionally, there are new sections providing policy guidance on use of city assigned addresses and electronic devices. The General Government & Public Safety Committee reviewed the proposal, at its February 27, 2018, meeting and recommend approval to the full City Council. DEPUTY MAYOR PRATT MOVED TO ADD A NEW CHAPTER TO THE BOARDS & COMMISSIONS HANDBOOK TO ADDRESS SOCIAL MEDIA, PUBLIC RECORDS, AND OPEN PUBLIC MEETINGS. COUNCILMEMBER STEADMAN SECONDED. MOTION CARRIED. Rick Walk, Community & Economic Development Director, provided an update on the Gateway annexation. The Thurston County Commissioners and one property owner filed a petition with the Boundary Review Board, with a hearing scheduled for March 21, The City is close to an agreement with Thurston County, and the Commissioners are scheduled to take action on this item at their March 13, 2018, meeting. Staff will provide another update at the March 15 Worksession. STANDING GENERAL COMMITTEES: Finance & Economic Development Committee Mayor Ryder reported the committee met on February 27, 2018, to discuss the 2017 Budget Encumbrance Carryovers, business license simplification, and city investments. General Government & Public Affairs Committee Deputy Mayor Pratt reported the Committee met on February 27, 2018, to discuss an amendment to the Boards and Commissions Handbook, unmanned aerial vehicles, Page 5 of 9

12 the Voting Rights Act, a Cooperative Agreement with USDA for wildlife management services, and the Cooperative Law Enforcement & Mutual Aid Agreement. BOARDS & COMMISSIONS: Community Investment Program (CIP) Councilmember Young reported the retreat was held in February, where they agreed to reduce the multi-year awards to seven recipients in order to maintain funding for basic needs. They did maintain the 60/40 split, with 60% going to collective impact and 40% going to critical needs. Economic Development Council (EDC) Councilmember Young reported they met on February 27 and discussed a new federal program called Opportunity Zones. They also received a presentation by Rick Walk, Community & Economic Development Director, regarding an overview of development activities in Lacey. The Center for Business and Innovation reported the Tune Up training series concluded with 32 businesses participating. The Procurement Technical Assistance Center (PTAC) will hold a local government procurement forum in June. The EDC will hold their awards program on April 20 at Indian Summer Golf & Country club. Lacey Olympia Tumwater Olympia Visitor & Convention Bureau (VCB) Councilmember Hearn reported the VCB is successfully using national media coverage to promote regional tourism. Thurston County Coalition Against Trafficking (TCCAT) Councilmember Hearn reported the members met on March 8. The Race against Trafficking 5k fundraiser will be held on April 28, Lacey South Sound Chamber of Commerce Councilmember Steadman reported the Forum was held on March 7 with a presentation by Scott Spence, City Manager, on the State of the City. Page 6 of 9

13 Urban Cities Ad Hoc Committee on Homelessness and Affordable Housing Councilmember Cox reported this is a new ad hoc committee of the three urban cities in Thurston County. The scope of work is to understand and influence the available regional funding sources for housing and their outcomes, consider developing a unified homelessness response plan for the three cities, and coordinate regional policy related to affordable housing. Meetings will be held at Lacey City Hall from 5-6:30 pm on the 2 nd Thursday of each month. Their first meeting was held on March 1, where they reviewed the history of the HOME Consortium, Health & Human Services Council, and Community Investment Partnership. Community Action Council (CAC) Councilmember Cox reported the budget issue was deferred for a month, and discussed several grants that CAC has applied for to receive funding. Councilmember Steadman serves on the Community Action Council as a private citizen. He announced the Monarch Children s Center will hold their 3 rd annual fundraiser on April 17 at 7:30 am. Joint Animal Services Commission (JASCOM) Deputy Mayor Pratt reported the Commission met on March 1, and discussed contract negotiations with JBLM, received a presentation by staff regarding online licensing marketing proposal, and the Executive Director reported on the continued partnership with Mudd Bay, staffing updates, and provided shelter statistics. Intercity Transit (IT) Councilmember Cox reported they met on March 7. The Board approved a short-term plan for bus routes, with additional routes for NE Lacey. They will review long-term plans at the next meeting. Page 7 of 9

