Title
Consideration of Capital Mall Triangle Subarea Planned Action Ordinance and Engineering Design and Development Standards Revisions Recommendation
Recommended Action
Move to accept Planning Commission recommendation for the Planned Action Ordinance and forward to City Council for a decision and also recommend approval of the Engineering Design and Development Standards (EDDS) revisions and forward to City Council for a public hearing.
City Manager Recommendation:
Move to accept the Planning Commission recommendation for the Planned Action Ordinance and forward to City Council for a decision and also recommend approval of the Engineering Design and Development Standards (EDDS) revisions and forward to City Council for a public hearing.
Report
Issue:
Whether to accept the Planning Commission’s recommendation of approval for the Planned Action Ordinance and forward to City Council for a decision and also whether to recommend approval of the EDDS revisions and forward to City Council for a public hearing.
Staff Contact:
David Ginther, Senior Planner, Community Planning and Economic Development, 360.753.8335
Presenter(s):
David Ginther, Senior Planner
Michelle Swanson, Senior Planner
Background and Analysis:
In July of 2024, the Capital Mall Triangle Subarea Plan was adopted following significant public outreach and public participation opportunities. The adopted plan contains a vision for the Capital Mall area to:
1. Eventually transition to a high-density mixed-use neighborhood where people can walk, bike, or take the bus to obtain goods, services, and entertainment.
2. Keep the subarea a regional draw for the retailers and other businesses.
The subarea plan, and the environmental impact statement completed for the project, contain recommendations for changes to development regulations to encourage the envisioned type of development. This includes changes to both the municipal code and the Engineering Design and Development Standards (EDDS). These are presented in separate ordinances due to the different review processes. Unlike the changes contained in the Planned Action Ordinance, the EDDS changes are not reviewed by the Planning Commission and are instead reviewed by the City Council and the Land Use and Environment Committee.
The proposed development regulation changes in the Planned Action Ordinance only apply within the Capital Mall Triangle Subarea. The proposed changes include establishing an Affordable Housing Height Bonus Overlay in the core of the subarea, increasing building heights in the High Density Corridor zones within the subarea, moving building stepbacks higher in some instances, and making parking requirements more flexible for retail, restaurants, offices, shopping centers, and daycares. The Planned Action Ordinance also includes transportation mitigation identified in the environmental impact statement.
The environmental impact statement provided up-front environmental review for future development which allows proposed development consistent with the Capital Mall Triangle Subarea plan to move forward with a streamlined project-level environmental review process. The ordinance establishes a limit, called a trip cap, on the cumulative number of vehicle trips generated by new development. Development that occurs prior to the trip cap being reached is allowed a streamlined environmental review process. When development is proposed that would exceed the trip cap it is to be required to conduct full environmental review. All development is still subject to all applicable standards and development regulations.
The proposed changes to the EDDS include adjusting intersection spacing and center line offsets to allow for smaller and more flexible block sizes. The changes also add a reference to the new planned action chapter in the Olympia Municipal Code that is being proposed through the separate, but related, Planned Action Ordinance. The proposed changes to the EDDS will only apply within the Capital Mall Triangle Subarea.
Note: The City’s legal department has reviewed both ordinances.
Climate Analysis:
The planning project will result in long-term reduction of greenhouse gas emissions. It will facilitate development of high-density residential housing in a core urban area that is designated in the City’s comprehensive plan for high-density housing mixed with commercial and other services. Development of high density housing in this area will result in a number of benefits in regards to climate impacts including the following: reducing sprawl; providing needed housing in close proximity to goods, services, and jobs; providing more efficient housing that consumes less energy, less drinking water, and produces less wastewater; construction of a more efficient transportation network with more connections and more opportunities for active forms of travel; and a reduction in vehicle miles traveled.
Equity Analysis:
The community will benefit from additional housing being developed. There is significant nationwide data which shows that increasing the housing supply has a positive impact on the cost of renting or buying housing. The additional inventory of housing will help to address the high demand and provide much needed housing for the additional residents expected in the next 20 years. Both those seeking affordable housing as well as market rate housing will benefit from additional housing options.
The proposed Affordable Housing Height Bonus Overlay allows additional building height if at least 30% of the dwelling units are affordable for those making 80% of the area median income or less. Using the 30% threshold will allow for a mix of affordable and market rate housing in the same development.
The ordinance proposes to increase building heights in the High Density Corridor zones which would allow for more residential units to be contained in a building. Businesses in general will benefit from additional residents (potential customers) living near their establishments. Smaller businesses could be impacted by rising property values and higher commercial rents within the subarea. This could occur as the area develops and becomes a more desirable location in which to live and conduct business. The subarea plan provides several recommendations on methods to mitigate potential impacts to the business community including economic displacement.
Neighborhood/Community Interests (if known):
This Planned Action Ordinance and the EDDS revisions are implementing the Capital Mall Triangle Subarea Plan that was written using community input over a two-year period. Extensive outreach was conducted for the subarea planning project using multiple methods and a variety of participation opportunities were offered.
Notices of the January 6, 2025, Planning Commission public hearing on the Planned Action Ordinance were provided to the community by mail, email to the Parties of Record, Enews, notice to the Recognized Neighborhood Associations, and published in the Olympian. Notices were mailed to over 2,000 community members and property owners inside and outside the Capital Mall Triangle Subarea, including the apartment residents west of the subarea.
Financial Impact:
The project is internally funded.
Options:
1. Move to accept Planning Commission recommendation for the Planned Action Ordinance and forward to City Council for a decision and also recommend approval of the Engineering Design and Development Standards (EDDS) revisions and forward to City Council for a public hearing.
2. Do not Move to accept Planning Commission recommendation for the Planned Action Ordinance and forward to City Council for a decision and also recommend approval of the Engineering Design and Development Standards (EDDS) revisions and forward to City Council for a public hearing.
3. Move to accept Planning Commission recommendation for the Planned Action Ordinance and forward to City Council for a decision and also recommend approval of the Engineering Design and Development Standards (EDDS) revisions and forward to City Council for a public hearing with amendments to one or both.
Attachments:
Draft Planned Action Ordinance
Draft Engineering Design and Development Standards Ordinance
Planning Commission Recommendation for the Planned Action Ordinance
Public Comment
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