Title
Urban Village Code Amendments Recommendation
Recommended Action
Committee Recommendation:
Not referred to a committee.
City Manager Recommendation:
Move to forward recommended changes to the Olympia Municipal Code, Chapter 18.05 related to master planned villages.
Report
Issue:
Whether to forward recommended changes to the Olympia Municipal Code, Chapter 18.05 related to master planned villages.
Staff Contact:
Jackson Ewing, Senior Planner, Community Planning and Development, 360.570.3776
Presenter(s):
Jackson Ewing, Senior Planner, Community Planning and Development, 360.570.3776
Nicole Floyd, Principal Planner, Community Planning and Development, 360.570.3768
Background and Analysis:
The City established specific zones and zoning code requirements for the development of “villages” within the City in 1995. Villages are intended to be mixed districts that include both commercial and residential development. There are four categories of village types within the city ranging from smallest (least dense and least amount of commercial use) to largest (most dense and most commercial use). The categories from small to large are Neighborhood Center, Neighborhood Village, Urban Village, and Community Oriented Shopping Center. The proposed amendments are intended to affect the Urban Village zone only. There is only one Urban Village zone within the city, which is more commonly known as Brigg’s Village.
The Briggs Village Master Plan was adopted in 2003. The Master Plan establishes the specific layout, design, and aesthetic for the village, but the zoning code (OMC 18.05) establishes the development standards. Since the adoption of the Master Plan, significant development has occurred including almost all of the 800+ units of residential units envisioned. While residential development has occurred, the commercial (grocer, retail and office) uses have not been built out as envisioned, leaving the village’s commercial core mostly vacant for 20+ years. In a desire to develop the commercial core, the applicant seeks to modify the zoning code requirements specifically related to the Urban Village zone. These amendments (if approved) would allow for subsequent amendment to the Briggs Village Master Plan.
Applications for a Zoning Code amendment and Master Plan amendment were submitted by the applicant. The two applications follow different review and approval processes.
The Planning Commission is responsible for making a recommendation to the City Council for Zoning Code amendments, while the Hearing Examiner will consider Master Plan amendments and provide a recommendation to City Council. A third application has also been made to the City requesting the termination of the Development Agreement for the project.
The Development Agreement effectively caps the number of residential units in the village at 810 units. The applicant wishes to construct a higher number of residential units. Termination of the Development Agreement requires Council action and staff plans to bring an ordinance forward to City Council for consideration at the same time as the Council considers the amendments to the Zoning Code.
The Planning Commission held a public hearing on the proposed zoning code amendments, and their recommendation is provided in Attachment 2. Included in these amendments are code language modifications including:
• Setting a new minimum and maximum amount of commercial development required in urban villages based on total land acres rather than basing it on the number of residential units. This will allow additional residential units, without triggering a complimentary increase in commercial, while still ensuring that an urban scale of commercial uses will be required as envisioned by the Comprehensive Plan.
• Increasing the allowed percentage of multifamily housing in urban villages from 50% to 85%. Retaining a maximum of 75% of single family and setting a minimum single family of 15%
• Increasing the number of allowed stories from three to four for buildings fronting the town square.
• Removing maximum housing density for urban villages as is the case in all other commercial zones where minimum lot sizes and development standards to guide future development.
• Changing a daycare from a required use to permitted.
• Clarifying that rooftop areas can be counted as open space.
Following the Planning Commission’s recommendation, the applicant requested City staff reevaluate the market study they provided and postpone City Council review until additional information was evaluated (Attachment 4). Based on this review, staff recommend the following modifications to the Planning Commission’s recommendation for consideration by the Land Use & Environment Committee:
• Maintaining the requirement of a grocery store in urban villages but set the minimum size of 9,200 square feet rather than the 12,000 square feet recommended by the Planning Commission. This modification is based on the market study provided by the applicant which provides market data for the conclusion that a 9,200sf grocer is viable. The Planning Commission’s recommendation for establishing a minimum size is retained, however the numerical value for the size is slightly modified due to the market study. It should be noted that the grocer can be broken into separate tenant spaces as outlined by the existing definition of food store/grocer. The market study is available in Attachment 3.
• Setting new trigger for the Village Green or Plaza to be constructed. Planning Commission did not provide a specific recommendation on this topic, but after further consideration Staff recommend changing the trigger for the village green development from 50% of the required commercial space to tie its development to being triggered when the next residential development occurs within the village core. Current market conditions indicate residential will be the economic driver rather than commercial development as was the case when the phasing plan was established. This will ensure that the Village Green is completed with the next residential or mixed-use project that occurs in the urban village core.
The draft code amendments include both of these modifications to the Planning Commission’s recommendation as seen in Attachment 1.
Climate Analysis:
The proposed amendments would allow for increased housing opportunities in an area already served by city services. Increased urban density in an area that currently requires additional commercial and office space would allow for a more efficient land use pattern. The village is currently served by city water and sewer, and has existing private and public streets, as well as by public transportation (bus routes and bike lanes). New residents would have the option to utilize public transportation. The existing village contains sidewalk connections and bike lanes that provide pedestrian and bike access to the large city. New residents would have ample opportunity to bike or walk to nearby services including those offered within existing villages. A dense mixed-use development reduces trips and greenhouse gas emissions. This is consistent with the city’s climate goals of promoting infill development.
Equity Analysis:
The proposed text code amendment is consistent with the comprehensive plan goals for increased housing within the city limits. This will allow for the potential for increased housing stock. Housing has been identified as a major equity issue by Washington State and the City of Olympia and emergency declarations have been made. Increased multifamily housing in urban villages would help alleviate this problem and allow for increased density within the core of urban villages. Based on analysis provided by the applicant, these changes would allow additional multifamily units to be built in Briggs Village the only “urban village” in the city. Having services nearby can reduce a households transportation costs making housing more affordable.
Neighborhood/Community Interests (if known):
Community members have provided public comments both in support and opposing the proposed amendments. Comments are provided in attachment 5 and 6.
Financial Impact:
None, processing of these amendments is covered by the department’s annual budget and application fees made by the applicant.
Options:
1. Move to forward amendments to the full City Council as proposed by the Planning Commission
2. Move to forward amendments to OMC 18.05 to the full City Council as proposed in Attachment 1 with staff proposed changes.
3. Move to forward amendments to OMC 18.05 to the full City Council as proposed in Attachment 1 with changes proposed by LUEC.
4. Move to forward a denial recommendation to the full City Council
5. Move to remand the draft amendments back to Planning Commission for further consideration.
Attachments:
Draft Amendments
Planning Commission Recommendation
Applicant Market Study for Briggs Village
Additional Information from Applicant Post Planning Commission Hearing
Public Comments Prior to Planning Commission Hearing
Public Comments After Planning Commission Hearing