14 Mayors Forum Mayor Ryder reported the Mayors Forum was held on March 2. In the past, it s been an informal meeting without an agenda to discuss mutual interests and concerns. At this last meeting, a representative from the Thurston County Conservation District provided a presentation and announced they have lost a third of their funding. The Mayors discussed writing a joint letter in support of funding. As a result of the discussion, the group discussed the history of the Mayors Forum and the purpose of the forum. The Mayors agreed they would like the forum to be represented only by the Mayors of the cities. TCOMM911 Councilmember Greenstein reported the board met on March 7, where they passed a resolution relating to a new radio system. The resolution accepts the recommendations of the steering committee, and directs the executive director to pursue funding options. Thurston Thrives Deputy Mayor Pratt reported they met on February 26. They received a number of updates including the upcoming Action Teams Summit to be held on March 22 at the Thurston County Fairgrounds, a report from the Community Design Team, and the Climate and Clean Energy Team. Thurston Regional Planning Council (TRPC) Councilmember Cox reported they met on March 2. Michael Cade, Executive Director, provided an update on the Thurston Community Economic Alliance Strategic Plan. Paul Brewster, TRPC staff, presented the proposed process to award $3.3 million in transportation funds. Jurisdictions will have been March 5 and April 27 to submit applications. Page 8 of 9

15 UPCOMING EVENTS: Scott Spence, City Manager, announced the Ethnic Celebration will be held on Saturday, March 10, 2018, at Saint Martin s University. Mayor Ryder adjourned the meeting at 8:35 p.m. MAYOR: ATTESTED BY CITY CLERK: DATE APPROVED: Page 9 of 9

16 LACEY CITY COUNCIL MEETING March 22, 2018 SUBJECT: Disbursement Approval RECOMMENDATION: By motion, approve payment of claims, wages, and transfers. STAFF CONTACT: Troy Woo, Finance Director ORIGINATED BY: Troy Woo, Finance Department BACKGROUND: The action requested of the City Council is by motion to approve payment of claims, wages and transfers for 2/27/2018 through 3/14/2018. The disbursements consist of the following: Checks: Week of Beg. Check No. End. Check No. Amount 3/2/ , *3/2/ , /9/ ,553, Electronic Transfers: Week of Amount 2/28/ , /1/ , /2/ , /2/2018 1, /2/ *3/5/2018 1,236, *3/5/ , /7/2018 1, /8/ , /9/ , /12/ /13/ , Payroll: Month Ended: Wages *2/28/2018 1,240, * Disbursements for employee out-of-pocket deductions and employee benefits Page 1 of 2

17 Significant Disbursements: Vendor Amount Description City of Olympia $ 145, Records Management System Fee Freightliner NW $ 257, Crane Truck LOTT $1,110, Rates & Capacity Development Charges North Thurston Pub. Sch. $ 60, School Impact Fees Page 2 of 2

18 LACEY CITY COUNCIL MEETING March 22, 2018 SUBJECT: Lacey Crossroads Development Agreement Amendment RECOMMENDATION: Approve a resolution authorizing the City Manager to enter into the amended development agreement and associated exhibits; and, authorize the City Manager to enter into identical agreements with the remaining Crossroads property owners of Assessor s parcels , , , , , at a future date. STAFF CONTACT: Scott Spence, City Manager Rick Walk, Director of Community & Economic Development Samra Seymour, Senior Planner ORIGINATED BY: Community & Economic Development Department ATTACHMENTS: FISCAL NOTE: 1. February 22, 2018 Staff Report 2. Resolution 3. Amended Development Agreement 4. Amended Exhibit A Legal Description 5. Amended Exhibit B Land Use Zone 6. Amended Exhibit C Lacey Crossroads Site Plan 7. Amended Exhibit D Design Concepts 8. Amended Exhibit F Design Guidelines 9. Appendix A None PRIOR REVIEW: Council Worksession on December 14, 2017, Public Hearing held February 22, 2018 BACKGROUND: On February 22, 2018 City Council held a public hearing to consider a request to amend the Crossroads Development Agreement that would apply Community Commercial Page 1 of 2

