Title
BranBar Rezone Proposal
Recommended Action
Move to recommend that the Hearing Examiner proceed without recommendation from the Planning Commission.
Report
Issue:
BranBar, LLC has submitted a request (File # 15-0130) to change the land use zoning of an approximately five-acre parcel located just west of the Cooper Crest subdivision from one low-density zoning category to another. This proposal will be presented by public hearing to the Olympia Hearing Examiner before making a recommendation to the City Council. The City’s development code provides that the Olympia Planning Commission may also make a recommendation on the proposal.
Staff Contact:
Michelle Sadlier, Associate Planner, Community Planning & Development, 360.753.8031
Presenter(s):
Michelle Sadlier, Associate Planner, Community Planning & Development
Background and Analysis:
On October 1, 2015, BranBar, LLC submitted a request to modify the zoning for the 5-acre Parcel # 12808110200 from Residential 1 unit per 5 acres (R1/5) to residential low impact (RLI) zoning.
This parcel is located on the edge of the urban growth boundary in the northwest of the city. It was annexed in 2006 under Ordinance 6432. To the north and west of the parcel is county land of a rural character while to its east and south are low density Olympia neighborhoods zoned RLI. The Cooper Crest development lies immediately east of the parcel. Green Cove Creek and its tributaries flow throughout this part of the city and county.
A map of the area (Attachment 1) and summary of the two zoning categories in question (Attachment 2) provide further context for the proposal.
Procedural Background
The process for reviewing proposed site-specific zoning map amendments (also known as “rezones”) has been established by State law and by Olympia Municipal Code chapters 18.58, 18.59 and 18.82. Municipal code provides for staff-level review, including environmental review through the State Environmental Policy Act, followed by review by the Hearing Examiner.
The Hearing Examiner holds an open-record public hearing before making a recommendation to the City Council. In turn, the City Council makes the City’s final decision regarding such applications. The Examiner’s hearing has yet to be scheduled but may be in March, 2016. This will be the only open-record hearing for this rezone proposal as per the State of Washington Local Project Review Act.
However, OMC 18.59.050 provides that staff also forward rezone applications to the Planning Commission for review. While the Commission is prohibited from holding a hearing to solicit comments from the applicant or the public, the Commission may choose to make a recommendation to the Hearing Examiner, which would be part of the record forwarded to the City Council.
The Proposal
This application proposes a change from one low density zoning category (R1/5) to another (RLI). While retaining a lower density of development, a rezone to RLI would allow the applicants to consider development that allows ten (10) to twenty (20) units on the parcel in question provided other standards are met. In contrast, should the zoning remain the same, only one (1) unit may be permitted on the five-acre parcel.
Consistency with the Comprehensive Plan
The Hearing Examiner will consider consistency with the Comprehensive Plan and other rezone criteria in evaluating the proposal.
In addition to bringing the parcel’s zoning in line with adjacent property within the City limits, the increase in density afforded by rezoning this parcel from R1/5 to RLI appears to be consistent with the Comprehensive Plan’s goal of responding to the anticipated population increase for Olympia as described in GL16: “The range of housing types and densities are consistent with the community’s changing population needs and preferences.” The corresponding policy PL16.1 further states, “Support increasing housing densities through the well-designed, efficient, and cost-effective use of buildable land, consistent with environmental constraints and affordability (emphasis mine).”
The proposal also appears to meet the requirements of OMC 18.59.055 that zoning districts correspond to future land use map designation in the Comprehensive Plan. Attachment 3 illustrates the location of the proposed rezone as falling within an area identified for low density neighborhoods on the future land use map. The Comprehensive Plan defines low density neighborhoods as follows:
This designation provides for low-density residential development, primarily single-family detached housing and low-rise multi-family housing, in densities ranging from twelve units per acre to one unit per five acres depending on environmental sensitivity of the area. Where environmental constraints are significant, to achieve minimum densities extraordinary clustering may be allowed when combined with environmental protection. Barring environmental constraints, densities of at least four units per acre should be achieved. Supportive land uses and other types of housing, including accessory dwelling units, townhomes and small apartment buildings, may be permitted. Specific zoning and densities are to be based on the unique characteristics of each area with special attention to stormwater drainage and aquatic habitat. Medium Density Neighborhood Centers are allowed within Low Density Neighborhoods. Clustered development to provide future urbanization opportunities will be required where urban utilities are not readily available (Appendix A - Future Land Use Map Designations, Land Use and Urban Design Chapter).
As described in Attachment 4, both the existing zoning and proposed zoning districts are in line with this low density neighborhood category.
While the proposal appears to be consistent with the Comprehensive Plan, it is worth noting that a less straightforward consideration is the adequacy of transportation to the parcel should the rezone be approved. Assuring adequacy of existing and planned public facilities and services is a criterion for rezone requests (OMC 18.59.050, provided in Attachment 4). Staff is analyzing the issue and will include this analysis in its recommendation to the Hearing Examiner.
Neighborhood/Community Interests (if known):
Cooper Crest Neighborhood Association and individual residents have expressed concerns about transportation impacts that would result from development of the site should the rezone be approved. A neighborhood meeting was held on December 10, 2015.
Options:
1. Recommend approval of the proposal as requested by the applicant.
2. Recommend denial or an alternative land use zone.
3. Recommend that the Hearing Examiner proceed without recommendation from the Planning Commission.
Financial Impact:
No direct impacts on City finances. Change in zoning may affect property values in the area and, upon future development, are likely to result in different demands for public services.