The Olympia City Council has approved the first reading of a comprehensive ordinance aimed at reshaping the Capital Mall Triangle into a vibrant urban neighborhood. The planned action ordinance outlines a path to transform the commercial zone into a mixed-use area that blends housing, employment opportunities, and services, while maintaining its role as a regional shopping hub. Senior Planner David Ginther presented the plan during the City Council meeting on May 20, highlighting the culmination of a three-year community-driven vision.
A key part of the ordinance includes changes to zoning regulations to support vertical growth. The High-Density Corridor 3 (HDC-3) zone will see a building height increase from 60 to 75 feet, while the HDC-4 zone will allow heights up to 105 feet. Additionally, a height bonus overlay tied to affordable housing initiatives could permit buildings up to 130 feet if developers meet specific criteria.
The ordinance also introduces more flexible parking requirements for future developments and implements a transportation trip cap to monitor environmental impact. The cap sets thresholds at 1,020 trips in the morning and 1,900 in the evening, after which further environmental reviews will be triggered.
Public Amenities and Traffic Concerns Raised
While the plan lays the groundwork for growth, City Council members voiced concerns about public space and traffic impacts. Councilmember Clark Gilman questioned the inclusion of parks and community facilities, stressing the Olympia Planning Commission’s prior recommendation for a large public park in the area.
Ginther clarified that the subarea plan does propose at least one significant public space, such as a plaza or outdoor gathering area, along with up to three smaller amenities. He acknowledged that specific locations are not yet defined, but flexibility has been built into the language to adapt to future needs. The city will revisit these elements during the parks plan update process.
Mayor Dontae Payne also sought clarification on the plan’s traffic mitigation strategy. Public Works Transportation Senior Planner Michelle Swanson explained that the trip cap mechanism was developed under the State Environmental Policy Act (SEPA) to manage traffic impacts, particularly around U.S. 101 and Interstate 5. Swanson emphasized that despite population growth, traffic volumes in the area have remained stable over the past 18 years, reinforcing the plan’s goal to encourage infill development in Olympia’s second-most-transit-rich corridor.
Updated Engineering Standards to Encourage Walkability
In conjunction with the ordinance, the City Council approved updates to the city’s Engineering Design and Development Standards (EDDS) specific to the Capital Mall Triangle. These changes are designed to make the area more accessible and pedestrian-friendly by reducing block sizes and encouraging mid-block connections.
Previously, block perimeters were set at around 2,000 feet. The new guidelines reduce that to between 1,200 and 1,600 feet, though extensions up to 2,000 feet may still be allowed if developers include accessible mid-block walkways for pedestrians, cyclists, and emergency vehicles. Similarly, individual block lengths will now range between 300 and 400 feet, with a maximum of 500 feet permitted under similar connectivity conditions.
Ginther noted that these changes aim to foster a more walkable, urban environment as the Capital Mall Triangle transitions into a dynamic, mixed-use neighborhood.
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