19 zoning designation to building pads A, B, C, D, F, G, H, I, J, K and L. Lot O is proposed to assume the Community Office designation (formerly Business Park). This change would ultimately result in lifting the lot specific use restrictions put in place by the 2007 Development Agreement. All uses allowed by the Community Commercial and Community Office designation would be allowed on the respective lots versus allowing uses specific to retail/restaurant and business park uses respectively. Council voted to direct staff to prepare a resolution to approve the amended Crossroads development agreement and exhibits and to authorize the City Manager to enter into identical agreements with the remaining property owners within Crossroads. Advantages 1. Amending the Crossroads Development Agreement will provide consistency with the City of Lacey s current zoning classifications (Community Commercial & Community Office) adopted with the 2016 Comprehensive Plan. 2. Amending the Crossroads Development Agreement provides flexibility in site design reflect current market dynamics balances while maintaining the original intent of the Crossroads Master Plan for pedestrian and design continuity. 3. Amending the Crossroads Development Agreement will clarify and define allowed uses and design standards providing consistency and predictability for implementing the master plan. Disadvantages 1. Although proposed amendments deviate from the original development agreement, market conditions require reconsideration of the Crossroads development. Page 2 of 2

20 LACEY CITY COUNCIL MEETING February 22, 2018 SUBJECT: Lacey Crossroads Development Agreement Amendment RECOMMENDATION: Hold a public hearing to take testimony on the Crossroads Development Agreement Amendment Staff is proposing to authorize the City Manager to enter into the amended development agreement as shown in Attachment 2 along with the associated amended Exhibits presented as Attachments 3 through 8; and, authorize the City Manager to enter into identical agreements with the remaining Crossroads property owners of Assessor s parcels , , , , , at a future date. After hearing testimony, the City Council may choose to act of on the recommendation by approving, modifying, or denying the recommended actions noted above. STAFF CONTACT: Scott Spence, City Manager Rick Walk, Director of Community & Economic Development Samra Seymour, Senior Planner ORIGINATED BY: Community & Economic Development Department ATTACHMENTS: 1. December 14, 2017 Staff Report 2. Amended Development Agreement 3. Amended Exhibit A Legal Description 4. Amended Exhibit B Land Use Zone 5. Amended Exhibit C Lacey Crossroads Site Plan 6. Amended Exhibit D Design Concepts 7. Amended Exhibit F Design Guidelines 8. Appendix A 9. Comment letter received from Dennis Shade Page 1 of 4

21 FISCAL NOTE: None PRIOR REVIEW: Council Worksession on December 14, 2017 BACKGROUND: At the December 14 Council Worksession staff presented a request to amend the Crossroads Development Agreement that would apply Community Commercial zoning designation to building pads A, B, C, D, F, G, H, I, J, K and L. Lot O is proposed to assume the Community Office designation (formerly Business Park). This change would ultimately result in lifting the lot specific use restrictions put in place by the 2007 Development Agreement. All uses allowed by the Community Commercial and Community Office designation would be allowed on the respective lots versus allowing uses specific to retail/restaurant and business park uses respectively. Discussion focused on the original intent of Development Agreement to provide a pedestrian oriented and unique retail development that would complement and act as a transition to the larger Lacey Corporate Center. Changes in real estate markets and tenant preferences over the last decade were also discussed at length. One of the key elements of the applicant s proposal focuses on the design and orientation of Building Pad G located at the southeast corner of the Crossroads site, just north of an existing storm pond. The applicant would like the flexibility to allow for a building to be sited on Pad G that would allow a drive through lane configuration, if desired by a future tenant. There was some concern by both staff and Council as to the impact of allowing a use that would include a drive lane, especially were it to be located on the south side of the site. The concern mainly centered on the impact that an additional drive lane would have on the planned plaza area, just to the south. Staff had concerns that a drive lane would bisect the plaza, effectively cutting it off from the activity associated with the building resulting in a disconnected and underutilized feature that could ultimately become a nuisance and liability to the center. Council supported a commitment to the original vision laid out in the Development Agreement and a desire to see the pedestrian emphasis maintained in future development plans. However, Council also recognized the shifts in the retail market and expressed a desire to provide additional flexibility by loosening the existing use restrictions, so long as the overall design goals and aesthetic standards were maintained. Design Solutions In response to the direction from Council, City staff met with the applicant to discuss design solutions that could bridge the gap between tenant marketability and the Crossroads pedestrian design emphasis. The results of those discussions can be seen in the conceptual design depicted in Attachment 8. Page 2 of 4

