Title
Agenda Item:
Public Hearing on High Density Corridor Interim Ordinance
Body
Issue:
A legislative body that adopts a moratorium or interim zoning ordinance, without holding a public hearing on the proposed moratorium or interim zoning ordinance, shall hold a public hearing on the adopted interim zoning ordinance within at least sixty days of its adoption. City Council adopted the interim zoning ordinance on December 11, 2012 and is required to hold a public hearing within 60 days.
Committee Recommendation:
None. The Planning Commission will be required to consider the interim zoning regulations as part of their 2013 work plan.
City Manager's Recommendation:
Hold a public hearing. Move to affirm adoption of Ordinance 6820.
Staff Contact:
Keith Stahley, Community Planning and Development Director, 360.753.8227
Presenter(s):
Keith Stahley, Community Planning and Development Director
Background and Analysis:
The HDC Zoning Districts currently provide for 100 foot setbacks for all structures greater than 35 feet in height adjoining the R4, R4-8, or R6-12 single family districts; however, the HDC zones also abut areas zoned RM 18 and RM 24 that are developed with single family homes and does not require any additional setback in these areas. This creates situations where tall buildings can be located in close proximity to single family homes.
The HDC Zoning Districts provide for a building step back of 8 feet for any building floors above 3 stories which abut a street or residential district. This configuration does not provide sufficient step back and relief to minimize the impacts of tall structures on adjoining single family residential development.
The Bing Street development is a 2.39 acre site located approximately 270 feet north of Harrison Avenue and 700 feet west of Division Street in the HDC Zoning District. The property to the north of the site is within the RM 18 Zoning District and supports single family development. The developer submitted plans to develop a multiple family apartment building on the site last year and was recently denied by the City's Site Plan Review Committee because of concerns about transportation, stormwater, building and site design.
The proposed development's 70 foot height was inconsistent with the surrounding development and concerns were raised by the neighborhood about the impacts of this building. The neighborhood argued that tall buildings placed too close to the property line can have negative impacts on access to light and air and create situations where the scale and massing of the new development is out of context, character and proportion with surrounding development.
The developer proposed a setback from the northern property line of approximately 50 feet and a building with a single step back between the fourth and fifth floors. While the developer did modify the building layout and design from the original submittal, significant concerns remained.
The Olympia Municipal Code requires minimum setbacks between buildings greater than 35 feet and adjoining single family development. In addition, the Comprehensive Plan encourages "well-designed "infill" development and redevelopment in established areas which maintains or improves neighborhood character" and states, "Establish zoning and design standards that ensure compatibility of adjoining residential and commercial areas, in order to maintain or enhance the neighborhood's character, livability, and property values." Accordingly, this Ordinance is within the zone of discretion afforded to the City Council in implementing the City's Comprehensive Plan.
Staff recommends that the Olympia Municipal Code Title 18 Table 6.02 Building Height that provides for a 100 foot setback in the HDC Zones for buildings greater than 35 feet in height where the project adjoins the R4, R4-8, R6-12 be amended to also include any property developed for a single family home. Staff also recommends that Table 6.02 (Additional District-wide Development Standards) be amended to provide for an 8 foot building step back between the second and third stories and for each additional two stories thereafter.
There presently is no application for development approval pending on the site. The proposed amendments are intended to address on an interim basis any new applications that could be submitted for the property or other similarly situated properties within the HDC Zoning District while more permanent zoning and design regulations are considered.
The Council adopted Interim Ordinance 6820 on December 11, 2012. That Ordinance including findings of fact, a work plan and a one-year effective period. Since the Council already took these actions, none of these actions need be taken again. However, in light of the purpose of the public hearing, staff recommend that the Council affirm Ordinance 6820 after holding the public hearing. However, if information is presented to the Council during the public hearing that warrants changing Ordinance 6820, Council should consider that as well.
Neighborhood/Community Interests (if known):
The neighborhood has remained closely involved with this project from application through its denial in October by the Site Plan Review Committee. The surrounding neighbors spoke on numerous occassions at City Council meetings and voiced their concerns about the height of the building, the scale of the building, setbacks, traffic impacts and stormwater impacts.
Options:
Conduct public hearing as required by law and adopt findings.
Financial Impact:
None.