Thursday, October 1, 2026
A proposed 24-unit residential development in the southeast end of Tumwater Boulevard in Tuwmater was the subject of public hearing on Wedneday, Sept. 24.
Hearing examiner Mark Scheibmeir presided over the hearing. Developer Tenino Land Company, LLC, is requesting a planned unit development and preliminary binding site plan for the project.
A planned unit development is a zoning tool developers may apply for to deviate from certain development standards in exchange for tangible public benefits.
A binding site plan is a development tool that divides larger parcels and binds them together so regulatory requirements can be met collectively.
The two applications need to be reviewed before a hearing examiner at a public hearing, according to the city's municipal code.
The development would be located on a 10.65-acre property between Dennis Street and Tumwater Boulevard.
The developer would have to comply with various conditions as part of the approval process. Conditions include the construction of frontage improvements on Tumwater Boulevard, internal streets and stormwater facilities.
The developer is also proposing to designate land for usable open space, as well as habitat enhancements on the buffer zone of the wetlands within the property.
Tumwater Senior Planner Alex Baruch detailed other components of the project before concluding the project is consistent with the city's comprehensive plan, municipal code and development standards. He recommended Scheibmeir approve the requests.
Comments from people who attended the hearing reflected concerns about the potential impact of the development on wetlands, as well as conflicts with airport regulations.
Six people asked questions or voice concerns about the project.
Baruch said two wetland areas are located in the east and northeast portions of the site. As part of the request for a planned unit development, the developer is asking to reduce the buffer zone of one of the wetlands from 150 feet to 110 feet. The buffer zone of the other wetland would remain at the standard 150 feet.
Scheibmeir asked the developer to respond to comments about how the project could potentially change the nature and function of the wetlands.
Brandon Johnson, of JSA Civil in Tumwater, which represents the developer, said the plan is to utilize “full dispersion,” a method of managing stormwater so runoff is dispersed in various locations.
"What we do is we collect the stormwater and we locate multiple different discharge points so that we don't inundate the wetland at any one point with too much water,” Johnson said.
Still, concerns remained. Resident Joanne Blessing Earl noted older soil maps from 1958 show a peat bog in the area, which could potentially change how the wetlands should be regulated.
She also noted cedars appear to be dying in the area, which may indicate flashiness in the water levels. Flashiness refers to the unusually rapid rise and fall of water levels in streams or wetlands after rainfall, which can stress plants and aquatic life.
She asked the city to consider that new impervious surfaces and stormwater runoff, even with dispersion trenches, could alter the site’s hydrology. That could further damage vegetation and change the wetland’s character.
The project would also involve cutting down 40 trees. The property currently has 447 trees; city code requires the retention of at least 126 trees.
The property also contains soils preferred by pocket gophers, but screening conducted in 2024 found no evidence of gophers or mounds on the land.
The final person to comment was Warren Hendrickson, Director of Operations at the Port of Olympia, which operates Olympia Regional Airport.
He said part of the project site falls within the city’s airport overlay zone, which prohibits certain types of development.
He said city code prohibits multifamily housing and certain community facilities in the overlay zone. He also addressed state aviation guidelines adopted in 2011.
“The current state guidance is that single-family homes are also prohibited, and so therefore we feel a need to point that out that if the single-family homes lie within zone three, then we have a prohibited use,” Hendrickson said.
He said due to the site's proximity to the airport runway, the area would be directly under the airport’s traffic pattern.
“The southwestern corner of the development is just 4,000 feet from the runway threshold. A typical light aircraft on approach in the pattern would be directly overflying this particular neighborhood and development.”
Hendrickson said given the size of the property, the project could have been placed outside of the conflicting zone. Scheibmeir responded that the rest of the property is wetlands.
"We do want to point out this conflict that we're essentially compromising aviation safety in accordance with current state guidelines as a result of environmental protection of the wetland, and that conflict just needs to be highlighted and pointed out,” Hendrickson said.
Before the hearing ended, Scheibmeir said he is likely to give partial approval of the developer’s requests.
He also acknowledged concerns about the wetlands.
“I find myself hamstrung in imposing additional wetland restrictions over and above what the manual imposes,” Scheibmeir said. “I don't know that I have a good mechanism for doing that, and to try to add to those could lead to great mischief.”
He added he will review additional material to be submitted by the port to determine if additional conditions should be imposed.
6 comments on this item Please log in to comment by clicking here
Southsoundguy
Yuck. These are disgusting developments and should be banned. Tumwater is a development hell.
Wednesday, October 1, 2025 Report this
Kruz81
Tumwater used to be nice. All of the.damn apartments and then this are ruining it.
Wednesday, October 1, 2025 Report this
StopBuilding
The city of Tumwater needs to stop rubber stamping every single developers plans for blanketing our city with housing. You used to be able to drive through miles of tree lined streets that are being torn down to build cookie cutter housing. It's heartbreaking to watch. Especially that abomination of an apartment building on Capitol Blvd and Z St. The Hannings would be appalled by what was done with their house.
Wednesday, October 1, 2025 Report this
Boatyarddog
Absoultey NO MORE wetlands deletions, If the Port is worried about Avation Safety, Find a different place for POOs airport plans. The Port Should be More concerned with Lawsuits and LOCAL protests. Because That IS a Distinct Possiability.
Thursday, October 2, 2025 Report this
KimDobson
Hearing examiner Mark Scheibmeir is Olympia 's hearing examiner as well . All of Walker-Johns and Rants Brothers developments with MFTE multi family Tax Exemptions down town and and on West bay Yards 489 unit apartment proposal on West Bay drive have been rubber stamped by Scheibmeir . He is West side Auto mall's Land use Attorney , knows nothing about environmental law and is not qualified to rule on wetland setbacks ..Legal challenges by environmental activists to his rubber stamps are met with the same excuse " You have No Standing " The Chamber of Commerce /Master builders are always pleased by his rulings !
Thursday, October 2, 2025 Report this
Yeti1981
There's really a commenter with the username "StopBuilding." Well, at least they're honest I guess. No matter how detached they are from the reality of the needs of this community. We need all types of housing everywhere. Who are we protecting the environment for, if not for us to live here? The two aren't mutually exclusive by the way, no matter how short-sighted some folks might be.
Thursday, October 2, 2025 Report this