22 Rather than allow a drive lane to bisect the plaza and isolate it from Pad G, the conceptual drawing shows drive lane configuration that meanders south of the plaza, helping to frame it and create a sense of continuity between the plaza, future building and rest of the center. It is important to note that the design shown in Appendix A is conceptual and will likely vary to some degree depending on the ultimate user, and number of buildings. However, the concept does illustrate that it is possible to achieve increased flexibility in uses while maintaining the development s central design objectives. Language in the proposed Section of the Lacey Crossroads Design Guidelines (Amended Exhibit F Attachment 7) was further revised to reference the conceptual plan described above: Lot G (which may be developed with one or two buildings provided that the total square footage in Amended Exhibit C to this Agreement) will be developed in a manner consistent with the concept site plan attached as Appendix A hereto, including the placement of any drive-through lanes The intended community plaza/garden connection with Tract A depicted on the concept site plan attached as Appendix A will be developed prior to certificates of occupancy being issued for buildings located on Lot G. Staff analysis The challenge facing the City and the Property owner in updating the Crossroads Development Agreement is balancing flexibility with the integrity of the original community vision enumerated in the goals of Lacey Crossroads (Section 3 of Exhibit F Attachment 7). Staff supports allowing the full range of uses allowed in the Community Commercial and Office Commercial Zoning classifications. This support is based on the understanding that most uses allowed by the Community Commercial zone can be sited and designed to achieve a storefront presence that facilities pedestrian corridors, access and ambiance. The types of uses that can meet these design expectations range from restaurants, retail, and professional and medical services as demonstrated by the design exhibits proposed by the property owner as pages 19 and 20 of Amended Exhibit D. Furthermore, staff believes that a suitable design strategy has been identified for Building G that will balance the flexibility sought by the ownership group with the pedestrian oriented design emphasis established in the original agreement. Page 3 of 4

23 Notice and comments Notice for the hearing was published in The Olympian and mailed to all property owners located within Lacey Corporate Center at least 10 days prior to the hearing. One comment letter was received from the owner of Lot 2 or Pad P (Attachment 9). The letter expresses concern that the proposal put forth by the applicant will make development of Pad P more difficult, particularly if the amendment is not applied to all parcels within the Crossroads development. As of the drafting of this staff report, staff has not been able to contact Mr. Shade directly. However, if the proposed amendment is applied to the entirety of the Crossroads development as staff is recommending, it will result in increased opportunities for the uses on Pad P - as the zoning designations being proposed are both more permissive than the land use allowances currently in effect. Advantages 1. Amending the Crossroads Development Agreement will provide consistency with the City of Lacey s current zoning classifications (Community Commercial & Community Office) adopted with the 2016 Comprehensive Plan. 2. Amending the Crossroads Development Agreement provides flexibility in site design reflect current market dynamics balances while maintaining the original intent of the Crossroads Master Plan for pedestrian and design continuity. 3. Amending the Crossroads Development Agreement will clarify and define allowed uses and design standards providing consistency and predictability for implementing the master plan. Disadvantages 1. Although proposed amendments deviate from the original development agreement, market conditions require reconsideration of the Crossroads development. Page 4 of 4

24 RESOLUTION NO. CITY OF LACEY A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LACEY APPROVING AN AMENDMENT TO THE LACEY CROSSROADS DEVELOPMENT AGREEMENT WHEREAS, On October 26, 2006 the City Council passed Ordinance No which approved the Lacey Crossroads Development Agreement and authorized the City Manager to execute the same; and WHEREAS, the City and College Way Commercial Plaza LLC ( College Way ) entered into the Lacey Crossroads Development Agreement, recorded January 19, 2007, under Thurston County Auditor s No (the 2007 Development Agreement ), in order to govern the development, use, and design associated with the rezone and development of property within a portion of the Lacey Corporate Center, otherwise known as Lacey Crossroads; and WHEREAS, the Developer is the successor-in-interest to College Way as to certain property located within Lacey Crossroads; and WHEREAS, the 2007 Development Agreement limited permitted uses of the Developer s property to specific types of commercial uses, designed by lot, rather than allowing all uses permitted in the ten-underlying Business Park and Community Commercial zoning districts; and WHEREAS, the recent economic recession, rapid technological innovation, increased consumer use of online shopping, and other external social and market forces have resulted in significant changes to the retail real estate market at the local, regional, and national level since the 2007 Development Agreement was originally entered into; and WHEREAS, the external market factors have significantly changed the type and range of available commercial tenants for Developer s Property, and will continue to do so; and WHEREAS, the City of Lacey has amended its land use maps and zoning codes for the Developer s Property since the 2007 Development Agreement to provide for Community Office and Community Commercial zoning districts that allow a broad range of commercial uses; and WHEREAS, THE Developer and the City now wish to amend the 2007 Development Agreement to allow all commercial uses on Developer s property that may be authorized within the City s Community Office and Community Commercial zoning districts, and to provide for

