Title
Cushing Street Rezone Proposal: Whether to Comment on Consistency with Comprehensive Plan
Recommended Action
Move to recommend to the Hearing Examiner that the proposed rezone is consistent with the Comprehensive Plan.
Report
Issue:
Whether to provide comment to the Hearing Examiner on the proposal’s consistency with the Comprehensive Plan.
Staff Contact:
Michelle Sadlier, Associate Planner & Historic Preservation Officer, Community Planning & Development, 360.753.8031
Presenter(s):
Michelle Sadlier, Associate Planner
Background and Analysis:
Alicia Elliott has submitted a request (File # 16-0045) to change the land use zoning of three parcels located on Cushing Street NW from Residential 6 to 12 (R-6-12) to High Density Corridor 3 (HDC-3). The proposal would expand the adjacent HDC-3 zoning to include three additional parcels.
The applicant’s stated intent of the proposed change in zoning is to allow the owner to change the use of the existing buildings to a restaurant and lodging house, neither of which are permitted in the R-6-12 zone. This proposed rezone is part of a larger project initiated by the applicant to create a walkable center for the neighborhood focused around the southwestern corner of Harrison Avenue and Division Street. The parcel immediately to the north of the proposed rezone area is the subject of a current land use application to create a café and food court (Park Side Café, #16-0056-PZ).
The three parcels proposed for rezoning include two developed properties and one undeveloped property:
• Parcel # 85003701700: 135 Cushing Street NW (triplex),
• Parcel # 85003701500: 123 Cushing Street NW (duplex), and
• Parcel # 85003701300: Undeveloped, just south of 123 Cushing Street NW (vacant).
Outside of the urban corridor of Harrison Ave NW, this block of Cushing Street NW is characterized by single family residences with some mature trees. Both buildings are historic and are designated on the Olympia Heritage Register as the John and Elise Adams House (ca. 1900 build date) and the McIntyre House (1892). As such any development to the exterior of these buildings comes under the heritage review process outlined in OMC 18.12 Historic Preservation. 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 a written comment period as part of the environmental review under the State Environmental Policy Act. Staff’s recommendation is reviewed by the Hearing Examiner. As per the State of Washington Local Project Review Act, the Hearing Examiner holds the only open-record public hearing on the site-specific rezone proposal.
The Hearing Examiner’s public hearing is currently scheduled for September 12, 2016. Following the hearing, the Hearing Examiner will make a recommendation to the City Council. The City Council will make the City’s final decision regarding the application.
Prior to submitting the proposal to the Hearing Examiner, staff must forward the rezone application to the Olympia Planning Commission for review of its consistency with the Comprehensive Plan as per OMC 18.59.060 (Attachment 3). While the Planning Commission will not hold a public hearing or accept public testimony, the body may choose to make a recommendation on the proposal’s consistency with the Comprehensive Plan to the Hearing Examiner. This recommendation would be part of the public record forwarded to the City Council.
The Proposal
This application proposes a change from R-6-12 to HDC-3 zoning for three parcels that are adjacent to the Urban Corridor zoned HDC-3 along Division Street and Harrison Avenue. The stated intent of the change to zoning is to allow 135 Cushing Street NW and 123 Cushing Street NW to be developed as a small restaurant and 5-unit lodging house respectively.
Consistency with the Comprehensive Plan
The Hearing Examiner will consider consistency with the Comprehensive Plan and other rezone criteria in evaluating the proposal and making a recommendation to the City Council (Attachment 3).
The Comprehensive Plan’s Land Use and Urban Design chapter introduction addresses the Future Land Use Map (Attachment 4), which “provides guidance for zoning and other regulations to ensure uses of land and development consistent with the Plan.” In the vicinity of this proposed rezone, the Future Land Use Map identifies the property along the main arterials as Urban Corridor. West of Division Street, the Urban Corridor designation covers a broader geographical area. East of Division Street the Urban Corridor is adjacent to Low Density Neighborhoods. Each of these designations corresponds with specific zoning categories which are deemed consistent with the land use designation of the Comprehensive Plan. Under OMC 18.59.055, HDC-3 corresponds with the Urban Corridor designation while R-6-12 falls under the category of Low Density Neighborhood (Attachment 3).
Significantly, the Land Use chapter introduction describes the Future Land Use Map’s illustrated land use designation boundaries as approximate: “In general, zoning and land uses should not deviate from the Future Land Use Map boundaries by more than about 200 feet.” All three parcels proposed for rezoning to HDC-3 fall within 200 feet of the estimated boundary of the Urban Corridor.
