HomeMy WebLinkAboutIV-F Healthcare District Overlay
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T~ ~ Planning and Community Development Committee
FROM: Department of Planning, Building and Community
RE: Healthcare District Overlay
DATE: January 5, 2009 i
Back round
At the November 10, 2008 Planning and Community Development Committee meeting there
was discussion about specific parameters of the healthcare district overlay ~HDO} including the
boundary, historic homes, and parking requirements. Staff subsequently further developed
proposed zoning code text amendments and incentives for the HDC area and researched the
City of Seattle residential parking program. Included in the packet is an updated overlay area
map that includes additional businesses located within the proposed HD~ area and an existing
zanEng map with the HD~ shown for reference. 3 i i
Information In response to prior feedback from the Committee regarding incentives that could be placed in
~ code, the following are proposed amendments related to creation of the HD4. For clarification,
the HD4 is not a rezone of property and does not restrict permitted uses. Rather the overlay is
a tool that expands zoning allowances far healthcare uses and allows im lementation of flexible p
standards in a specific area of the city.
Far example, if a law office locates within the HD~ the zoning code views this as a "professional
office". if this office plans to convert an existing single-family home into the business then
existing city code hand any amendments related to change of use} would apply. As the office is
not a healthcare use it would not be permitted to take advantage of certain features of the overlay as described in the code amendments below.
Zonis code text amendments-new code rovisions
[Ch.18.04 Definitions]
18.04.4XX Historic area.
"Historic area" means an area containing buildings or places in which, historic events have
occurred ar which have special public value because of notable architectural or other features
relating to the cultural or artistic heritage of the community, which warrant conservation and preservation.
Ch. 18.23 Healthcare District overlay
Sections:
18.23.010 ~ Intent.
. . . . - - - - - - - - . . . .
18.23.020 Permitted uses.
18.23.030 Development standards for Healthcare District Overlay designation.
18.23.010 Intent.
The Healthcare District Overlay is intended primarily to accommodate healthcare businesses,
offices, clinics, and associated uses including some supportive retail and personal services.
This zone is intended for areas proximate to Auburn Regional Medical Center including portions that are in transition from residential to professional officelcommercial uses near the hospital
that are compatible with the healthcare community. The area bordered by 3r~ Street NE to the
south, 5t" Street NE to the north, the alley located approximately SO' west of A Street NE, and
the, alley located approximately 80' east~of B Street NE shall be designated a historic area.
Retention of existing single-family homes as sites convert to healthcare use is key to the
redevelopment of that neighborhood. E
,i 18.23.024 Permitted uses.
~ Hereafter all buildings, structures or parcels of land may be used for the following in addition to
uses listed in the underlying zoning district as described in this title: ~ A. Hospitals excluding animal;
B. Medical and dental clinics;
C. Nursing homes;
j D. Personal service shops;
E, Pharmacies;
F. Retail sales of products that support the healthcare community.
18.23.430 Development standards for Healthcare District Overlay designation.
~ A, The development standards and supplemental development standards of the underlying
zoning designations shall apply within the overlay unless otherwise described herein.
~ [To encourage preservation and retention of single-family f~omes within The historic area B. Within the h~stonc area replacement building on existing single-family home site
maximum lot coverage: 35°/°.
C. Within the historic area replacement building on existin sin le Tamil home site g 9 Y
~ :maximum building height:18'.
D. Within the historic area existing single family home front yard setback:15'.
~To encourage ioca~r'on of healthcare uses rather than other Types of professional offices- j
The following shall apply to uses listed under ACC 18.23.420 only:
E. Residential Office SRO}zoned property landscaping along street frontage: 5-foot width of
Type l l l .
F. Both adjacent on-street and off-site parking spaces may satisfy a maximum of 54°/° of required off-street parking spaces required per ACC 18.52.424. Off-site parking will
require businesses to coordinate shared parking agreements, in accordance with AGC
15.52.074.C.
G. The Planning Director may authorize parking for a use to be located at a walking
distance greater than 500 feet from the use, or whenever parking is to be located in a
residential zone including Residential Office} if the Director makes the same findings as
listed in ACC 18.52.414.E,
H. Whenever there is a change from a residential use to a nonresidential use in an existing
building a special exception may be issued by the Planning Director to exclude the floor
area within the building, that cannot be effectively utilized by the proposed use, from the
off street parking requirements. 1. The applicant is responsible for submitting a business parking plan. The plan
must demonstrate how the parking needs of their business will be satisfied and
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how they intend to accommodate required parking spaces per ACC Ch.18.52
and parking allowances provided for in 18.23.030. Applicants should consider
prioritizing custamerlpatient parking by use of off-site parkinglon-site rear yard
stalls for employees to free upon-site front yardlon-street spaces for
customerslpatients.
2. In considering applications for special exceptions, the Planning Director shall
consider the nature and condition of all adjacent uses and structures, and no
such special exception shall be authorized unless the Planning Director finds that the authorizing of such special exception will not be materially detrimental to the
ublic welfare or in'urious to ro ert in the zone orvicinit in whi h h r p ~ p p y y c t e p operty
is located, and that the authorization of such special exception will be consistent
with the spirit and purpose of this title. In authorizing a special exception, the
Planning Director may impose such requirements and conditions with respect to
location, installation, construction, maintenance and operation and extent of open
spaces in addition to those expressly set forth in this title as may be deemed
necessar for the ro c i ' ' ' y p to ton of other properties in the zone orvic~nity and the
public interest.