25 design guidelines for City review and approval of those commercial uses not originally contemplated by the 2007 Development Agreement. NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF LACEY, WASHINGTON, Section 1. The recitals set forth above are adopted as the findings of the City Council of the City of Lacey in support of adoption of this resolution. Section 2. The City Council, in accordance with RCW 36.70B.200 and LMC hereby authorizes the City Manager to execute on behalf of the City the Amendment to the Lacey Crossroads Development Agreement attached hereto as Exhibit A and further authorizes the City Manager to enter into identical agreements with the remaining Crossroads property owners of Assessor s parcels , , , , , at a future date. Section 3. The City Clerk is authorized to make necessary corrections to this resolution including, but not limited to, the correction of scrivener's/clerical errors, references, resolution numbering, section/subsection numbers and any references thereto. PASSED BY THE CITY COUNCIL OF THE CITY OF LACEY, WASHINGTON, this day of, LACEY CITY COUNCIL Attest: By Mayor City Clerk Approved as to form:

26 City Attorney

27 RETURN ADDRESS Attn: Heather Burgess Phillips Burgess PLLC 724 Columbia St. NW, Ste 320 Olympia, WA Document Title(s) Amended Lacey Crossroads Development Agreement Reference Numbers(s) of related documents Grantor(s) (Last, First and Middle Initial) ECP College Way LLC Additional Reference # s on page Additional grantors on page Grantee(s) (Last, First and Middle Initial) City of Lacey Additional grantees on page Legal Description (abbreviated form: i.e. lot, block, plat or section, township, range, quarter/quarter) [to be added] Assessor s Property Tax Parcel/Account Number [to be added] Additional legal is on page Additional parcel # s on page The Auditor/Recorder will rely on the information provided on this form. The staff will not read the document to verify the accuracy or completeness of the indexing information provided herein.

28 AMENDMENT LACEY CROSSROADS DEVELOPMENT AGREEMENT This Amendment to the Lacey Crossroads Development Agreement (the Amendment or Agreement ) is entered into this day of, 2018, by and between the CITY OF LACEY, a Washington municipal corporation (the City ), and ECP COLLEGE WAY, LLC, a Washington limited liability company (the Developer ) (collectively, the Parties ), for the purpose of governing the development, use, and design of the property covered under this Amendment. RECITALS WHEREAS, the City has the authority to enter into this Agreement pursuant to RCW 36.70B.170 through.210; and WHEREAS, the City and COLLEGE WAY COMMERCIAL PLAZA LLC ( College Way ) entered into the Lacey Crossroads Development Agreement, recorded January 19, 2007, under Thurston County Auditor s No (the 2007 Development Agreement ), in order to govern the development, use, and design associated with the rezone and development of property wi thin a portion of the Lacey Corporate Center, otherwise known as Lacey Crossroads; and WHEREAS, the Developer is the successor-in-interest to College Way as to certain property located within Lacey Crossroads, more particularly described in Exhibit A, and identified as Lots 2, 4, 5, 8, 9, 10, 11, 12, 13, 14, 16, and 17 of the Lacey Crossroads Binding Site Plan No. BSP LA (collectively, Developer s Property ); and WHEREAS, the 2007 Development Agreement limited permitted uses of the Developer s Property to specific types of commercial uses, designated by lot, rather than allowing all uses permitted in the then-underlying Business Park and Community Commercial zoning districts; and WHEREAS, the recent economic recession, rapid technological innovation, increased consumer use of online shopping, and other external social and market forces have resulted in significant changes to the retail real estate market at the local, regional, and national level since the 2007 Development Agreement was originally entered into; and WHEREAS, these external market factors have significantly changed the type and range of available commercial tenants for Developer s Property, and will continue to do so; and WHEREAS, the City of Lacey has amended its land use maps and zoning codes for the Developer s Property since the 2007 Development Agreement to provide for Community Office and Community Commercial zoning districts that allow a broad range of commercial uses;

