The Olympia Planning Commission weighed in on a planned action ordinance that would pave the way for redevelopment of the Capital Mall Triangle area, which includes allowing taller buildings and more flexible parking requirements.
The 2014 Comprehensive Plan called for the Capital Mall Triangle area, bounded by Cooper Point Road, Black Lake Boulevards and Harrison Avenue, to "evolve into an urban neighborhood with a mix of jobs, housing, services" and remain an important economic driver.
The ordinance, which was presented at the commission's meeting on Monday, Dec. 2, would increase maximum building heights in parts of the Capital Mall Triangle subarea.
For the High-Density Corridor 3 (HDC-3) zone, which makes up a small portion of the subarea mostly around Harrison Avenue, the height limit would increase from 60 feet to 75 feet.
The height limit would increase from 75 feet to 105 feet for the High-Density Corridor 4 (HDC-4) zone, which encompasses most of the subarea.
According to David Ginther, a senior planner with Olympia's Community Planning and Development (CP&D), the ordinance would also introduce a height bonus of up to 130 feet for affordable housing projects that dedicate at least 30 percent of units to people earning 80 percent or less of the area's median income.
Planning Commission Chair Zeinab Nejati asked Ginther to explain the reasoning behind limiting the 130-foot height bonus only to affordable housing projects rather than allowing it across the board.
Ginther said that the city initially proposed a maximum height of 140-145 feet. After considering public input, the city reduced that height to the 130-foot bonus for affordable housing.
He noted that consultants advised them that above around 85 feet, construction costs start to increase significantly, and developers typically do not see a return on investment until they get up to around 11-12 floors.
The ordinance changes the development regulations and includes new environmental review requirements, establishing a "trip cap." The total number of vehicle trips generated by new developments within the subarea will be tracked.
According to Ginther's information, the trip cap is set at 1,025 for the AM peak period and 1,900 for the PM peak period.
Below the trip cap, a streamlined environmental review is conducted for projects. Above the trip cap, a full environmental review is conducted for projects.
Ginther added that the ordinance's trip cap provisions were a direct result of the environmental impact analysis conducted for the subarea plan. The city worked with consultants and the Washington State Department of Transportation (WSDOT) to establish a realistic trip cap level.
Ginther said the city settled on the trip cap numbers based on guidance from WSDOT, using the trip data from the interchange justification report for the US 101 access study. He described this as a more conservative approach.
The ordinance would also provide a range for commercial parking requirements, allowing developers to build anywhere from zero to 4.5 spaces per 1,000 square feet of commercial space, office and shopping center.
Commissioner Greg Quetin questioned why the updated parking ranges only applied to specific commercial uses, such as retail, offices, shopping centers and hotels.
Ginther explained that the city was trying to focus the parking updates on the main commercial uses that make up most of the Capital Mall Triangle subarea.
He said the city consulted with planning staff and economic consultants to identify the key commercial uses that would likely need the greatest adjustment in parking requirements in this specific area.
He added the city may consider broader commercial parking reforms citywide in the future.
Commissioner Daniel Garcia inquired if the city considered or discussed other specific infrastructure improvements, like bike lanes, to proactively connect the Capital Mall area to downtown, the Evergreen campus and other key destinations.
"It has been in conversation since 2014," Garcia said. "It has been long enough. There could have been a conversation to proactively plan, figuring out where to put the bike lanes."
Ginther responded that the city's Transportation staff are working on updating the transportation chapter of the comprehensive plan. This includes a map showing future street connection locations for bicycle routes.
He noted that the transportation connections map from the subarea plan is being incorporated into the comprehensive plan update, which will be adopted around mid-2025.
Ginther also added that the city continues working with the Intercity Transit to facilitate their services in the area.
The planning commission will hold a public hearing on the ordinance on Jan. 6, 2025, before forwarding a recommendation to the city council for review and final approval.
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GinnyAnn
So if I'm reading this correctly, there is a plan to build affordable housing in the west side mall area near the most heavily used retail stores in Olympia, but the city has not yet planned to include parking for those housing units or bike lanes for those who don't own cars? I applaud the plan to build affordable housing near a retail center. I hope that homes are built soon. I'm just curious to see how well the housing itself will be planned. The traffic near the mall is already dreadful at times, and an increase in traffic is inevitable as more people move into the area. I am just hoping that the planners actually think about helping the new residents navigate around their neighborhood before the homes are built.
Wednesday, December 4, 2024 Report this
Southsoundguy
These people are really bad at playing Sim City.
Wednesday, December 4, 2024 Report this
northbeachcomm
The Olympia Planning Commission weighed in on a planned action ordinance that would pave the way for redevelopment of the Capital Mall Triangle area on the Westside of Olympia. Many of us here in NW Olympia have been attending these meetings for the past 3 years. Many of us have made public comments. The City has ignored our public comments. This new plan for the Capital Mall area will include allowing taller buildings and more flexible parking requirements. These 'fexible parking requirements' mentioned, means...NO PARKING STALLS FOR MANY OF THESE PROPOSED HIGH RISE DEVELOPMENTS. THE PEOPLE WHO WILL LIVE IN THESE UNITS WILL HAVE NO PARKING IN THE BUILDING. THEY WILL HAVE TO PARK ON OUR TINY RESIDENTIAL STREETS, OR HAVE TO TAKE THE BUS. The city has no safe bike lanes, my 2 neighbors were badly injured by traffic when they rode their bikes here on the Westside. It is NOT SAFE.
The 2014 Comprehensive Plan called for the Capital Mall Triangle area, bounded by Cooper Point Road, Black Lake Boulevards and Harrison Avenue, to "evolve into an urban neighborhood with a mix of jobs, housing, services" and remain an important economic driver. This means that the City will ignore the traffic jams that we endure during rush hours here on the West side of Olympia. The City tells us to "take the bus", many of us cannot take our groceries on the bus, or do our chores and business in the city, using the bus that is limited service. People cannot get to their jobs with the current bus service, they cannot haul their children to day care on the bus, without help. It is a nightmare for the elderly.
The ordinance, which was presented at the commission's meeting on Monday, Dec. 2, would increase maximum building heights in parts of the Capital Mall Triangle subarea. This will effect the huge stormwater issue near Black Lake Blvd. This will effect our ability to get to hospitals and schools on time, in a schedule. This means that high rise buildings will be next to our small 2 bedroom cottages near Harrison AVE NW. These proposed high rise units are out of scale with our neighborhoods. Please do not destroy our neighborhoods. These high rise occupants will park on our tiny crowded streets. The awful NW Olympia traffic during rush hour, will be 3 X4 times worse than it already is! PLEASE MAKE PUBLIC COMMENT TO THE CITY TO David Ginther ! DGINTHER@CI.OLYMPIA.WA.US
Wednesday, December 4, 2024 Report this
BobJacobs
So, a large increase in population with no requirement for parks to serve them. Inconsistent with the provisions of our comp plans for many years.
Staff points to existing parks within "walking distance". But these parks require Triangle residents to cross wide, busy streets -- Black Lake Boulevard, Harrison Avenue, and Cooper Point Road. A young mom with two kids in tow crossing these streets for a visit to a park? Really? Why is some park space within the triangle being required?
Bob Jacobs
Friday, December 6, 2024 Report this