Title
Proposed Amendments to the Olympia Municipal Code 18.05 Related Master Planned Villages - Deliberations
Recommended Action
Move to approve amendments to Olympia Municipal Code 18.05 related to Master Planned Villages and forward to Council for consideration.
Report
Issue:
Review of potential amendments to the Olympia Municipal Code (OMC) title 18.05 specifically to “urban village” development standards. These amendments would result in increased multifamily housing allowances in urban villages; Removal of maximum density limits; Removal of required commercial square footage per residential unit in village; setting a new range of minimum and retaining the maximum commercial square footage limit; Increase in allowed number of stories for commercial structures facing the town square from three to four stories; and removing the requirement of a daycare.
Staff Contact:
Jackson Ewing, Associate Planner, Community Planning and Economic Development, 360.570.3776
Presenter(s):
Jackson Ewing, Associate Planner, Community Planning and Economic Development
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 use 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 the 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. Application for both the Zoning Code and Master Plan Amendment submitted but they follow different regulatory pathways. The Planning Commission has authority over the Zoning Code Amendments, but not the Master Plan. The scope of amendment to the Urban Village Zone requirements will directly shape the scope of change permitted within the Master Plan. Before proceeding with the Master Plan Amendments, a recommendation from Planning Commission regarding the scope of code amendment warranted is needed.
Staff have reviewed the applicant’s request and while initially there was disagreement regarding specific criteria, after the Planning Commission Briefing in January, the applicant and City have come into alignment and have collaboratively prepared the draft amendments (Attachment 1). Staff find that these amendments as revised, are supported by the Comprehensive Plan and will likely help achieve increased housing units.
In the 20+ years since the code’s adoption the economic landscape has changed significantly. The applicant’s proposed changes aim to readjust accordingly. City Staff agree with this approach generally but encourage caution in placing too much focus on current economic conditions as was done in 2003. Revisions to the draft represent a broader view that considers the next 20 years, as is outlined in the Comprehensive Plan.
Staff encourage the Planning Commission to carefully evaluate the proposed amendments against the Comprehensive Plan when developing their recommendation. Specific attention should be paid to the planned development and housing sections of the urban design chapters. Detailed staff analysis of the Comprehensive Plan is provided in attachment 3. Generally, the City Staffs found that the applicants proposed changes to OMC 18.05 are consistent, even with the following supporting policies:
Single Family Development: the Comprehensive Plan establishes specific percentages stating that at least 60% of the residences in the village must be single-family units, then later a contradictory percentage stating only 50% of housing can be single family. The applicant’s proposal would meet neither specific number. The Comprehensive Plan section on the Brigg’s Village also includes language stating a need to allow flexibility for developers to respond to market conditions. Interestingly, the original Master Plan did not meet these numerical standards either. Staff support the increase in residential units because of consistency with other sections of the Comprehensive Plan.
As noted above, the applicant has agreed that changes to the residential development standards are not needed to achieve the goals of the amendments, because any building constructed in the mixed-use core of an urban village would be required to be reviewed against the development standards in OMC 18.05.080 table 5.05, commercial standards. Additional clarity to the heading of the chart has been added to improve readability and clarity.
In summary the following code changes are proposed and supported by city staff through review of the Comprehensive Plan and analysis of OMC 18.05:
• Maintaining the requirement of a grocery store in urban villages.
• Changing daycare from a required use to permitted.
• Setting a minimum amount of commercial development required in urban villages at 52.500 square feet. Maintaining the maximum of 225,000 square feet that was previously established.
• Increasing the allowed percentage of multifamily housing in urban villages from 50% to 85%. Retaining a max of 75% of single family and setting a minimum single family of 15%.
• Increasing the allowed stories from three to four stories for buildings fronting the town square.
• Removing maximum housing density for urban villages. Allowing minimum lot sizes and development standards to guide future development.
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 cities 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 comment both in support and opposing the proposed amendments. Written comments are provided in attachment 1. Twenty-four people testified at the scheduled public hearing on February 24, 2025. Due to high interest from the community, the Planning Commission extended the public hearing through to March 3, 2025. Additional public comments were sent to the Planning Commission until the close of the public hearing on March 3, 2025.
Options:
1. Recommend changes to OMC 18.05 to city council as proposed.
2. Modify code changes and make a different recommendation.
3. Recommend denial of proposed code changes.
Financial Impact:
None, processing of these amendments is covered by the department’s annual budget and application fees made by the applicant.
Attachments:
Draft Amendments (includes City Commentary)
Public Comments Received Through 03March2025
OMC 18.05 Staff Analysis
Applicant’s Market Study for Briggs Village