29 Amendment Lacey Crossroads Development Agreement, 2018 Page 2 WHEREAS, the Developer and the City now wish to amend the 2007 Development Agreement to allow all commercial uses on Developer s Property that may be authorized within the City s Community Office and Community Commercial zoning districts, and to provide for design guidelines for City review and approval of those commercial uses not originally contemplated by the 2007 Development Agreement. AGREEMENT NOW, THEREFORE, for valuable consideration, the receipt and sufficiency of which are hereby acknowledged, City and Developer agree as follows: 1. Recitals Incorporated by Reference. The Recitals set forth above are true and correct and incorporated herein by this reference. 2. Applicability and Scope of Amendment. This Amendment shall apply only to Developer s Property as described in Exhibit A hereto and shall not amend or supersede any terms or conditions of the 2007 Development Agreement for any remaining property. Except as specifically modified herein, all terms and conditions of the 2007 Development Agreement shall remain in full force and effect, and the building and development regulations, transportation concurrency regulations, impact fees, SEPA regulations and substantive SEPA policies and other laws, statutes, ordinances, or policies governing land development in effect as of the date of the 2007 Development Agreement shall continue to govern the development of Developer s Property, as specified in Sections 7 and 8(a) of the 2007 Development Agreement. 3. Amendment. Paragraph 4 of the 2007 Development Agreement is stricken and replaced with the following: 4. Land Use Zone Designation and Permitted Uses. Lots 2, 5, 8, 9, 10, 11, 12, 13, 14, 16, and 17 of the Lacey Crossroads Binding Site Plan No. BSP LA shall be zoned as Community Commercial District as depicted in amended Exhibit B hereto. Lot 4 of the Lacey Crossroads Binding Site Plan No. BSP LA shall be zoned as Community Office District as depicted in amended Exhibit B hereto. Permitted land uses on individual lots shall be in accordance with the Lacey Municipal Code for the specified zoning district. Paragraph 8(c) of the Development Agreement is stricken and replaced with the following:

30 Amendment Lacey Crossroads Development Agreement, 2018 Page 3 c. Development and Design Guidelines. Development of Lacey Crossroads shall be subject to the Site Plan Review and Design Review processes of the City of Lacey. The development of Lacey Crossroads shall be in a manner consistent with Exhibit E to the 2007 Development Agreement and Amended Exhibits C, D, and F to this Agreement, as well as the uses permitted in accordance with the applicable zoning districts under the Lacey Municipal Code, which shall be the basis used by the City of Lacey in conducting and issuing site plan review, design review, grading and construction drawing review and approvals in conjunction with applicable City of Lacey ordinances and guidelines. Minor modifications may be permitted at the discretion of the City, which may include individual building size and/or location to accommodate specific uses with no further site plan approval, provided that the total project floor area square footage of 126,733 square feet does not increase by more than 10%. Exhibit B (Land Use Zone) to the 2007 Development Agreement is hereby amended as attached hereto and incorporated herein as Amended Exhibit B. Exhibit C (Lacey Crossroads Site Plan) to the 2007 Development Agreement is hereby amended as attached hereto and incorporated herein as Amended Exhibit C. Exhibit D (Design Concepts) to the 2007 Development Agreement is hereby amended as attached hereto and incorporated herein as Amended Exhibit D. Exhibit F (Lacey Crossroads Design Guidelines) to the 2007 Development Agreement is hereby amended as attached hereto and incorporated herein as Amended Exhibit F. IN WITNESS WHEREOF, the Parties hereto executed this Amended Agreement the date first above written.