Furthermore, the land uses allowed under HDC-3 and the applicant’s proposed intensity of development should the rezone be approved is described in the Comprehensive Plan’s definition for Urban Corridors. Appendix A to the Land Use chapter defines Urban Corridors as follows:
This designation applies to certain areas in the vicinity of major arterial streets. Generally more intense commercial uses and larger structures should be located near the street edge with less intensive uses and smaller structures farther from the street to transition to adjacent designations. Particular 'nodes' or intersections may be more intensely developed. Opportunities to live, work, shop and recreate will be located within walking distance of these areas.
The visions, goals, and policies outlined in the Comprehensive Plan are also consistent with the intent of this proposed rezone. One of the eight visions for the future that guide the goals and policies of the Comprehensive Plan is, “a walkable, vibrant city.” This vision is reflected throughout the Plan. As described in the Urban Corridors part of the Land Use chapter,
Over time, thoughtful planning will change some of the sections of major streets into ‘urban corridors’ that will have a mix of high-density uses, and where people will enjoy walking, shopping, working, and living. Urban corridors like this are key to avoiding sprawl by providing an appealing housing alternative for people who want to live in an attractive, bustling urban environment close to transit, work and shopping….The land use designations along these streets vary, to promote a gradual increase in density and scale of use that supports and remains in context with the adjacent neighborhoods.
Some examples of goals and policies to achieve this vision include:
GL1 Land use patterns, densities and site designs are sustainable and support decreasing automobile reliance.
PL1.2 Focus development in locations that will enhance the community and have capacity and efficient supporting services, and where environmental impacts can be avoided or minimized.
PL1.6 Provide for a compatible mix of housing and commercial uses in commercial districts and village sites that enables people to walk to work and shopping, supports transit, and includes convenience businesses for residents.
GL11 Adequate commercial land conveniently serves local and regional trade areas.
PL11.3 Work with developers to identify commercial areas for infill and redevelopment, to remove unnecessary barriers to this type of development, and to provide the infrastructure needed for intensive commercial and mixed use development.
PL11.4 Locate and size commercial areas to decrease reliance on cars, improve community life, and maintain the tax base.
GL13 Attractive urban corridors of mixed uses are established near specified major streets.
PL13.5 Ensure appropriate transitional land uses from high intensity land uses along arterial streets of the urban corridors to the uses adjacent to the corridors; corridor redevelopment should enhance both the corridor and quality of life in adjacent residential neighborhoods.
PL13.7 Designate different categories of corridors generally as follows:
• Areas nearest downtown along Harrison Avenue east of Division Street and upper portions of the State Street/Fourth Avenue corridor to the intersection of Fourth Avenue and Pacific Avenue should blend travel modes with priority for pedestrian, bicycle and transit systems. These areas should provide for a mix of low-intensity professional offices, commercial uses and multifamily buildings forming a continuous and pedestrian-oriented street edge along arterial streets. There will be a 35 feet height limit if any portion of the building is within 100’ from a single-family residential zone.
The proposed rezone of these parcels to HDC-3, an Urban Corridor zoning category, will allow for reuses of the existing buildings that will improve the walkability and vibrancy of the surrounding neighborhood, thus achieving goals outlined in the Comprehensive Plan.
It is worth noting that the two historic buildings are suffering from some neglect which is eroding their special character. With this rezone proposal, the applicant stresses that the ability to find viable uses for the buildings will allow them to be rehabilitated. This will help Olympia address a number of relevant Comprehensive Plan goals and policies related to the protection of our heritage, including:
GL3 Historic resources are a key element in the overall design and establishment of a sense of place in Olympia.
PL 3.2 Preserve those elements of the community which are unique to Olympia or which exemplify its heritage.
PL 3.6 Plan for land uses that are compatible with and conducive to continued preservation of historic neighborhoods and properties.
GL5 Historic preservation is achieved in cooperation with all members of the community and is integrated into City decision-making processes.
PL5.5 Provide incentives and assistance for preserving, restoring, redeveloping and using historic buildings, districts, neighborhoods, streets, structures, objects and sites.
PL5.8 Promote economic vitality through historic preservation.
In summary, staff recommends that the proposed rezone of the three parcels is consistent with the Comprehensive Plan because they fall within 200’ of the approximate boundary of the Urban Corridor and the rezone would allow for reuse of the properties to help achieve the Plan’s goals of fostering a walkable, vibrant city.
Neighborhood/Community Interests (if known):
This proposal is anticipated to be of interest to the Northwest and Southwest Olympia neighborhoods. A neighborhood information meeting is scheduled for July 20, 2016.
Options:
1. Recommend to the Hearing Examiner that the proposed rezone is consistent with the Comprehensive Plan.
2. Recommend to the Hearing Examiner that the proposed rezone is not consistent with the Comprehensive Plan.
3. Do not provide a recommendation to the Hearing Examiner.
Financial Impact:
No direct impacts on City finances. Change in zoning and future redevelopment may affect property values.
Attachments:
Map
Zone Comparison
Rezone Code
Future Land Use Map