3. Special exception application criteria shall apply as set forth in ACC 18.70.030 E with the additional requirement of submittal of a business parking plan per ACC
~ 18.23.030.H.1.
4. Administrative appeals shall apply as set forth in ACC 1$.10.050.
Cit of Seattle Residential Parkin Pro ram Ei
E
The Committee requested that staff research the City of Seattle's residential parking program.
Seattle's Residential Parking Zone RPZ} Program was created to help ease parking congestion
in residential neighborhoods while balancing the needs of all people to be able to use public
streets. An RPZ is established on blocks that have adjacent residential use to discoura a Ion - J 9 g
term parking bynon-residents. An RPZ may be appropriate where the parking congestion is
caused by being near a business district with limited parking, andlar is caused by parking generated by visitors or employees of a hospital, school or factory.
An RPZ involves the posting of parking time limits or prohibitions from which vehicles displaying
a valid RPZ permit are exempt. Eligibility far a permi# is restricted to residents living on the
blocks where the RPZ is established. Residents on an RPZ block may purchase one permit for
each vehicle they own and one guest pass. Permit fees collected pay for the administrative cost
and the fee is not prorated by the time remaining in the RPZ permit cycle. Permits can only be
issued to residents who actually have signs installed on their block or live within an RPZ
boundary. Permits cannot be issued to non-residents, business owners or employees.
In order to establish an RPZ there must be a significant amount of parking bynon-residents.
The Seattle Municipal Code specifies the threshold that must be met in order to establish an RPZ, Generally, this is 75% of on-street spaces in use for at least eight hours with at least 25%
of those spaces used by non-local vehicles, in an area of at least five contiguous blocks.
Additionally, a "parking generator" needs to be identified either an event, institution, or
something other than the residents that is causing a high amount of non-local vehicles parking
in the residential area.
In 2008, the Seattle Department of Transportation ~SDOT~ began a comprehensive review of
the program, which was last done in 1994, Seattle has changed significantly since that time
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with the addition of 50,000 new residents and construction of major transit improvements
including Link Light Rail, the South Lake Union Streetcar, and Bridging the GaplTransit Now bus
improvements.
SDOT solicited input last fall on proposed program revisions and formal changes and legislation
will be released in early X009. Attached is a Fact Sheet prepared by SDUT that includes a
summar of ke draft than es to the RPZ ro ram. Also included is an excer fr m " Y y g p g pt o Parking.
Your Guide to Parking Management" prepared by the Gity of Seattle Strategic Planning Gffice which contains a comparison of on-street parking options for reference.
averla Pro'ections
The City s Economic Development Manager will attend the January 12, 2009 PCDC meeting to
~ discuss job potential in the healthcare district overlay.
Conclusions i
Staff will take feedback from the Committee regarding the proposed code amendments and
made adjustments as necessary. Planning staff will continue working with Public Works to
research parking program and related transportation topics for the overlay area in preparation for the neighborhood meeting to occur in the first quarter of this year. Staff will return to the
Committee for further discussion and review of .associated neighborhood meeting materials prior
i to scheduling the special meeting..
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Wt Analysis of Proposed Healthcare District Overlay
s January 12, 2009 ✓
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Healthcare Use
Healthcare District Overlay
Muti-Family (2+ Units)
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Proposed Healthcare District Overlay - Existing Zoning liisirriv
J-ry 12, 2009 ✓
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RO-H Residential Office District (Hospital) M1 Light Industrial District
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Seattle s RP1. Program ~s a critical parking management tool that helps ne~ghbarhoods ease residential parking congestion created by
nonWresidents. Established in 1979, the RPZ pragram now includes twenty seven zones in Seattle ~vith over 1?,000 permits Issued.
This program continues to grow as neighborhoods express interest in forming new Rl'Z zones.
SI)UT leas conducted a policy revieur and is proposing major changes to tl~e RPZ program for the first time since 199. E i
'I"here proposed changes are intended to achieve the fallowing goals: * Help create great urban neighborhoods
• Preserve residential parking
• Protect residential neighborhoods by discouraging long-tern parking b~7 non-residents
• Promote a sustainable transportation system that supports shifts frarn driving to walking, biking and transit
• :lake the RI'Z program easier to use, and more clearly and equitabl~r applied
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Presently, every househald nnay have one permit for every vehicle. This has resulted i.n more RPL permits than a~railable an-street
~ parking spaces in ma~.tT zonesr
• Rec mmend i n - Lino 4 a~ o , t the number of permits per household tc~ a maximum of four in the least
congested neighborhoods.
• Recommendation -Limit number of permits per household to t~vo ~ moderatel~r congested areas and to
one in severel~r congested areas.
Today ever~r househald is eligible For one guest pass. "phis does not provide a convenient way to host multiple guests and
allo~vs for the illegal sale of these passes to nan~residents.
• Reeommendat~on -Replace one guest pass, good year round with multiple passes, each good for one day.
• Reeommenda~ion - Sell guest passes in packages multiples of ten ~as coupons} with a total limit of 100 passes per year.
Permit fees have not increased in sevexal years and na longer cover the cost of administering the program. In some RPZ zones major
institutions pay all ar part of permit fees.
Recommen at~on -Increase permit fees to cover the administrative cast of the program.
Recommenda~~on - ~~pply major institutions' contribution to a wider range of traffic and parking mitigation
measures, rather than pa~Ying permit fees for individual residents.
'Iodayr there is not enough parking enforcement to adequatel~r enforce current RPZ zones.
• Recommendation _ Request additional budget for enforcement and dedicate enforcement staff to RI'Z zones.
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