31 Amendment Lacey Crossroads Development Agreement, 2018 Page 4 CITY OF LACEY ECP COLLEGE WAY LLC Scott Spence, City Manager Nathan Cann, Authorized Person Approved as to form: David Schneider, City Attorney

32 Amendment Lacey Crossroads Development Agreement, 2018 Page 5 ACKNOWLEDGMENT STATE OF WASHINGTON ) ) ss. COUNTY OF ) I certify that I know or have satisfactory evidence that is the person who appeared before me, and said person acknowledged that (he/she) signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the of to be the free and voluntary act of such for the uses and purposes mentioned in the instrument. DATED this day of, 20. STATE OF COLORADO ) ) ss. COUNTY OF DOUGLAS ) Name: Notary Public in and for the State of Washington Residing at My appointment expires: The foregoing instrument was acknowledged before me this by Nathan Cann, Principal of Excelsior Capital Partners, a Colorado corporation, on behalf of the corporation. (Notary s official signature) (Commission Expiration) Notary Seal

33 Exhibit A (Legal Description)

34 Amended Exhibit B (Land Use Zone)

35 Amended Exhibit C (Lacey Crossroads Site Plan)

36 Amended Exhibit D (Design Concepts)

37 Amended Exhibit F (Lacey Crossroads Design Guidelines)

38 EXHIBIT A LEGAL DESCRIPTION Abbreviated Legal: LOTS 2, 4, 5, 8, 9, 10, 11, 12, 13, 14, 16, 17 OF LACEY CROSSROADS BSP NO. BSP LA. LOTS 2, 4, 5, 8, 9, 10, 11, 12, 13, 14, 16, 17 OF LACEY CROSSROADS BINDING SITE PLAN NO. BSP LA, AS RECORDED JANUARY 26, 2007 UNDER AUDITOR S FILE NO IN THURSTON COUNTY, WA.

39 INTELCO LOOP SE LACEY CROSSROADS DEVELOPMENT AGREEMENT Amended Exhibit B Land Use Zone Page 1 of 1 O COMMUNITY OFFICE DISTRICT L K J CORPORATE CENTER LOOP SE D A B C COLLEGE STREET SE I H F COMMUNITY COMMERCIAL DISTRICT INTELCO LOOP SE G CORPORATE CENTER DR SE YELM HIGHWAY SE RONALD LN SE # LOT REFERENCE COMMUNITY COMMERCIAL DISTRICT COMMUNITY OFFICE DISTRICT

40 CONTRACTOR CONTRACTOR CONTRACTOR CONTRACTOR CONTRACTOR CONTRACTOR CONTRACTOR CONTRACTOR CONTRACTORCONTRACTOR CONTRACTOR CONTRACTOR CONTRACTOR CONTRACTOR CONTRACTOR CONTRACTOR CONTRACTOR CONTRACTOR CONTRACTOR CONTRACTOR CONTRACTORCONTRACTOR CONTRACTOR CONTRACTOR CONTRACTOR CONTRACTOR INTELCO LOOP SE LACEY CROSSROADS DEVELOPMENT AGREEMENT Amended Exhibit C Lacey Crossroads Site Plan Page 1 of 2 O CORPORATE CENTER LOOP SE L K J D A B C COLLEGE STREET SE I H F INTELCO LOOP SE G CORPORATE CENTER DR SE TRACT A OPEN SPACE STORM WATER POND (LACEY CORPORATE CENTER) YELM HIGHWAY SE RONALD LN SE # LOT REFERENCE EXISTING BUILDINGS FUTURE BUILDINGS

41 LACEY CROSSROADS DEVELOPMENT AGREEMENT Amended Exhibit C Lacey Crossroads Site Plan Page 2 of 2 LACEY CROSSROADS SHOPPING CENTER BUILDING AND PARKING STATISTICS BUILDING NO. PER EXHIBIT C SITE PLAN LAND USE ZONE & USES PERMITTED PER LACEY CROSSROADS DEVELOPMENT AGREEMENT PROPOSED BUILDING FLOOR AREA PROPOSED BUILDING STORIES PROPOSED PARKING SPACES A COMMUNITY COMMERCIAL DISTRICT per chapter ,790 S.F B COMMUNITY COMMERCIAL DISTRICT per chapter ,091 S.F C COMMUNITY COMMERCIAL DISTRICT per chapter ,606 S.F D COMMUNITY COMMERCIAL DISTRICT per chapter ,988 S.F F COMMUNITY COMMERCIAL DISTRICT per chapter ,436 S.F G COMMUNITY COMMERCIAL DISTRICT per chapter ,200 S.F H COMMUNITY COMMERCIAL DISTRICT per chapter ,400 S.F I COMMUNITY COMMERCIAL DISTRICT per chapter ,900 S.F J COMMUNITY COMMERCIAL DISTRICT per chapter ,700 S.F K COMMUNITY COMMERCIAL DISTRICT per chapter ,913 S.F L COMMUNITY COMMERCIAL DISTRICT per chapter ,699 S.F O COMMUNITY OFFICE DISTRICT per chapter ,000 S.F TOTAL 126,723 S.F. 651

42 PEDESTRIAN WALKS LACEY CROSSROADS DEVELOPMENT AGREEMENT Exhibit D Design Concepts Page 1 of 21

43 LACEY CROSSROADS DEVELOPMENT AGREEMENT Exhibit D Design Concepts Page 2 of 21 AWNINGS, LIGHTS, BENCHES, WINDOWS

44 CORNER BUILDING CONCEPT LACEY CROSSROADS DEVELOPMENT AGREEMENT Exhibit D Design Concepts Page 3 of 21

45 CORNER PLAZA LACEY CROSSROADS DEVELOPMENT AGREEMENT Exhibit D Design Concepts Page 4 of 21

46 VARIED ARCHITECTURAL DESIGN LACEY CROSSROADS DEVELOPMENT AGREEMENT Exhibit D Design Concepts Page 5 of 21

47 LACEY CROSSROADS DEVELOPMENT AGREEMENT Exhibit D Design Concepts Page 6 of 21 EXISTING TREES RETAINED

48 LACEY CROSSROADS DEVELOPMENT AGREEMENT Exhibit D Design Concepts Page 7 of 21 LANDSCAPED PEDESTRIAN PLAZA

49 LACEY CROSSROADS DEVELOPMENT AGREEMENT Exhibit D Design Concepts Page 8 of 21 MAIN STREET

50 LACEY CROSSROADS DEVELOPMENT AGREEMENT Exhibit D Design Concepts Page 9 of 21 EXISTING SIDEWALK AND LANDSCAPING RETAINED

51 MAIN STREET PLAZA CONCEPT LACEY CROSSROADS DEVELOPMENT AGREEMENT Exhibit D Design Concepts Page 10 of 21

52 LACEY CROSSROADS DEVELOPMENT AGREEMENT Exhibit D Design Concepts Page 11 of 21 SHOPPING PLAZA BETWEEN BUILDINGS

53 LACEY CROSSROADS DEVELOPMENT AGREEMENT Exhibit D Design Concepts Page 12 of 21 EXISTING SIDEWALK AND LANDSCAPING

54 STOREFRONTS LACEY CROSSROADS DEVELOPMENT AGREEMENT Exhibit D Design Concepts Page 13 of 21

55 PLAZA AT THE POND LACEY CROSSROADS DEVELOPMENT AGREEMENT Exhibit D Design Concepts Page 14 of 21

56 LACEY CROSSROADS DEVELOPMENT AGREEMENT Exhibit D Design Concepts Page 15 of 21 MAIN STREET PLAZA CONCEPT

57 LACEY CROSSROADS DEVELOPMENT AGREEMENT Exhibit D Design Concepts Page 16 of 21 EXISTING LANDSCAPING RETAINED

58 EXISTING TREES RETAINED LACEY CROSSROADS DEVELOPMENT AGREEMENT Exhibit D Design Concepts Page 17 of 21

59 LACEY CROSSROADS DEVELOPMENT AGREEMENT Exhibit D Design Concepts Page 18 of 21

60 LACEY CROSSROADS DEVELOPMENT AGREEMENT Amended Exhibit D Design Concepts Page 19 of 21 MEDICAL & DENTAL SERVICES buildings shall have architectural and pedestrian features similar to retail uses including storefronts, awns and building articulation and materials. For all uses, front facades and doors will face the main street (Corporate Center Lane SE).

61 LACEY CROSSROADS DEVELOPMENT AGREEMENT Amended Exhibit D Design Concepts Page 20 of 21 Drive through lanes may not be located between the building and the main street (Corporate Center Lane SE). Multi-lane drive throughs are not permitted. Design shall maintain the integrity of storefronts and the pedestrian sidewalk along the main street (Corporate Center Lane SE) and prevent wide driveway cuts and separation between buildings.

62 LACEY CROSSROADS DEVELOPMENT AGREEMENT Amended Exhibit D Design Concepts Page 21 of 21 Lot G and Plaza Concept